A. General. In all developments, the following building design standards shall apply:
(1) All buildings shall be located with proper consideration of their orientation and relationship to other buildings, both existing and proposed, in terms of light, air and usable open space, access to public right-of-way and off-street parking; height and bulk; drainage and existing topography; trees and vegetation; and other natural features and land forms.
(2) Groups of related buildings shall be designed to present a harmonious appearance in terms of architectural style and exterior materials.
(3) Buildings shall be designed to be attractive from all vantage points, including without limitation fences, storage areas and rear entrances.
(4) Accessory buildings should be architecturally treated in the same manner as principal buildings.
(5) All exterior storage areas and service yards, loading docks and ramps, electrical and mechanical equipment and enclosures, storage tanks and the like shall be screened from the public view, within and from the outside of the development, by a fence, wall or mature landscape materials, compatible with the exterior design of building within the development.
(6) Colors, materials and finishes shall be coordinated in all exterior elevations of buildings to achieve continuity of expression. All roof and wall projections such as gutter, flues, louvers, utility boxes, vents, grills, downspouts, exposed flashing, overhead doors shall be painted or installed with an anodized or acrylic finish, in a color to match adjacent surfaces.
(7) All openings in the wall of a building such as windows and doors should relate to each other on each elevation, vertically and horizontally, in a clearly defined order; and should take into account orientation to the sun for sun-shading and consideration of the efficiencies of heat loss and gain through such openings.
(8) Buildings and parking areas should be designed to relate to existing grade conditions. Exposed basement walls are not acceptable as an architectural treatment. All exposed basement walls must be treated to relate properly to the design of the building.
(9) Appurtenances such as, but not limited to, tanks, condenser units and other equipment shall be fully screened from view.
(10) Building design and site arrangements shall allow for public pedestrian access and sidewalks within the area, unless sidewalks and pedestrian circulation are provided for within the adjoining right-of-way of the public street. Where the required front yard setback for the zone is greater, the zone regulations shall take precedence.
B. Residential development design. The Township encourages innovative and efficient design of planned developments. In such a design, the Township recommends that natural features, such as lakes, rocks, outcrops, streams, topsoil, trees, shrubs and understory, shall be preserved and incorporated into the landscaping and site design of the PD to the maximum extent feasible. In PDs, the following building design standards shall apply:
(1) Attention in site design and layout shall be given to enhancement of views, vistas, panoramas and local points.
(2) Architectural design and building construction shall be consistent, complementary and harmonious. Approval of designs and exterior changes and additions may be recommended by an Architectural Review Committee to the approving board. The Architectural Review Committee shall pay particular attention to facade treatments, materials, color scheme, neighborhood or "village" character, fencing and landscaping, accessory structures, signage and street furnishings.
(3) Site planning in the PD shall provide protection of the development from potentially adverse surrounding environmental constraints, and protection of surrounding areas from potentially adverse environmental constraints within the development.
C. Open space and recreation design standards. All proposed playground areas in a development shall conform to the following minimum standards:
(1) Playground equipment shall be set back a minimum of six feet from the edge of the designated playground area; provided, however, that said setback shall be 10 feet with respect to slides, swings and other equipment utilizing moving parts.
(2) The playground equipment shall be constructed on a surface of no less than six inches in depth and composed of a suitable material approved by the approving board; provided, however, that, in the case of playground equipment which incorporates decks or other components having a height of six feet or more, such depth shall be increased to a minimum of 10 inches. For purposes of this section, "suitable material" shall include wood fiber, fine sand, manufactured resilient rubber padding, or fine wood chips. Such material shall not include pea gravel, grass, fill dirt, topsoil, course sand, or large course wood chips.
(3) Except as otherwise set forth above, all recreation facilities shall conform to the standards set forth in Chapter 17, or such successor chapter, of Architectural Graphic Standards (Latest Edition), published by the American Institute of Architects.
D. Nonresidential development design. For commercial and industrial developments, the following building design standards shall apply:
(1) Exterior materials shall include appropriate texture and trim to prevent large undifferentiated facades of the same material.
(2) All roof planes or caps meeting the exterior facade shall have overhangs or appropriate cornice and trim details.
(3) All major entrances to buildings shall be properly identified with architectural elements such as recessed entranceways, projected overhangs, and porticos.
(4) Flat roof canopies on metal pipe columns shall not be used on commercial buildings.
(5) Window and door openings shall include appropriate trim and either recesses or overhangs to promote a harmonious variety of light and shade on the facade of the building.
