A. General requirements.

(1) Fences and walls shall function to:

(a) Create privacy.

(b) Separate areas.

(c) Provide security.

(d) Screen areas from view.

(e) Aid in climate control.

(f) Serve other necessary functions.

(2) The design and materials of fences and walls shall be functional, shall compliment the character of the size and type of building with which they are associated and shall be suited to the nature of the project.

(3) Walls may be constructed out of brick or stone or other maintenance-free material, subject to review and approval by the municipal agency. Concrete block, painted or unpainted, shall not be permitted.

(4) Fences may be wooden or of another material, subject to review and approval by the municipal agency.

(5) No fence or wall shall be constructed, installed or erected within a sight triangle or sight distance area so as to constitute a hazard to traffic or safety.

(6) No fence or wall shall contain spikes, barbed wire, razor ribbon or any similar object.

(7) The following fences and fencing construction materials are specifically prohibited in all districts in the Township of Jackson, except for agricultural purposes:

(a) Barbed wire fences.

(b) Canvas fences.

(c) Cloth fences.

(d) Electrically charged fences.

(e) Expandable fences.

(f) Collapsible fences.

(8) All fences and walls must be erected within the property lines, and no fence or wall shall be erected so as to encroach upon a public right-of-way.

(9) All supporting members of a fence shall be located on the inside of the fence, and if erected along or adjacent to a property line, the supporting members of the fence shall face the principal portion of the tract of land of the property upon which the fence is erected. The finished side of fences and walls shall face adjacent properties.

B. Solid fences and walls hereafter erected, altered or reconstructed in the front yard area of any zone in the Township of Jackson shall not exceed 30 inches in height.

C. Open fences located in the front yard area in any zone shall not exceed 48 inches in height. Fences exceeding 48 inches in height shall not extend forward of the front building line of any existing dwelling.

D. Fences and walls shall not exceed six feet in height above ground level when located in any side or rear yard, except as follows:

(1) In any business or industrial zone, fences or walls not exceeding eight feet in height may be erected in the rear or side yard areas and behind the front building line.

(2) On public park, recreation or school properties, open wire fences not exceeding eight feet may be erected, except that fences enclosing outdoor tennis courts, baseball backstops and other fences normally provided with recreation facilities may be open wire fences not exceeding 12 feet in height.

(3) Fences specifically required by other provisions of this chapter and other municipal and state regulations.

E. Security and animal enclosure fencing within the RC Zone shall be exempt from the requirements of this section.

The following minimum gross habitable floor area requirements shall apply to all detached single- family dwellings:

A. One-bedroom dwelling: 860 square feet.

B. Two-bedroom dwelling: 960 square feet.

C. Three-bedroom dwelling: 1,060 square feet.

D. Four-or-more-bedroom dwelling: 1,160 square feet.

Guardrails, pipe railing or other appropriate barricades, as required by the municipal agency, shall be designed and placed at drainage structures, streams, embankment limits, curves and other required locations. Guardrails shall be standard steel-beam type with galvanized steel posts in accordance with the Standard Construction Details. Alternate designs of guardrails and barricades may be used and shall be submitted for approval of the municipal agency as part of the final plat submission.

A. Landscaping.

(1) Landscaping plans submitted with subdivision or site plan applications shall include the following:

(a) A listing of proposed plantings, including the common and scientific name of each as well as the quantity of each.

(b) The location of the proposed plantings. For large projects in which certain plant groupings repeat, a typical detail may be shown rather than drawing the individual plantings throughout. Symbols and a legend are desirable.

(c) Size of material to be planted, including deciduous trees by caliper, shrubs, evergreens, small flowering and ornamental trees according to Standards of the American Association of Nurserymen.

(d) Details of the methods to be used in welling, staking and guying, mulching and wrapping.

(e) Ground covers to be used in design, which may be indicated as a mass planting, but spacing must be specified in the plant list.

(f) Screening and buffer plantings as required by this chapter.

(2) Plant selection.

(a) On slopes, the landscape plan should recommend plantings that prevent erosion. Along major roads, the plantings should provide a buffer from noise and lights; on north slopes, plantings should serve as a wind screen; and to the south, the landscaping should provide shade from the sun. The overall landscaping plan should break up long buildings and screen parking service, utility and loading/unloading areas. The plan should provide for a variety of different species to protect against disease attacking all the trees. A variety should be selected with consideration for various seasons and of different colors, textures, shapes, blossoms and foliage. The plan should be particularly sensitive to local soil conditions; lack of or overabundance of water, topography and climatological factors. The type of tree, shrub or ground cover selected for a particular site should be based on expert advice as to the most appropriate species for the particular weather, soil conditions and proposed function of the plant.

