A. Adequate lighting shall be provided if off-street parking spaces are to be used at night. The lighting shall be arranged and installed to minimize glare on property in a residential district.
(1) Lighting should be located along streets, in parking areas, at intersections and where various types of circulation systems merge, intersect, or split. Pathways, sidewalks and trails should be lit using low or mushroom-type standards. Stairways and sloping or rising paths require illumination, as do building entrances and exits. Lighting should also be provided where buildings are set back or offset.
B. All direct glare is prohibited. The maximum amount of light permitted is that produced by lights on standards not to exceed the maximum height allowed in the zone and shielded to restrict the maximum apex angle of the cone of illumination to 135.
C. Standards upon which lights are placed should be spaced at a distance approximately equal to four times the height. The maximum height should be in scale with the surroundings and should not exceed the maximum building height permitted.
D. Spotlights, if used, should not be located on buildings and faced outward. Spotlights should be put on standards pointing toward the structures.
E. The standards and style of light should be consistent with the type and style of the architecture of the buildings. The mounting height should be between 12 and 15 feet high and arranged to give a fairly uniform lighting pattern of at least 1.0 footcandle throughout the lot.
F. Intersecting, converging and diverging roadway areas at grade require higher illumination than that recommended. The illumination in these areas should be at least equal to the sum of the illumination values provided on the roadways which form the intersection.
G. The lowest footcandle value at any point on the pavement should not be less than 1/3 the average value. The only exception to the requirement applies to residential roadways, where the lowest footcandle value at any point may be as low as 1/6 the average value.
H. The maximum intensity of illumination permitted on roadways and walkways is as set forth in Appendix K which is hereby incorporated herein.
I. If the approving board includes as a condition of approval the installation of streetlighting on a dedicated public street connected to a public utility, then upon notification in writing by the developer to the board and Township Council that the streetlighting on a dedicated public street has been installed and accepted for service by the public utility and that certificates of occupancy have been issued for at least 50% of the dwelling units and 50% of the floor area of the nonresidential uses on the dedicated public street or portion thereof, the Township shall, within 30 days following receipt of the notification, make appropriate arrangements with the public utility for, and assume the payment of, the costs of the streetlighting on the dedicated public street on a continuing basis. Compliance by the Township with the provisions of this section shall not be deemed to constitute acceptance of the street by the municipality.
J. Streetlighting. [Added 3-25-1996 by Ord. No. 6-96]
(1) Streetlighting standards of a type and number approved by the approving authority shall be installed at street intersections and elsewhere if deemed necessary by the approving authority.
(2) The developer shall arrange for the provision of streetlights, at his expense, under the requirements for "contribution fixtures" as established by the Board by Public Utilities Commissioners Tariff No. 6 Electric Part No. 3, effective 4-25-1983. The developer shall also provide for the installation of underground service for streetlighting at his cost.
A. Each major application for residential development shall include provisions for the collection, disposition, and recycling of recyclable materials.
(1) Each single-family unit or unit within a two-family dwelling should provide at least 12 square feet of floor area conveniently arranged and located as a holding area for a four-week accumulation of materials. Such an area may be within a laundry room, basement or garage.
(2) Each multifamily dwelling unit or accessory dwelling unit must provide at least three square feet of area conveniently arranged and located to hold a one-week accumulation of recyclable materials. Each multifamily complex must also provide bins in a convenient location or locations in a common area as dropoffs for storing recyclables until collection occurs. The holding area shall provide for truck access and loading and shall be suitably screened from view and set back from property lines.
B. Each application for a nonresidential use which utilizes 1,000 square feet or more of land shall include provisions for the collection, disposition and recycling of recyclable materials. Each application shall quantify the amount of recyclable material it will generate as part of its weekly operation, including newspapers, white high-grade paper, glass, aluminum, cardboard, tin and bimetal cans. The application shall provide a storage area sized to contain a one-week accumulation of recyclable material. The storage area shall be designed for truck access for pickup of materials and be suitably screened from view if located outside a building.
A. Off-street parking.
(1) Dimensional standards.