(6) Buildings and structures used for functional purposes, such as warehouses, indoor sports facilities and manufacturing facilities, shall include appropriate landscaping adjacent to facades in the public view.
E. Fences.
(1) The following materials are prohibited for use as fencing materials on any lot:
(a) Barbed wire.
(b) Sharp pointed materials of any type to form the top of the fence.
(c) Canvas.
(d) Cloth.
(e) Electrically charged fences.
(f) Temporary fences, such as but not limited to snow fences, expandable fences and collapsible fences upon a lot with a dwelling or structure on it; provided temporary fences shall be permitted to protect any hazardous condition or excavation.
(2) Notwithstanding the foregoing, barbed wire and electrically charged fences shall be permitted in conjunction with farm uses. Where such barbed wire or electrically charged fences are located within 100 feet of any residential property, permanent signs identifying the type of fence shall be posted every 100 feet.
(3) All fences shall be constructed with the face or finished side facing adjacent properties.
(4) Living fences shall be maintained in a neatly trimmed condition and shall not extend into adjacent properties. Living fences along roads and at road intersections must also be maintained in accordance with Chapter 435, Article II, Obstructions Along Roads and at Intersections, of the Code of the Township of Old Bridge.
(5) Fences shall be constructed in a manner so as not to restrict the flow of natural drainage nor cause surface water to be blocked or dammed to create ponding.
(6) Fences around swimming pools shall meet the requirements as established in the Swimming Pool Safety Devices Section of the New Jersey State Uniform Construction Code (N.J.S.A. 52:27D-119 et seq.).
(7) Fences proposed at any new construction project shall be included as part of the site plan proposal presented for consideration before the approving board.
A. Purpose. The purpose of these provisions is to provide proper guidelines and specifications for landscaping of all development. "Landscaping" shall be defined as the means of improving the aesthetic value of a project or project sites through the use of grass, ground covers, plantings, shrubs and trees in a coherent manner consistent with good design practices. It is specifically intended to accomplish the following purposes:
(1) To improve the aesthetics of a building site by the blending together of various unrelated elements into a harmonious whole;
(2) To reduce air and sound pollution; regulate solar radiation and wind control; to provide flood control;
(3) To influence the type and speed of pedestrian and vehicular traffic flow;
(4) To reduce visual discomfort by screening out glare and reflection;
(5) To stabilize soils by preventing soil erosion and otherwise restore a building site to a balanced environment wherever a project causes excessive removal of existing vegetation.
B. Site protection.
(1) Topsoil.
(a) Topsoil moved during the course of construction shall be redistributed on the site on all regraded surfaces. At least four inches of even cover shall be added to all disturbed areas of the development and shall be stabilized by seeding or planting.
(b) All slopes and minor drainage swales over 10%, and all major drainage swales shall be sodded or stabilized by other means acceptable to the approving board upon recommendation of the Township Engineer. Before construction of the development has begun, selected samples of the existing topsoil at various locations of the site shall be taken as directed by the Municipal Engineer and shall be sent to Rutgers University for analysis and classification. During the course of construction as lots are finished as to grading, seeding, etc., selected samples shall again be taken as directed by the Municipal Engineer and sent to Rutgers University for analysis, classification and comparison with the original sample of the general area to determine whether topsoil has been properly preserved and redistributed.
(2) Slopes.
(a) Landscaping of the area of all cuts and fills and/or terraces shall be sufficient to prevent erosion, and all roadway slopes steeper than one foot vertically to three feet horizontally shall be planted with ground covers appropriate for the purpose and soil conditions, water availability, and environment.
(b) Changes of grade levels may be achieved by any combination of the following methods, and the minimum standards shall be in accordance with the construction specifications:
[1] Raised flower beds constructed with timber, railroad ties, brick, brick veneer, pre-cast stone, rock, stone or similar materials.
[a] Pre-cast planters, as well as planters constructed on-site, shall have properly designed drainage or weeping holes and shall incorporate proper footings where required.
[2] Terracing. Terracing shall be designed to prevent soil erosion.
[a] Turf - by grade levels of soil with turf providing grade differential;
[b] Raised terrace of flagstone, brick, pre-cast stone, pre-cast concrete, cobblestone or installed concrete slab;
[c] Wood decking over footing; and
[d] Below-grade terracing with low retaining walls.
[3] Retaining walls, with properly installed weeping and drainage holes, on proper footings, with approved anchorage and supports. Materials may be of, but not limited to, timber, railroad ties, brick, cinder block, brick veneer, rock, stone, pre-cast concrete with veneered surfaces or any similar materials approved by the Municipal Engineer.
