A. Required.
Lighting shall be located along streets, access drives, parking areas, sidewalks, pedestrian paths, at intersections, and where various types of circulation systems merge, intersect or split. Pathways, sidewalks, and trails shall be lit. Stairways, walkways and sloping or rising paths require illumination, as do building entrances and exits.
B. Style.
The style of light fixture and appurtenance shall be consistent with the style and type of the architecture of the buildings.
C. Height.
Mounting height shall not exceed the height of the building or twenty-five (25) feet, whichever is less.
D. Standards.
Distribution of lighting shall be even throughout the site. All lighting shall be designed to provide a minimum of 0.50 footcandles (per BOCA Section 423.0) and an average of 0.75 footcandles throughout all parking areas, paths, trails and access driveways. All lighting shall be provided by stanchion mounted fixtures or bollards and serviced underground. Building mounted fixtures are prohibited.
E. Manufacturer's Specifications.
The manufacturer and manufacturer's number of all proposed fixtures must be shown on the plans.
F. Detail Required.
A.detail of the proposed light fixture and pole shall be incorporated on the plan.
G. Isofootcandles Plotted.
The .25, .50 and .75 isofootcandle curves shall be plotted on the lighting plan.
A. Required.
Truck loading and unloading areas shall be provided in sufficient amount to permit the transfer of goods and products in other than a public street or public parking area and shall be adequately screened from the view of adjoining properties or streets.
B. Exclusive of Off-Street Parking.
Loading spaces shall be provided as an addition to off-street parking spaces and shall not be considered as off-street parking spaces.
C. Size.
Loading spaces shall be at least 15 feet wide and 60 feet in length.
Monuments shall be of the size and shape required by N.J.R.S. 46:23-9.11 and shall be placed in accordance with the statute. In addition, all additional property corners shall be set with iron pins.
Deed Restrictions.
Any lands dedicated for open space purposes shall contain appropriate covenants and deed restrictions approved by the Board attorney that ensure that:
1. The open space area will not be further subdivided in the future.
2. The use of the open space will continue in perpetuity for the purpose specified.
3. Appropriate provisions are made for the maintenance of the open space.
4. Common open space shall not be turned into a commercial enterprise admitting the general public at a fee.
[Amended 6-10-92 by Ord. No. 92-20; 8-25-97 by Ord. No. 9725]
For residential development these standards are superseded by Residential Site Improvement Standards (N.J.A.C., Title 5, Chapter 21).
A. Angle of Stalls.
The angle of stalls shall be in accordance with the requirements specified below. The preferred angle of stall is ninety degrees.
B. Size of Stalls.
Each off-street parking space shall be nine and five-tenths feet wide by nineteen (9.5 x 19) feet in length.
C. Aisle Width.
The width of all aisles providing direct access to individual parking stalls shall be in accordance with the requirements specified below.
D. Driveway Width.
The driveway to a parking lot access aisle shall be a minimum width of eighteen (1 8) feet for a one way aisle, and twenty-four (24) feet for a two way aisle.
E. Curbing.
The perimeter of all parking areas and internal islands shall have continuous concrete curbing with a six inch face or an alternative approved by the Township Engineer. Concrete wheel stops are prohibited. The curb returns for all parking areas shall have a minimum of five (5) foot radius.
F. Striping.
All parking spaces shall be marked with four-inch white lines painted in a hairpin design. The hairpin shall have a minimum width of twelve (12) inches from the centerline of each stripe, and the parking space shall have a minimum width of nine and five-tenths feet between the center line of adjoining hairpins.
G. Back-up Areas.
Back Lip areas with a minimum depth of five feet shall be provided in all parking lots where there are dead-end aisles.
H. Overhang.
Where sidewalks occur in parking areas, an additional two feet of sidewalk shall be provided in order to accommodate parked vehicles overhanging or extending over the sidewalk.
I. Barrier Free Parking Spaces.
[Amended 6-10-92 by Ord. No. 92-20]
1. Size.
[Amended 6-10-92 by Ord. No. 92-20]
Such spaces shall be in accordance with the Americans with Disabilities Act. (See standard detail on file in the Department of Planning and Engineering.)