(a) Each off-street parking space shall consist of a rectangular area with dimensions in accordance with the following standards:
(b) Notwithstanding the aforesaid dimensional standards, parking spaces, ramps, etc., shall be provided for the physically handicapped, in accordance with the New Jersey Barrier-Free Design regulations (N.J.A.C. 5:23-7.1 et seq.) and this chapter.
(c) Back-up areas with a minimum depth of 10 feet shall be provided in all parking lots where there are dead-end aisles.
(d) Planting beds shall have a minimum width of five feet.
(e) Wherever planted material is likely to interfere with vehicular parking, island width shall be increased by two feet and that area covered with mulch.
(f) Single island parking length shall be a minimum of 19 feet, double island parking length shall be a minimum of 38 feet to protect the vehicles parked in each parking row.
(g) Curb return radii adjacent to traffic flow shall be a minimum of five feet.
(2) Layout.
(a) Off-street parking spaces, together with appropriate access thereto, shall be provided on the same lot as the building it is intended to serve. Parking facilities may be located in any yard space except where specifically prohibited but shall not be closer than five feet from any side yard or rear yard property line.
(b) Off-street parking spaces shall be separated from walkways, sidewalks, streets, or alleys by a wall, fence or curbing or other approved protective device, or by distance so that vehicles cannot protrude over publicly owned areas.
(c) Each parking space shall consist of a suitably graded, drained and unobstructed rectangular area in the plane of which no straight line shall have a grade in excess of 6% or less than 1%.
(d) Parking areas shall be surfaced with bituminous pavement or concrete pavement, the design of which shall be approved by the Municipal Engineer and clearly marked by painted lines or curb or other means to indicate individual parking spaces. These provisions shall not apply to the construction of single-family detached dwellings as defined herein.
(e) All planting islands shall be enclosed by poured concrete curbing, Belgian block or railroad ties meeting Township engineering standards.
(f) Islands shall be located at both ends of each parking row. Intermediate islands shall be installed within each parking row whenever there are more than 20 parking spaces in the row and subsequently shall be constructed whenever more than 10 parking spaces are intervening in the parking row. Islands constructed to channelize traffic flow within the parking lot shall also be landscaped.
B. Loading.
(1) Dimensional standards.
(a) Loading spaces shall have a minimum 15 feet of vertical clearance and shall be designed in accordance with the following schedule:
(2) Layout.
(a) Loading and unloading spaces shall be provided directly from a street that will not interfere with public convenience and that will permit orderly and safe movement of truck vehicles.
A. Stormwater management.
(1) General requirements. All subdivisions, site plans, and planned developments shall incorporate appropriate stormwater facilities that will maintain the rate of stormwater runoff that leaves the site in its predevelopment condition. All measures used to control stormwater runoff shall comply with the drainage provisions of this chapter as well as the Storm Drainage Guidelines of the Township of Old Bridge and the section which regulates soil erosion and sediment control in the construction specifications. Before preliminary approval of any subdivision, site plan or planned development, the applicant shall have submitted a drainage plan and hydrological calculations. All proposed drainage systems must be approved by the Township Engineer.
(2) Submission of drainage design and calculations. All projects shall be evaluated by the approving board based upon detailed drainage plans and calculations which shall include, but not necessarily be limited to, the following:
(a) Identification and analysis of the runoff generated by the project site prior to development.
(b) Analysis and calculations of the runoff generated by the project site after the development is completed. (Runoff generated from adjoining properties flowing onto the project site shall be included in the computations).
(c) Analysis of the possible impact on upstream and downstream drainage facilities and adjoining properties.
(d) A detailed topographic map with two-foot contours, at a scale equal to the development plans or, in any case, a minimum scale of one inch equals 100 feet, showing the proposed project and the layout of the proposed drainage system. Each drainage area (including "off-site" areas) flowing to an inlet, ditch, or other point of collection or discharge shall be outlined on the map indicating the acreage of the drainage area, the predevelopment and post-development runoff and capacities of existing and proposed pipes.
(e) Surface flow or water from high points to swales, curbs, ditches, streams, inlets and other points of collection shall be shown by small arrows.
(f) At the determination of the approving board, in consultation with the Township Engineer, additional information may be required to properly evaluate the adequacy of the drainage plan.
