A. Material specifications.

(1) This section provides minimum standards of quality and performance for the basic materials used in the construction of signs.

(2) Design and construction. Only materials permitted in the State of New Jersey Uniform Construction Code (N.J.A.C. 5:23 et seq.) and the conditions set forth in that code shall be used in the manufacture and installation of signs. The latest subcodes approved by the State of New Jersey shall apply.

(3) Aluminum.

(a) Structural. Structural requirements and allowable stresses shall conform to the requirements of the Uniform Construction Code.

(b) Finishes. Anodized finishes shall conform to the "Aluminum Association Standards for Anodically Coated Aluminum Applications."

(4) Plastic.

(a) Approved plastic materials. Approved plastic materials shall be those meeting the requirements of the New Jersey State Uniform Construction Code.

(b) Design and construction.

[1] Plastic materials. The mechanical and thermal properties of plastics vary between manufacturers as well as types of plastics. This fact must be considered when designing sign faces. Manufacturer's recommendations will be utilized when available and applicable.

[2] Wind load requirements. The sign face shall be designed to withstand the wind pressure specified in the New Jersey State Uniform Construction Code.

[3] Flat sign face. Flat sign faces shall be designed to limit deflection of the face from damaging internal lighting components or disengagement under positive wind loads, and from disengagement or suckout under negative wind loads without creating stress build-up in the face which will cause fracture or crazing of the plastic. The design must also insure against buckling and sagging of the face under the weight of the face and the design temperatures and otherwise provide for a visually acceptable appearance of the sign face.

[4] Formed sign faces. Formed faces shall be designed in accordance with the same criteria specified for flat sign faces. In addition, the plastic manufacturer's recommendations for minimum inside edge and corner radii must be followed.

[5] Design and construction. The general design and construction of fabricated plastic faces should be in accordance with the plastic manufacturer's recommendation.

[6] Qualification. If, in the opinion of the Township Construction Code Official, the sign design does not meet the above standards, a certified record of a physical test of the sign face under design conditions must be submitted by the sign manufacturer to the Township Engineer for approval.

[7] Structural steel. Structural steel used in the construction of on-premises electrical signs must meet the requirements of the New Jersey State Uniform Construction Code. Exposed steel shall conform to A.I.S.C. Specifications for Architecturally Exposed Steel.

[8] Miscellaneous. All exposed metal, unless galvanized or noncorroding, shall be painted.

B. Installation specifications.

(1) Wind loads. Signs and sign structures shall be designed and constructed to resist wind forces as specified in the Uniform Construction Code.

(2) Seismic loads. Signs and sign structures shall be designed and constructed to resist seismic forces as specified in the Uniform Construction Code.

(3) Combined loads. Wind and seismic loads need not be combined in the design of signs or sign structures; only that loading producing the larger stresses need be used. Vertical design loads, except roof live loads, shall be assumed to be acting simultaneously with the wind or seismic loads.

(4) Allowable stresses. The design of wood, concrete, steel or aluminum members shall conform to the requirements of the Uniform Construction Code. Loads, both vertical and horizontal, exerted on the soil shall not produce stresses exceeding those specified in the Uniform Construction Code. The working stresses of wire rope and its fastenings shall not exceed 25% of the ultimate strength of the rope fasteners. Working stresses for wind or seismic loads combined with dead loads may be increased as specified in the Uniform Construction Code.

(5) General. Signs and sign structures shall be designed and constructed to resist wind and seismic forces as specified in this section. All bracing systems shall be designed and constructed to transfer lateral forces to the foundations. For signs on buildings, the dead and lateral loads shall be transmitted through the structural frame of the building to the ground in such a manner as not to over-stress any of the elements thereof. The overturning moment produced from lateral forces shall, in no case, exceed 2/3 of the dead-load resisting moment. Uplift due to overturning shall be adequately resisted by proper anchorage to the ground or to the structural frame of the building. The weight of earth superimposed over footings may be used in determining the dead-load resisting moment. Such earth shall be carefully placed and thoroughly compacted.