2. Access. (Amended 6-10-92 by Ord. No. 92-20]
Access shall be provided in accordance with the Americans with Disabilities Act. Curb ramps shall be provided between the parking area and adjoining sidewalks.
3. Markings.
Each space shall be identified with a clearly visible sign displaying the international symbol of access and the following wording: These spaces reserved for physically handicapped drivers." In addition penalty plates are required.
J. Pavement Specifications.
[Added 6-10-92 by Ord. No. 92-20]
Pavement for parking lots shall have a minimum of four (4) inches bituminous stabilized base and two (2) inches bituminous surface course of material in conformance with N.J.D.O.T. Standard Specification for Road and Bridge Constructions in effect at the time of construction placed upon a subbase approved by the Township Engineer.
For industrial sites and areas subject to truck traffic the pavement shall have a minimum of five (5) inches bituminous stabilized base and two (2) inches bituminous surface course of material in conformance with N.J.D.O.T. Standard Specification for Road and Bridge Constructions in effect at the time of construction placed upon a subbase approved by the Township Engineer.
[Amended 8-25-97 by Ord. No. 97-25]
For residential development these standards are superseded by Residential Site Improvement Standards (N.J.A.C., Title 5, Chapter 21).
A. Required.
All public services shall be connected to approved public utility systems where they exist.
B. Underground Installation.
The developer shall arrange with the servicing utility for the underground installation of the utility's distribution supply lines and service connections. The connections shall be in accordance with the provisions of the applicable standard terms and conditions incorporated as a part of its tariff as the same are then on file with the State of New Jersey Board of Public Utility Commissioners.
C. Written Instrument Required, existing overhead lines.
The developer shall submit to the approving authority, prior to the granting of approval, a written instrument from each serving utility which shall evidence full compliance with the provisions of this section; provided, however, lots which abut existing streets where overhead electric or telephone distribution supply lines and service connections have heretofore been installed may be supplied with electric and telephone service from those overhead lines, but the service connections from the utilities' overhead lines shall be installed underground. In the case of existing overhead utilities, should a road widening or an extension of service or other such condition occur as a result of the development, any replacement, relocation or extension of existing overhead lines shall be underground.
D. Screening.
Where natural foliage is not sufficient to provide year-round screening of any utility apparatus appearing above the surface of the ground, other than utility poles, the applicant shall provide sufficient fencing and/or live screening to conceal such apparatus year-round.
E. Exemption.
Any installation under this section to be performed by a servicing utility shall be exempt from the requirement of performance guaranties, but shall be subject to inspection and certification.
Retaining walls installed in slope control areas shall be constructed of reinforced concrete or other reinforced masonry or of other construction acceptable to the Township Engineer and adequately designed and detailed on the plans to carry all earth pressure, including any expected surcharges. Timber retaining structures will not be permitted within the right-of-way of public roads. All proposed retaining walls over four (4) feet in height shall require calculations to support the design of such walls prepared and certified by a Professional Engineer. All such calculations shall be submitted to the Township Engineer.
A. Required.
When the effective operation of a building or structure, or equipment within a building or structure, necessitates placing machinery, motors, generators or similar devices for cooling, heating or generating purposes, outside of or on top of any structure, they shall be screened from public view. Screening shall be at least as high as the object being screened. Screening may consist of the following:
1. Densely planted evergreen shrubs, or approved equal.
2. A solid and uniform fence on all sides of said equipment with suitable landscaping to accent the structure.
3. A masonry wall on four (4) sides of said equipment with suitable landscaping to accent the structure.
4. Extensions of parapet walls or mansard roof lines or structural or ornamental screens or baffles, or
5. Any similar type of solid or uniform screening, which will prevent exposure of such equipment to public view.
B. Maintenance Opening.
The above requirements shall not be construed to prevent an opening in any required screening for maintenance purposes. However, any such opening shall be made as inconspicuous as is possible so as not to present any unsightly display of said equipment to public view.
[Amended 8-25-97 by Ord. No. 97-25]
For residential development these standards are superseded by Residential Site Improvement Standards (N.J.A.C., Title 5, Chapter 21).