(3) Nature of stormwater facilities.
(a) The applicant may be required by the approving board to carry away by pipe or open ditch any spring or surface water that may exist either previously to, or as a result of, the development. Such drainage facilities shall be located in the road right-of-way where feasible, or in perpetual unobstructed easements of appropriate width, and shall be constructed in accordance with the construction standards and specifications.
(b) A culvert or other drainage facility shall in each case be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the site. The applicant's engineer shall determine and identify to the approving board the necessary size of the facility, based on the provisions of the construction specifications assuming conditions of maximum potential watershed development permitted by present zoning.
(c) The applicant's engineer shall also determine and identify to the approving board the effect of each development on existing downstream drainage facilities outside the area of the site. Local government drainage studies together with such other studies as may be required or requested of the applicant, and as shall be appropriate, shall serve as a guide to needed improvements.
(d) The approving board, shall when it deems it necessary for health, safety, or welfare of the present and future population of the area and necessary to the conservation of the drainage and sanitary facilities, prohibit the development of any portion of the property which lies within the floodplain of any stream or drainage course and the provision thereof of any clearing and grading.
(4) Sump pumps and underdrains to be connected to stormwater sewer system. [Added 5-13-1996 by Ord. No. 20-96]
(a) All sump pumps or other forced pump systems which are installed below the grade of any structure for the purpose of removing water which has infiltrated such structure shall be directly connected into the stormwater sewer system.
(b) All drainage collection systems which are installed below the surface of lands in any development (commonly referred to as "underdrains") shall be directly connected into the stormwater sewer system.
(c) It shall be unlawful to disconnect any sump pump or underdrain which is connected to the storm sewer system. It shall be unlawful to connect any sump pump or "underdrain" to any sanitary sewer line or main. Any person violating this subsection shall be subject to the penalty set forth in § 250-100, Violations and penalties, of this chapter. Any person who continues to violate this subsection after receiving notice to terminate such violation shall be guilty of continuing violations. Each day such violation continues after notice to cease shall constitute a separate violation.
(d) The requirements of this subsection shall be a mandatory condition of all developmental approvals granted by the Planning Board or Township Board of Adjustment. The said requirements shall also be applicable and enforceable with respect to any previously approved development or portion thereof which has not yet been constructed.
(e) The Township Engineer may, upon his or her own initiative or upon request, waive the requirements of this subsection. Such waiver shall be based upon good engineering practice and a determination of hydrologic or soil conditions prove that such a waiver is in the public interest.
(5) Stormwater management facility maintenance requirements. The following shall apply to allocate responsibility for detention basins: [Added 8-11-1997 by Ord. No. 31-97]
(a) Detention basin required for a commercial or industrial development. Whenever a detention basin is required for a commercial or industrial development, the basin shall be a part of an individual lot owned and maintained by the property owner. No responsibility, maintenance or otherwise shall be transferred to the Township.
(b) Detention basin required for a rental multifamily (e.g., apartments) development. Whenever a detention basin is required for a development approval for a rented multifamily building (e.g., apartments), the detention basin shall be a part of the development, and provisions for long-term maintenance of the basin shall be established. No responsibilities, maintenance or otherwise shall be transferred to the Township.
(c) Detention basin required for the development of a for sale, multifamily (e.g., condos, townhouses, etc.) development. Whenever a detention basin is required for a developmental approval for a multifamily building which will be sold to individual owners, the detention basin shall be part of a common open space owned by a homeowners' association. No maintenance responsibility or otherwise shall be transferred to the Township.
(d) Single-family detached dwellings requiring a small stormwater management facility. Whenever a detention basin is required in connection with developmental approvals for single-family detached dwellings, the long-term maintenance of the detention basin shall be the responsibility of the developer. At the developer's sole option, the Township shall accept responsibility for maintenance if the following conditions are met:
[1] Maintenance of small stormwater management facilities to remain lot owners' responsibility.