(6) Anchorage. Members supporting unbraced signs shall be so proportioned that the bearing loads imposed on the soil in either direction, horizontal or vertical, shall not exceed the sale values. Braced ground signs shall be anchored to resist the specified wind or seismic load acting in any direction. Anchors and supports shall be designed for safe bearing loads on the soil and for an effective resistance pullout amounting to a force 25% greater than the required resistance to overturning. Anchors and supports shall penetrate to a depth below ground greater than that of the frost line. Portable ground signs supported by frames or posts rigidly attached to the base will be adequate to resist the wind. Masonry, concrete, or steel shall be safely and securely fastened thereto by means of metal anchors, bolts or approved expansion screws of sufficient size and anchorage to support safely the loads applied. No wooden blocks or plugs or anchors with wood used in connection with screws or nails shall be considered proper anchorage except in the case of signs attached to wood framing. No anchor or support of any sign shall be connected to, or supported by, an unbraced parapet wall unless such wall is designed for seismic zones in the Uniform Construction Code.

(7) Supports. The supports for all signs and sign structures shall be placed in or upon private property and shall be securely built, constructed, and erected in conformance with the requirements of this chapter. All signs shall be of such a design that all framework for the lateral support of the sign shall be contained within the sign's body or within the structures of the building to which it is attached in such a manner as not to be visible to any person. Exposed guy wires, chains or other connections should not be made as a permanent support of the sign. Where necessary, the projecting cantilever system shall be used to support signs, and the A-frame system should not be used. No sign nor any guy, stay or attachment thereto shall be erected, placed or maintained by any person on rocks, fences or trees, nor in such a manner as to interfere with any electric light, power, telephone or telegraph wires, or the support thereof.

(8) Electrical. All wiring shall be contained in rigid conduit or enclosed in poles or raceways. In no case should the wiring be exposed to the view of the public. All electrical components, connections and installations shall conform to the New Jersey Uniform Construction Code, Electrical Subcode.

(9) Clearance from high voltage power lines shall be located not less than six feet horizontally or 12 feet vertically from overhead electrical conductors which are energized in excess of 750 volts. The terms "overhead conductors" as used in this section means any electrical conductor, either bare or insulated, installed above the ground, except such conductors as are enclosed in iron pipe or other material covering of equal strength.

(10) Clearance from fire escapes, exits or standpipes. No sign or sign structure shall be erected in such a manner that any portion of its surface or supports will interfere in any way with the free use of any fire escape, exit or standpipe.

(11) Obstruction of openings. No sign shall obstruct any openings to such an extent that light or ventilation is reduced to a point below that which meets accepted safety standards. Signs erected within five feet of an exterior wall in which there are openings shall be constructed of noncombustible material or approved plastics.

A. The Township, by appropriate action of the governing body, may at any time, and from time to time, accept the dedication of land or any interest therein for public use and maintenance.

B. The developer utilizing an alternative development option, pursuant to Article VIII of this chapter, shall provide for an organization for the ownership and maintenance of any open space, including streets, for the benefit of owners or residents of the development, if said open space is not dedicated to and accepted by the Township. Such organization shall not be dissolved and shall not dispose of any open space, by sale or otherwise, except to an organization conceived and established to own and maintain the open space for the benefit of such development, and thereafter such organization shall not be dissolved or dispose of any of its open space without first offering to dedicate the same to the Township.