(b) Shade (street) trees. The following species shall be utilized as shade and/or street trees:

[1] In areas of significant available moisture:

Willow oak (Quercus phellos)

Red maple (Acer rubrum)

Green ash (Fraxinus pennsylvanica)

Sweet gum (Liquidambar styraciflua)

Sour gum (Nyssa sylvatica)

River birch (Betula nigra) (single-trunked specimen)

[2] In all other areas:

Hop hornbeam (Ostrya virginiana)

Red oak (Quercus rubra)

White oak (Quercus alba)

Chestnut oak (Quercus prinus)

Scarlet oak (Quercus coccinea)

Linden tree (Tilia cordata)

Tulip tree (Liriodendron tulipifera)

Sugar maple (Acer saccharum)

White ash (Fraximus americana)

Scholar tree (Sophora japonica)

Mountain ash (Sorbus aucuparia)

(3) Plant size. The following minimum sizes should be utilized for trees and shrubs unless otherwise approved by the municipal agency:

(a) Shade trees: two inches caliper or 10 to 12 feet tall, whichever is greater.

(b) Evergreens, ornamental and foundation trees: 1 1/2 to 1 3/4 inches B & B or five feet to six feet tall, whichever is greater.

(c) Shrubs: two to 2 1/2 feet in height or spread, except in the case of dwarf species or varieties which do not attain this size.

(4) Planting requirements:

(a) All plant materials should conform to the horticulture standards as set forth by the American Association of Nurserymen.

(b) Planting holes should be a minimum of 12 inches larger in diameter than the soil ball or root mass, excluding ground covers, and backfilled with a planting mixture incorporating a minimum of 25% of organic matter, by volume.

(c) At least one tree of each variety planted should be tagged with a durable label bearing the following information:

[1] Genus, species, variety and plant patent number, if a patented tree.

[2] Cultural requirements, including watering and fertilization.

(d) Trees should be staked in the following manner:

[1] Two stakes driven a minimum of two feet into undisturbed soil outside the planting hole.

[2] Stakes, when driven, should be 1/2 to 2/3 the height of the tree measured from ground level.

[3] Stakes should be two inches diameter minimum at the thick end.

[4] Stakes should be placed in line with prevailing winds.

[5] Stakes should be attached to the tree with twelve-gauge galvanized wire covered with rubber or plastic hose, or tree ties especially manufactured for this purpose. The loop in contact with the tree shall be loose enough to permit growth and prevent girdling for two years, but shall be tightly bound to the stake to prevent slipping.

(e) Wrapping. Each tree shall be wrapped with an expandable paper or cloth treated to last at least one year.

[1] This wrap shall extend from the ground level up the trunk to the first branches.

[2] This wrap should be attached or fastened at each end with a material that will permit tree growth.

(f) Saucer. A ring of packed soil shall be placed around the finished planting hold of each tree.

[1] This saucer shall be a minimum of four inches higher than the finished grade.

[2] Saucers placed on slopes shall be level at the top and perpendicular to the tree trunk.

(g) Plant material used should not be of a variety requiring substantial maintenance or material highly subject to pollution, salt damage along highways and current insect disease manifestations.

(h) Trees and shrubs should be planted only when the soil is friable and not muddy.

(i) Ground covers.

[1] All planting beds must be covered to a depth of three inches, and type of covering to be used noted on the landscape plan.

[2] All planted beds surrounded by grass should be edged by a physical edging flush with the soil to permit mowing.

[3] Ground cover areas and steep banks greater than 15% should be planted with an approved ground cover and an approved mulch.

(j) All seed mixtures and sod types must meet the approval of the Township Engineer.

(5) Protection of existing trees and shrubs.

(a) Trees designed to remain on the construction site should be protected with a physical barrier. Such physical barrier shall be clearly visible and consist of silt fencing or snow fencing or other suitable barrier. All such barriers shall be approved by the Planning Board or Township Engineer. The barrier shall be installed before any site clearing, grading, excavation or construction or installation of improvements is begun.

(b) The grade of land located within six feet of a tree shall not be raised or lowered more than six inches unless compensated by welling or retaining methods herein described.