[4] Other techniques.
[a] Rock gardens, reflecting pools, artificially cycled fountains, waterfalls, formal and/or informal sunken gardens.
[b] Landscaped swales and depressed walkways of tan bark, wood chips, pine needles, pebbles or sand.
[c] Incorporation of berms, mounding of soil on-site, either natural or man-made, may be used to achieve changes of grade, provided it is properly landscaped with turf or ground cover.
[d] Ravine slopes, drainage and swale slopes, steep stream banks properly landscaped with permanent ground cover, or drywall rock or similar material or rock gardening so as to prevent soil erosion and promote plant growth. These may be terraced or slope graded.
(3) Stream corridors.
(a) The objective of landscaping of stream valleys and other water features is to protect adjacent, upstream and downstream, private and public lands from direct and substantial increased flood damage from:
[1] Increased flood heights and velocities due to obstructions in waterways;
[2] Increased siltation caused by erosion;
[3] Increased runoff; or
[4] Incompatible land uses adjacent to brooks or springs, streams, creeks or estuaries of both tidal and fresh water.
(b) Specific requirements.
[1] Subject to contradictory regulations promulgated by the DEP, all streams, estuaries, creeks, brooks, tributaries and floodplains (hereinafter referred to as "streams") shall comply with the following regulations:
[a] All streams shall be properly de-snagged of all extraneous debris, dead and decaying vegetation.
[b] All banks shall be protected from erosion caused by runoff and flooding or wind damage. Protection against erosion may be achieved by, but not limited to, the use of permanent ground cover, vegetation, drywall construction or any approved combination of the same. The encouragement of plants, ferns and shading vegetation is desired.
[c] A conservation area of a minimum of 50 feet in depth from the center line of said stream shall be clear of all extraneous debris, and dead and decaying vegetation. This area may incorporate appropriate approved selective thinning, the result of which will encourage the healthy woodland growth of existing trees and shrubs which enhances the degree of recharge. No removal of trees, shrubs, etc., on the list of New Jersey Protected Trees will be permitted. Landscaping of this buffer zone is permitted in keeping with a natural setting. The type and amount of vegetation cover shall encourage the stabilization of the soil and prevent erosion and increased runoff.
(c) Structures adjacent to watercourses.
[1] No structure shall be built within 50 feet from the top of the bank of any watercourse, as determined by the Municipal Engineer.
(4) Woodlands and trees.
(a) Protection of existing plantings.
[1] A maximum effort shall be made to save specimens of plantings which are unique due to their relative size or rarity. Trees with a diameter of 14 inches or greater measured at a height of three feet from the ground level shall be inventoried and marked and described on the building plan. The following species of trees shall be identified and marked on the building plan if they exceed three inches or greater in diameter measured three feet from ground level: all specimen trees listed in the Manual of Woody Landscape Plants, Michael A. Dirr, Stipes Publishing Company, Current Edition. Applicant shall identify a tree protection area in the building plan which shall include all areas on the lot except the proposed building footprint, and 10 feet extending in all directions from the proposed building footprint, and the driveway plus three feet from the edge of the driveway. All specified tree and shrubs meeting the above criteria within the tree protection area shall not be removed unless specifically approved by the approving board or as otherwise provided herein. An applicant for subdivision approval shall identify a tentative building footprint for each lot, and if the building footprint is moved by more than 10 feet within the building envelope after final approval is granted, an amended tree protection area for the lot shall be reviewed and approved by the Director of the Department of Community Development or his designee. [Amended 7-24-2000 by Ord. No. 29-00]
[2] No material or temporary soil deposits shall be placed within four feet of shrubs or 10 feet of trees designated to be retained on the subdivision plat or site plan.
[3] Protective barriers or tree wells shall be installed around each tree, plant and/or group of trees or plants that are to remain on the site during and after construction. The barrier shall be installed before any tree removal permit or construction permit is issued. Barriers shall not be supported by the plants they are protecting, but shall be self-supporting. They shall be a minimum of four feet high and constructed of a durable material that will last until construction is completed. Snow fences and silt fences are examples of acceptable barriers.
[4] 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.
[a] Tree wells are to be constructed around each tree or group of trees before any grades are increased. Wells are to be constructed of uncemented stone, block or any other suitable material. This well should be a minimum of three feet in diameter for four inches or less caliper tree 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 caliper over four inches as measured 12 inches above natural ground level.