C. In the event that such organization shall fail to maintain the open space in reasonable order and condition, the administrative officer may serve written notice upon such organization or upon the owners of the development setting forth the manner in which the organization has failed to maintain the open space in reasonable condition, and said notice shall include a demand that such deficiencies of maintenance be cured within 35 days thereof, and shall state the date and place of a hearing thereon which shall be held within 15 days of the notice. At such hearing, the administrative officer may modify the terms of the original notice as to deficiencies and may give a reasonable extension of time not to exceed 65 days within which they shall be cured. If the said deficiencies set forth in the original notice or in the modification thereof shall not be cured within 35 days or any permitted extension thereof, the Township, in order to preserve the open space and maintain the same for a period of one year, may enter upon and maintain such land. Said entry and maintenance shall not vest in the public any rights to use the open space except when the same is voluntarily dedicated to public by the owner thereof. Before the expiration of said year, the administrative officer shall, upon his initiative or upon the request of the organization theretofore responsible for the maintenance of the open space, call a public hearing upon 15 days' written notice to such organization and to the owners of the development, to be held by the administrative officer, at which hearing such organization and the owners of the development shall show cause why such maintenance by the Township shall not, at the election of the Township, continue for a succeeding year. If the administrative officer shall determine that such organization is ready and able to maintain said open space in reasonable condition, the Township shall cease to maintain such open space at the end of said year. If the administrative officer shall determine such organization is not ready and able to maintain said open space in a reasonable condition, the Township may, in its discretion, continue to maintain said open space during the next succeeding year, subject to a similar hearing and determination, in each year thereafter. The decision of the administrative officer in any such case shall constitute a final administrative decision subject to judicial review.

D. The cost of such maintenance by the Township shall be assessed pro rata against the properties within the development that have a right of enjoyment of said open space in accordance with their assessed value at the time of imposition of the lien and shall become a lien on said properties to be added to and be a part of the taxes to be levied and assessed thereon, and enforced and collected with interest by the same officers and in the same manner as other taxes.

E. The appropriate documentation necessary to establish the open space organization hereinabove referred to shall contain the provisions set forth herein and shall be subject to the review and approval of the approving board attorney prior to filing or recording with the appropriate county or state agency.

[Amended 7-9-2001 by Ord. No. 36-01]

In addition to the design standards otherwise set forth in this Article X, the design standards provided in the document entitled "Town Centre District Zoning and Design Standards" as revised June 21, 2001, are hereby incorporated into this chapter and shall be adhered to for all development in the Town Centre Design Zone. Where the standards contained therein conflict with the standards otherwise set forth in this article, the standards therein shall govern.

The purpose of this section is to provide for the reasonable control of construction in areas containing critical or sensitive environmental features, where improper construction would result in a negative or irreversible impact on the environment. Development control shall be by means of special construction standards intended to promote the health, safety and general welfare of the public by minimizing adverse environmental impact.

A. Critical area requirements. Lands in which any development will have an adverse impact on the environment that cannot be mitigated shall be deemed critical and shall be identified by the following characteristics:

(1) Property in or on tidal or coastal waters.

(2) Tidal and coastal wetlands.

(3) Freshwater wetlands.

(4) Steep slopes greater than or equal to 30%. Slopes with a continuous vertical drop of less than four feet shall not be deemed critical for the purpose of this section.

(5) Surface waters and floodways as delineated on the Flood Boundary and Floodway Maps of the Township of Old Bridge prepared by FEMA. Waterways with less than 50 acres of contributory drainage area to the downstream most point of the project site shall not be deemed to have a critical floodway.

B. Construction limitations in critical areas.

(1) Notwithstanding any other provision of this chapter, no building or structure shall be erected, constructed or enlarged above or below ground level, nor shall any soil or vegetation be disturbed within a critical area except as permitted in this section.

(2) No building or structure shall be erected, constructed or enlarged above or below ground level within 50 feet of the top of a critical steep slope as defined above. The Board may reduce the required distance based upon a finding by the Municipal Engineer that design adequately provides for the safety of the structure as well as the preservation of the slope.

(3) A land disturbance permit shall be required prior to soil or vegetative disturbance on, or within 50 feet of, the top of a critical slope.

C. Permitted construction in critical areas. The following may be permitted by the Board in critical areas:

(1) Dams, culverts, bridges or other drainage structures for the control of floodwaters, providing all approvals of applicable agencies are obtained, and that the Board finds that the facilities are designed in such manner so as not to result in unnecessary disturbance and the destruction of the natural character of the area.

(2) Natural open spaces, woodland preserves, wildlife sanctuaries, and arboretums.