(c) Tree wells shall be constructed around each tree or group of trees before any grades are increased. Wells shall be constructed of uncemented stone, block or any other suitable material. This well should be a minimum of three feet in diameter for a tree of four inches or less caliper, with the wall located 18 inches from the trunk, with the construction starting on existing grade so as not to disturb roots with foundation construction. For trees of more than four inches caliper, there should be added one foot to the diameter of the well for each inch of caliper over four inches, as measured 12 inches above natural ground level.

(d) Retaining walls should be constructed around each tree or group of trees immediately after the grade is lowered. This retaining wall shall be constructed of railroad ties or any other suitable material, subject to approval by the Township Engineer.

(e) Any cleaning within six feet of tree trunk should be done by hand. No equipment is to be run over this area, and no building materials are to be attached against the tree or within the area of the barrier.

(f) No tree should support any scaffolding, signs, temporary utility or any other device. Topsoil is to be stockpiled in an area at least eight feet from any tree designated to remain.

(6) Topsoil preservation. No topsoil shall be removed from the site or used as spoil, except excess topsoil remaining after all improvements have been installed in accordance with an approved site plan or subdivision map after topsoil has been redistributed. All topsoil moved during the course of construction shall be redistributed on all regraded surfaces so as to provide an even cover and shall be stabilized by seeding or planting. All regraded areas and all lawn areas shall be covered by a four-inch minimum thickness of topsoil. If sufficient topsoil is not available on the site, topsoil meeting the requirements of the standard specifications shall be provided to result in a four-inch minimum thickness.

(7) Removal of debris. All tree stumps and other tree parts or other debris shall be removed from the site and disposed of in accordance with law. No tree stumps, portions of a tree trunk or limbs shall be buried anywhere in the development. All dead or dying trees, standing or fallen, shall be removed from the site. If trees and limbs are reduced to chips, they may, subject to the approval of the Township Engineer, be used as mulch in landscaped areas.

(8) Selective thinning. Throughout the development, except in areas specifically designated to remain in their natural state, in landscaped or buffer areas, on building lots and in open space areas for public or quasi-public use, the developer shall selectively thin or remove all dead or dying vegetation, either standing or fallen, and shall remove, including grubbing out stumps, all undesirable trees and other growth.

B. Buffer areas.

(1) All proposed uses, other than single-family and two-family dwellings shall provide buffer areas along all side and rear property lines which abut areas zoned for residential use and along front property lines on local, minor collector and major collector streets which abut areas zoned for residential use. Except as may otherwise be provided in this chapter, the width of the buffer area shall be not less than 10 feet or more than 50 feet, in accordance with the minimum provided for in the following schedule or as determined to be appropriate by the municipal agency.

(a) Building size less than 15,000 square feet: 10 feet.

(b) Building size 15,000 to 50,000 square feet: 25 feet.

(c) Building size greater than 50,000 square feet: 35 feet.

(2) If a proposed residential subdivision abuts a major collector or minor or major arterial or an area zoned for or occupied by nonresidential uses, the municipal agency shall consider the need for buffer areas and may require that:

(a) A buffer strip not exceeding 50 feet in width be provided and maintained in its natural state and/or suitably planted with screening and landscaping;

(b) The adjacent lots front on an interior street and have sufficient depth to provide suitable screening and landscaping planted at the rear; or

(c) Other suitable means of separation be provided.

(3) Buffer areas shall be maintained and kept free of all debris, rubbish, weeds and tall grass.

(4) No structure, storage of materials or parking of vehicles shall be permitted within the buffer area, except that, where permitted by the municipal agency, the buffer area may be broken for vehicular or pedestrian access and appropriate directional and safety signs provided.

(5) Prohibited activities within buffer areas:

(a) Removal, excavation, grading or disturbance of the soil.

(b) Dumping or filling with any materials.

(c) Erection of structures.

(d) Placement of pavements or any impervious cover.

(e) Destruction of plant life which would alter the existing pattern of vegetation or cause substantial change of the buffer, including but not limited to clear cutting, burning or application of herbicides.

(6) Conditional activities. The following activities may be conducted in buffer areas, provided that the activities are performed in a manner that minimizes adverse effects to the buffer area:

(a) Normal property maintenance, which means activities required to maintain lawfully existing artificial and natural features, and landscaping.

(b) Mowing of existing lawn or field.

(c) Pruning of trees and shrubs.

(d) Selective cutting of trees with the approval of the Township Forester.

(e) Replacement of existing nonnative plants with either native or nonnative species.