[a] A "small stormwater management facility" is hereby defined as water quality basins, improved channels and swales which are entirely situated and contained on a single building lot. Stormwater management facilities which are primarily intended to manage stormwater generated by a single residential dwelling shall be situated and contained on such lot. Such facilities shall be designed in accordance with ordinances of the Township of Old Bridge, the developmental approvals and accepted engineering standards of design and practice. No such facility shall be constructed with a slope of greater than one to five, nor shall any such facility exceed a depth of one foot.
[b] A small stormwater management facility as defined above shall not be maintained by the Township of Old Bridge. Maintenance of small stormwater management facilities, as defined above, shall be the responsibility of the owner of the single residential lot upon which the facilities were constructed. The aforesaid obligation of maintenance shall be required by the approving board to be memorialized and recorded as a deed restriction on the lot involved. No such facility shall be modified or eliminated following issuance of the initial certificate of occupancy unless the Township of Old Bridge permits such modification or elimination by adoption of an ordinance.
[2] Medium size stormwater management facilities.
[a] "Medium size stormwater management facilities" are defined as those facilities situate and contained on a separate lot and meet the following additional criteria:
[i] The lot is five acres or less in area;
[iii] The lot is not also utilized for open space or recreation.
[b] Such facilities shall be designed in accordance with the latest edition of Storm Drainage Guidelines of the Township of Old Bridge. Any basin shall be set back on the lot a minimum of 25 feet as measured from the lot line to the right-of-way line to the one-hundred-year flood line elevation. All stormwater management facilities shall have either direct access from or an access easement to a public road. Such facilities shall have a durable load-bearing access driveway which shall be sufficient in design, in the sole judgment of the Township Engineer, to accommodate maintenance vehicles commonly utilized for maintenance of swales, channels, drainage pipes and drainage basins.
[c] The Township of Old Bridge shall, upon request by the developer during the approval process of the residential developmental application, accept the responsibility of maintenance of any medium size stormwater management facilities so long as:
[i] The approving board accepts such maintenance responsibility on behalf of the Township of Old Bridge; and
[ii] The funding (by escrow) of initial maintenance cost is posted with the Department of Finance of the Township of Old Bridge as hereinafter set forth and required.
[3] Large project stormwater management facilities.
[a] "Large project stormwater management facilities" are defined as those facilities situate and contained on one or more separate lots which meet the following additional criteria:
[i] At least one lot containing stormwater management facilities at the project is larger than five acres;
[ii] One or more lots is a multi-purpose stormwater control - recreational facility over five acres in size.
[b] Such facilities shall be designed in accordance with the latest edition of Storm Drainage Guidelines of the Township of Old Bridge. Any basin shall be set back on the lot a minimum of 25 feet as measured from the lot line to the right-of-way line to the one-hundred-year flood line elevation. All stormwater management facilities shall have either direct access from or an access easement to a public road. Such facilities shall have a durable load-bearing access driveway which shall be sufficient in design, in the sole judgment of the Township Engineer, to accommodate maintenance vehicles commonly utilized for maintenance of swales, channels, drainage pipes and drainage basins.
[c] The Township of Old Bridge shall, upon request by the developer during the approval process of the residential developmental application, accept the responsibility of maintenance of any large project stormwater management facilities so long as:
[i] The approving board accepts such maintenance responsibility on behalf of the Township of Old Bridge; and
[ii] The funding (by escrow) of initial maintenance cost is posted with the Department of Finance of the Township of Old Bridge as hereinafter set forth.
(e) Posting of escrow for initial maintenance; recorded developer's agreement. In the event the developer requests and the approving board agrees that a development of single-family detached dwellings may dedicate and the Township shall accept medium size or large project stormwater management facilities, the Township's acceptance shall be expressly conditioned upon the following:
[1] The Township and the developer shall enter a developer's agreement in recordable form which shall clearly set forth the developer's obligation to post initial maintenance fees to escrow, an obligation which shall run with the land;
[2] The developer shall as an express condition of Township acceptance of the stormwater management facilities dedicated post-maintenance fees with the Director of Finance of the Township of Old Bridge as follows:
[a] The amount of escrow contribution shall be based upon the contribution schedule hereinbelow, to be deposited with the Township prior to the issuance of any certificate of occupancy within the development. The Township Engineer shall certify to the Construction Official that the developer has posted with the Township an escrow account in accordance with the contribution schedule.