[b] Retaining walls are to be constructed around each tree or group of trees immediately after the grade is lowered. This retaining wall is to be constructed of railroad ties, or any other suitable material subject to the approval of the Municipal Engineer.
[5] Any cleaning within six feet of tree trunks must be done by hand. No equipment is to be placed over this area and no building materials are to be attached against the tree or within the area of the aforesaid barrier.
[6] No tree is to 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.
(b) Removal of debris.
[1] All stumps and other tree parts, litter, brush, weeds, excess or scrap building materials, or other debris shall be removed from the site and disposed of in accordance with the law. No tree stumps, portions of tree trunks 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 approval of the Municipal Engineer, be used as mulch in landscaped areas.
(c) Existing vegetation.
[1] In all residential developments, the developer shall be required to preserve as much of the existing vegetation as possible. The preservation of existing healthy trees along roadways may reduce the requirements for the planting of additional street trees, otherwise set forth herein.
C. Planting.
(1) General.
(a) In residential developments, besides the screening and street trees required, additional plantings or landscaping elements shall be required throughout the subdivision or site plan where necessary for climate control, privacy, or for aesthetic reasons, in accordance with a planting plan approved by the approving board.
(b) In nonresidential developments, all areas of the site not occupied by a building and required improvements shall be landscaped by the planting of grass or other ground cover, shrubs, and trees, or the preservation of existing ground cover, shrubs, and trees, in accordance with a planting plan approved by the approving board.
(c) At a minimum, the equivalent of at least two shrubs and one shade or ornamental tree of two-and-one-half-inch caliper or greater shall be provided for each 1,500 square feet of area of a residential development not covered by buildings or improvements and for each 1,000 square feet of nonresidential development. Existing healthy specimen trees may be included in satisfying these requirements. These plantings shall be in addition to any other landscaping requirements, including landscaping of off-street parking areas and buffer areas.
(d) The periphery of all buildings and the yard areas, not covered by parking and not subject to other special landscaping requirements contained herein, shall be suitably landscaped. Such landscaping shall employ low-maintenance, hardy shrubs, hedges, ground covers and trees as well as gravel, mulches, decorative concrete and brick.
(e) On slopes, the landscape plan shall recommend plantings that prevent erosion.
(f) Along major roads, the plantings should buffer the adjoining uses from noise and lights.
(g) On north slopes, the plantings should be sufficient to serve as a wind screen; and to the south, the landscaping should be sufficient to provide shade from the hot summer sun.
(h) The overall landscaping plan should "break up" long buildings and screen off parking, service and utility areas. The plan should provide for a variety of different species to protect against disease attacking all of the plantings. A variety should be selected with consideration for various seasons and of different colors, textures, shapes, blossoms and foliage.
(i) The landscape plan should be particularly sensitive to local soil conditions, lack of or overabundance of water, topography and climatological factors.
(2) Parking areas.
(a) All parking lots of 20 or more spaces for both residential and nonresidential developments shall conform to the landscaping design standards set forth herein.
(b) All parking lot landscaping shall be of such quality as to improve and enhance the site and its surrounding areas. Appropriate places for landscaping include the raised walkways or sidewalk areas, at the end of bays, and in specific planting islands established throughout the lots. In narrow islands, low-spreading and low-maintenance plants, such as English ivy, creeping juniper, myrtle or pachysandra, shall be utilized. Where more space is available, yews, juniper or forsythia shall be utilized.
(c) The primary landscaping materials used in parking lots shall be trees which provide shade or are capable or providing shade at maturity. Shrubbery, hedges and other planting material may be used to complement the tree landscaping, but shall not be the sole contribution to the landscaping. Effective use of earth berms and existing topography is also encouraged as a component of the landscape plan.
(d) The landscaping and planting areas shall be reasonably dispersed throughout the parking lots. Trees should be a mixture of flowering, decorative, evergreen and deciduous. Trees in parking areas should be clumped at critical corners or areas to break up the mass of cars apparent to the eye. They should also be located with care so as not to obstruct the vision of the driver.
(e) The interior dimensions of any planting area or planting median shall be sufficient to protect the landscaping materials planted therein and to insure proper growth.
(f) In those instances where plant material exists on a parking lot site prior to its development, such landscape material may be used in the discretion of the approving board.
(g) Peripheral landscaping shall be required along any side of a parking lot that abuts adjoining property that is not a right-of-way.
(h) A landscaping strip at least five feet in width shall be located between the parking area and the abutting property lines.
[1] One tree for every 50 linear feet of lot line shall be planted in the landscaping strip.