(f) Limited supplemental planting of nonnative species that will not significantly change the character of the existing vegetational community of the buffer area. The creation of lawn is not considered supplemental planting.

(g) Planting of native species.

(h) Maintenance of artificial features, including the repair, rehabilitation, replacement, maintenance or reconstruction of any previously authorized serviceable structure.

(i) Temporary placement of scaffolds, ladders or construction supports for a period not to exceed six months.

(j) Removal of human-made debris by nonmechanical means which does not destroy woody vegetation.

C. Screening. Within required buffer areas, there shall be provided screening in accordance with the following regulations:

(1) Location.

(a) The location of screening within buffer areas wider than 20 feet shall be arranged in order to provide maximum protection to adjacent properties and to avoid damage to or interference within desirable existing plant material and shall be subject to approval by the municipal agency. Possible arrangements include but are not limited to those shown in Exhibits 109-3, 109-4 and 109-5.

(b) Those portions of the buffer area not included within the screening strip shall either contain existing vegetation approved by the municipal agency and/or be planted with trees and shrubs in accordance with a landscaping plan approved by the municipal agency.

(2) Except as otherwise provided elsewhere in this chapter, the screening area shall be a minimum of 20 feet in width and shall be planted with evergreen trees approved by the municipal agency. Trees shall be planted in two staggered rows eight feet apart and shall be between five feet and six feet in height and shall conform to the current American Standard for Nursery Stock sponsored by the American Association of Nurserymen, Inc. Within each row, the trees shall be planted on six-foot centers. (See Exhibit 109-6 at the end of this chapter.)

(3) Where significant trees or significant native vegetation exists within a screening area, they should be retained and supplemented with shade-tolerant evergreen plantings to provide the equivalent of the required screening as determined by the municipal agency.

(4) Where all proposed buildings, parking areas and other improvements are located 100 feet or more from a property line abutting a residential zone or use, the municipal agency may permit a screening area 10 feet in width planted with a single row of evergreen trees in a location approved by the municipal agency, planted at five-foot intervals with a minimum height of five feet to six feet to be substituted for the screening area required in Exhibit 109-6. (See Exhibit 109-7 at the end of this chapter.)

(5) The required height for a screening area shall be measured in relationship to the elevation of the land at the nearest required rear, side or front yard setback line of the abutting residential zone or use. Where the average ground elevation of the location at which the screening strip is to be planted is less than the average ground elevation at the nearest required rear, side or front setback line on the abutting residential zone or use, the municipal agency may require that the height of trees planted in the required screening strip be increased by an amount equal to the difference in elevation. Where the average ground elevation of the location which the screening strip is to be planted is greater than the average ground elevation at the nearest required rear, side or front setback line on the abutting residential zone or use, the municipal agency may permit the height of trees planted in the required screening strips to be decreased by an amount equal to 1/2 the difference in elevation, except that in no case shall the required height be reduced to less than four feet.

(6) All trees in a screening area shall be watered weekly through the first growing season. The developer shall construct an earth saucer around each tree to hold water and fill with suitable mulch. Trees shall be nursery-grown, balled and bagged, sheared and shaped, of the required height and planted according to standards of the American Association of Nurserymen, Inc.

(7) At the following locations within required screening areas, evergreen shrubs with a maximum mature height of 30 inches or less, approved by the municipal agency as to type, location and spacing, shall be provided in lieu of the evergreen trees specified above:

(a) Within sight triangle easements.

(b) Within 25 feet of intersections where sight triangle easements are not provided.

(c) Within 25 feet of access drives.

(8) Waiver. The municipal agency, after recommendation by its professional staff and Environmental Commission, and after examination and review, may waive, fully or partially, provisions of this section in heavily wooded areas, in areas unsuitable for plantings or because of other exceptional conditions and/or may require supplementary plantings.

D. Shade trees. In each subdivision of land, the developer shall plant trees in accordance with the following:

(1) Within shade tree easements, or between the sidewalk and property line where easements are not provided, shade trees shall be planted at a minimum distance of 40 feet apart and a maximum of 50 feet apart.

(2) Shade trees shall be planted a minimum of five feet from sidewalks and driveways and a minimum of 25 feet from street intersections or streetlights.

(3) In addition to required street trees where existing trees to be saved are insufficient, the developer shall plant supplemental shade trees such that each lot shall have shade trees at a minimum rate of six shade trees per acre of lot area. The Planning Board may require, at its discretion, additional shade tree plantings based upon site conditions.