[b] Failure to so deposit the required escrow amount shall prevent the issuance of any certificate of occupancy.
[c] A developer shall pay 115% of the per-lot contribution amount before a certificate of occupancy is issued for the first lot. A subsequent certificate of occupancy for a lot shall be issued only upon payment of another 115% of the per-lot contribution amount. Pursuant to this formula, once 85% of the total certificates of occupancy have been issued, a developer shall have fully paid its contribution amount. The fixed contribution amount per lot shall be assessed pursuant to the following schedule for the year 1997:
[d] Beginning in 1998, and each year thereafter, on the first of January, the contribution per lot shall be adjusted upward or downward by the change in the Federal Department of Labor's consumer price index for all urban workers during the previous year. The Finance Office shall file an adjusted contribution schedule with the Township Clerk on the first of January. [Amended 12-13-1999 by Ord. No. 36-99]
[3] The aforesaid maintenance fees shall be set aside and reserved in an escrow fund dedicated solely to the maintenance of stormwater management facilities. Such funds shall not be used for maintenance of any lands or improvements other than stormwater management facilities.
[4] Nothing herein shall reduce or eliminate the developer's obligation to adequately construct all stormwater management facilities. Adequate performance guarantees shall be posted to assure the good and workmanlike installation of such stormwater maintenance facilities pursuant to N.J.S.A. 40:55D-53. The Township Engineer shall not accept any stormwater management facilities unless and until the developer's engineers shall have submitted to the Township Engineer as-built drawings certifying that the said facilities were constructed in accordance with the approved plans.
[5] During the period of maintenance immediately following the release of performance guarantees, it shall continue to be the developer's obligation, together with the surety, to adequately maintain the stormwater management facilities. Only after the expiration of maintenance guarantees shall the escrowed funds be utilized for maintenance of stormwater management facilities.
B. Dedication of easements.
(1) The approving board may require easements along drainageways, natural watercourses, steep slopes and other unique botanical, historical, geological and paleontological areas located therein or adjacent to a proposed development. The easement shall be indicated on the plan and shall be marked on the land by iron pipes at angle points and/or property corners at sufficient locations to enable the easements to be surveyed. In such cases, the approving board shall consult with the Township Planner, Township Engineer, and the Environmental Commission, in determining the required shape and size of the easement. The easement shall be in a form approved by the approving board's attorney and shall include provisions assuring the following:
(a) Preservation of the channel and floodplain of the watercourse, including the right to clean, de-snag and all such work necessary to maintain the shape, slope and water flow of the watercourse.
(b) Prohibition of any removal of trees and other cleaning and grading not directly related to the preservation of the channel of a watercourse.
(c) Grant of a right to the Township to install and maintain any drainage facilities necessary for the health and safety of the public.
(d) Right-of-entry to the Township to install and maintain any drainage facilities therein.
C. Aquifer recharge.
(1) General requirements. All subdivisions, site plans and planned developments shall incorporate appropriate recharge methods or devices that will maintain the rate of recharge of underground aquifers in its predevelopment condition. In evaluating the applicant's compliance with these standards, the approving board shall consider the recharge capability assessment submitted by the applicant.
(2) Recharge methods and maintenance measures.
(a) Appropriate recharge methods or devices may include, but are not limited to, any or all of the following:
[1] Recharge basin or ponds;
[2] Injection wells;
[3] Dry wells;
[4] Swales, trenches, french drains or perforated drainage systems.
(b) The development shall also incorporate appropriate recharge maintenance measures and impermeable surface coverage limitations as necessary and approved by the approving board and the Township Engineer with input by the Environmental Commission, to maintain the amount of recharge. The document entitled "Groundwater Recharge Maintenance Handbook," prepared by the Lower Raritan Middlesex County Water Resources Management Program, March 1981, as revised, is hereby declared to be expressly incorporated herein and made part of this chapter. A copy of this document is available for inspection in the office of the Township Engineer.