A. Sanitary sewers shall not be required in that portion of the municipality known as the Septic System Management Area.
B. In all areas of the municipality other than the Septic System Management Area, sanitary sewers shall be installed and shall be connected to an existing municipal sewage system. Al! sewers shall be designed to handle ali present and probable future development in the area, and the plans and specifications shall be approved by the East Brunswick Sewerage Authority prior to the issuance of any building permits. No sewage disposal system, other than the municipal system referred to herein, shall be permitted.
[Amended 5-10-93 by Ord. No. 93-22]
A. Required.
Shade trees shall be planted and maintained by the developer. The number, type and location of shade trees shall be determined by the township. A listing of acceptable shade/street trees is on file with the Department of Planning and Engineering. Prior to any planting a test pit shall be dug to determine the perc rate and soil conditions.
[Amended 5-10-93 by Ord. No. 93-22]
B. Location.
Street trees shall be installed on both sides of all streets in accordance with the approved landscape plan. Trees shall either be massed at critical points or spaced evenly along the street, or both as approved by the approving authority. No tree shall be planted within 72" of the curb or sidewalk and unless authorized shall not be planted in the Township R.O.W.
C. Spacing.
When trees are planted at predetermined intervals along streets, spacing shall depend on tree size as follows:
When the spacing interval exceeds 40 feet, small ornamental trees can be spaced between the larger trees. If a street canopy effect is desired, trees may be planted closer together, following the recommendations of the Township Landscape Architect. The trees shall be planted so as not to interfere with utilities, roadways, sidewalks, sight easements, or street lights.
D. Planting Specifications.
All trees shall be placed in a proper manner and in a good grade of backfill, according to accepted horticultural standards.
All shade trees shall be watered weekly through the first growing season. The developer shall construct a six (6) inch deep earth saucer around each tree to hold water and fill with a suitable mulch. Trees shall be nursery grown, insect and disease free, balled and biodegradable burlap, pruned and shaped, of the required height and planted according to acceptable horticultural standards. Shade trees shall be of substantially uniform size and shape and shall have straight trunks. Ornamental trees need not have straight trunks only at the direction of the Township Landscape Architect. All trees shall be planted according to nursery standards.
A.hole in which a tree is to be planted shall be in each case, a minimum of one-third (1/3) larger in width and in depth than the existing root ball of the particular tree to be planted. The hole for a tree to be planted shall contain proper amounts of topsoil and peat moss. When determined by the Department of Planning and Engineering that a soil test indicates special needs the planting requirements will be modified as a condition of board approval.
E. Planting Procedure.
[Amended 5-10-93 by Ord. No. 93-22]
The following tree planting procedure shall be followed:
1. Excavations shall not be less than thirty (30) inches deep and thirty (30) inches in diameter. A suitable area shall be provided by loosening the soil to a depth of 12" below the excavation. Planting soil shall be typically composed of a thorough mixture of one part peat, one part humus, one part of parent soil, all mixed thoroughly (unless soil tests indicate special requirements to be determined by Planning and Engineering staff).
2. Each tree shall be given a minimum of twenty (20) gallons of water at the time of planting.
3. Trees shall be staked with three (3) stakes driven a minimum of two (2) feet into undisturbed soil outside the planting hole. Stakes when driven shall be one-half to two-thirds ( to 2/3) the height of the tree measured from ground level. Stakes shall be two (2) inches in diameter, minimum, at the narrowest end. Stakes shall be placed in line with prevailing winds. Stakes shall be attached to the tree with twelve-gauge galvanized wire covered with rubber or plastic hose where wire is likely to come in contact with the tree trunk. An alternate may be any of the commercially available materials designed for staking trees upon approval of the Township. The loop in contact with the tree shall be loose enough to permit growth and prevent grinding and girdling for two (2) years but shall be tightly bound to the stake to prevent slipping.
[Amended 5-10-93 by Ord. No. 93-22]
4. Upon completion, removal of all planting debris is required. The area must be left in a neat and orderly condition in accordance with good and acceptable planting practices.
5. Notice shall be given to the Township Landscape Architect or designee three days prior to the start of planting so the stock may be inspected for variety, condition, size and quality.