[2] In addition to the required trees, a wall, hedge or other durable landscape barrier shall be planted or installed. The height of any such hedge shall be no less than three feet and no more than seven feet. The height of any wall or other durable landscape barrier shall be no less than five feet and no more than seven feet.
[3] One shrub or vine for each 10 feet of nonliving durable barrier shall be planted between the parking lot and the barrier, and the barrier and the abutting property line.
(i) Street landscaping shall be required along any side of a parking lot that abuts the right-of-way of any street, road or highway.
(j) A landscaping strip at least 10 feet in depth shall be located between the abutting right-of-way and the parking lot.
[1] One tree shall be planted for each 40 linear feet of the landscaping strip.
[2] A hedge, wall or other durable landscape barrier of at least 21/2 feet in height shall extend the entire length of the landscaping strip. The first 25 feet on both sides of any accessory driveway pavement is excluded from this requirement.
[3] One shrub or vine for each 10 feet of nonliving durable barrier shall be planted between the barrier and the street and between the barrier and the parking lot.
(k) Except as otherwise set forth in this chapter, not less than 20% of the gross parking area of any parking lot shall be landscaped. Such required landscaping shall be in addition to the landscaping required by Subsection C(2)(g), (h), (i) and (j) above.
[1] Shade trees shall be planted 70 feet on center as part of the landscape requirement in all parking lots.
(3) Plant selection.
(a) All plants shall be nursery grown and of a species suitable for US Department of Agriculture Hardiness Zone 6. Dead and dying materials shall be replaced by the developer during the two growing seasons following planting and the estimated costs of such replacement shall be included in the estimate prepared for any maintenance guarantees which the developer is required to post under this chapter.
(b) Plant selection shall also conform to a list of plant materials recommended for planting in the Township on file in the Department of Community Development.
(c) Plant material used should not be of the exotic variety requiring substantial maintenance or material highly subject to pollution, salt damage along highways and current insect disease manifestations.
(4) Specifications.
(a) The following sizes of trees and shrubs are the permitted minimums:
[2] Screening plants: four to five feet tall.
(b) All plant materials must conform to the horticulture standards as set forth by the American Association of Nurserymen.
(c) Planting holes must be a minimum of 12 inches larger in diameter and six inches deeper than the soil ball or root mass, excluding ground covers, and backfilled with a planting mixture incorporating a minimum of 25% organic matter by volume.
(d) Each tree planted in residential areas must 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.
(e) Trees shall be staked in the following manner:
[1] Two stakes shall be driven a minimum of two feet into undisturbed soil outside the planting hole.
[2] Stakes when driven must be 1/2 to 2/3 the height of the tree measured from ground level.
[3] Stakes shall be two inches' diameter minimum at the thick end.
[4] Stakes shall be placed in line with prevailing winds.
[5] 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 material to be used may be any of the commercially available materials designed for staking trees; provided it is approved by the Municipal Engineer.
[6] 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.
(f) Wrapping. Each tree shall be wrapped with an expandable paper or cloth treated to last at least one year.
[1] The wrap shall extend from the ground level up the trunk to the first branches.
[2] In order to prevent sun scald, the wrap shall be attached or fastened at each end with a material that will permit tree growth without girdling.
(g) Saucer. A ring of packed soil shall be placed around the finished planting hold of each tree.
[1] The saucer shall be a minimum of six inches higher than the finished grade.
[2] Saucers placed on slopes shall be level at the top and perpendicular to the tree trunk.
(h) Trees and shrubs must be planted only when the soil is frost free and friable.
(i) All planting beds must be covered, and the type of covering to be used must be noted on the landscape plan.
[1] Where mulches are used, a layer of black, four-mil polyethlyne or its equivalent must be used to reduce weed growth. Minimum required depth of placement is four inches.
[2] An approved chemical pre-emergence, nonselective herbicide may be used in lieu of the polyethlyne. The chemical to be used must be specified on the landscape plan and used according to directions.
[3] Ground covers are required in place of grass in small restricted areas such as tree and shrub planters.
(j) All planted beds surrounded by grass must be edged by a physical edging, in accordance with Township standard specifications, flush with the soil to permit mowing.
(k) Sod is to be used in place of seeding for more rapid establishment and effect, except for areas exceeding one acre. In any area exceeding one acre, at least one acre must be sodded.
(l) Ground cover areas and steep banks greater than 15% must be planted with an approved ground cover and an approved mulch.
(m) If wood chips are to be used as a mulch, they must follow Township standard specifications.
(n) All seed mixtures and sod types must meet the approval of the Municipal Engineer.