(3) Recharge analysis. In order to determine the potential for the natural recharge of a site, the applicant shall submit a preliminary feasibility study to the approving board based upon such findings as may evolve from the following documents:
(a) General Recharge Characteristics Map (prepared by the Lower Raritan Middlesex County Water Resources Management Program, March 1981, as amended);
(b) USDA Soil Survey;
(c) NJ Geological Survey; and
(d) Other pertinent hydrological data, all of which shall be specifically referenced as to source.
D. Water facilities.
(1) General requirements.
(a) Necessary action shall be taken by the applicant to extend or create a water supply district for the purpose of providing a water supply system capable of providing water for domestic use and fire protection.
(b) Where a public water main is accessible, the developer shall install adequate water facilities (including fire hydrants) subject to the specifications of the state and local authorities. All water mains shall be at least eight inches in diameter, except lines for domestic service only which may be six inches. All water lines are to be looped wherever practical to provide for continuous flow.
(c) Water main extensions shall be approved by the Municipal Utilities Authority of the Township.
(d) To facilitate the above, the tentative location of all fire hydrants and water lines shall be shown on the preliminary and final plan.
(2) Individual wells and central water systems.
(a) At the discretion of the approving board, if a public water system is not available, individual wells may be used or a central water system provided in such a manner that an adequate supply of potable water will be available to the development. Water samples shall be submitted to the Health Department for its approval, and individual wells and central water systems shall be approved by the appropriate health and permitting authorities. Copies of all approvals shall be submitted to the approving board.
(b) Appropriate grants shall be given to the fire district having jurisdiction over the property to utilize the individual wells and central water system for fire-fighting purposes and protection of the general health and welfare of the public.
(c) If the approving board requires that a connection to a public water main be eventually provided as a condition to approval of an individual well or central water system, the applicant shall make arrangements for future water service at the time the plan receives final approval. Performance bonds or cash bonds shall be required to insure compliance with this provision.
(3) Fire hydrants.
(a) Fire hydrants shall be required for all development projects. Fire hydrants shall be located no more than 500 feet apart and within 250 feet of any structure, and their location shall be approved by the Township Fire Marshal. To eliminate future street openings, all underground utilities for fire hydrants, together with the fire hydrants themselves and all other supply improvements, shall be installed before any final paving of a street shown on the development plan.
(b) Where more than one hydrant connects a water line, the water line shall be a minimum of eight inches in diameter up to the next-to-last hydrant. The last section of water line to the last hydrant may be six inches. In the event that the water line may be extended in the future, then the water line shall be eight inches in diameter to its terminus.
E. Sewerage facilities.
(1) General requirements. The applicant shall install sanitary sewer facilities in a manner prescribed by the Township Municipal Utilities Authority construction standards and specifications. All plans shall be designed in accordance with the rules, regulations and standards of said Authority Engineer, the Township Health Department, and other appropriate agencies. Plans shall be approved by the above agencies.
(2) High-density residential and nonresidential districts. Sanitary sewerage facilities shall connect with public sanitary sewerage systems. Sewers shall be installed to serve each lot and to grades and sizes required by approving officials and agencies.
(3) Low and medium density residential districts. Sanitary sewerage systems shall be constructed where a public sanitary sewerage system is reasonably accessible. The applicant shall connect with same and provide sewers accessible to each lot in the subdivision.
(4) Individual disposal system requirements. If public facilities are not available and individual disposal systems are proposed, percolation tests and test holes shall be made as directed by the Township Health Officer. The individual disposal system, including the size of the septic tanks and size of the tile fields or other secondary treatment device, shall also be approved by the Health Officer.
(5) Alternate sewerage treatment facilities. An applicant may consider the use of domestic sewerage for spray irrigation where appropriate, to conserve use of potable water and recharge the aquifer especially in open space areas and on golf courses subject to the approval of the DEP.
F. Utilities.
(1) Location. All utility facilities, except major transmission lines, including, but not limited to, gas, electric power, telephone and CATV cables, shall be located underground throughout the development. Wherever existing utility facilities are located above ground, except where existing on public roads and rights-of-way, they shall be removed and placed underground. All utility facilities existing and proposed throughout the subdivision shall be shown on the preliminary plan and final plan.
(2) Easements. Easements for water and sewer lines and other utilities shall be provided and be of the size and form required by the respective utility or authority.