(3) Utility mains, sewage pumping or metering stations and electrical transmission lines and appurtenances.

(4) Game farms and hunting preserves.

(5) Reforestation in accordance with recognized conservation practices and applicable agency approvals.

(6) Recreation uses, such as parks, picnic groves, golf courses and hunting clubs.

(7) Marine recreation uses, such as marinas, swimming, boating, canoeing, and fishing.

(8) Accessory uses customarily incidental to any of the above, but excluding buildings, on-site sewage disposal or treatment facilities.

D. Considerations for development in critical areas. In considering construction in critical areas the Board may require the following:

(1) A complete site plan showing the location, construction layout and details, phasing, and method of construction.

(2) An environmental impact statement explaining the need for the facility and the short- and long-range impacts on the environment.

(3) The proposed method of construction and any alternate methods customary for the facility proposed.

E. Sensitive area requirements. Sensitive areas are lands wherein additional caution is needed for development to take place, in order to protect against substantial detriment to the environment. Development control shall be by means of special performance standards intended to promote the health, safety and general welfare of the public by minimizing adverse environmental impact.

(1) Sensitive areas shall be identified by the following characteristics:

(a) Steep slopes: where the gradient is greater than or equal to 15%, but less than 30%. Slopes with a continuous vertical drop of less than five feet shall not be deemed sensitive for the purpose of this section.

(b) Transition areas: pursuant to the New Jersey Freshwater Wetlands Protection Act (N.J.S.A. 13:9B-1 et seq.).

(c) Special flood hazard areas: as designated (Zones A and B) on the current Flood Insurance Rate Maps of the Township of Old Bridge.

(d) Stream encroachment areas but excluding the floodway of a stream or waterway as delineated or approved by NJDEP.

(e) Nondelineated streams and waterways with less than 50 acres of contributory drainage area.

(f) Shallow water table, where the depth to the seasonal high water table is less than four feet below the surface of the ground.

(g) Aquifer outcrop areas, as indicated in the Natural Resource Inventory of the Township of Old Bridge.

(2) Construction limitations in sensitive areas.

(a) Notwithstanding any other provision of this chapter, no building or structure shall be erected, constructed or enlarged above or below ground level, nor shall any soil or vegetation be disturbed within a sensitive area except as permitted in this section.

(b) No building or structure shall be erected, constructed or enlarged above or below ground level within 35 feet of the top of a sensitive steep slope as defined above. The Board may reduce the required distance based upon a finding by the Municipal Engineer that the design adequately provides for the safety of the structure as well as the preservation of the slope.

(c) Structures may be permitted in aquifer outcrop and shallow water tables, providing they comply with the requirements listed below.

(3) Requirements for construction in sensitive areas. The following requirements shall supplement all other applicable standards of this chapter and those of any agency having jurisdiction:

(a) Steep slopes

[1] The removal of trees and the disturbance of soil shall be prohibited except in accordance with a plan approved by the Municipal Engineer and all applicable agencies.

[2] Disturbed areas shall be fine graded (if necessary) and stabilized immediately following construction.

[3] The flow of stormwater runoff above or upon the slope shall be disbursed, conveyed or otherwise controlled in a manner which will avert the concentration of surface flows.

[4] Driveways shall be prohibited on steeps slopes unless it is demonstrated to the satisfaction of the board that no feasible alternative exists, in which case the driveway shall be graded to a maximum of 10%.

(b) Transition areas. Construction may be permitted in New Jersey freshwater transition areas to the extent allowed by, and in accordance with, the standards of NJDEP.

(c) Special flood hazard areas. Construction may be permitted in areas of special flood hazard in accordance with the rules and regulations of Chapter 198, Flood Damage Prevention, of the Code of the Township of Old Bridge.

(d) Stream encroachment areas. Construction may be permitted in stream encroachment areas to the extent allowed by and in accordance with the standards of NJDEP.

(e) Nondelineated streams. Construction shall not be permitted to alter, disrupt, or otherwise impede the flow of water in a nondelineated waterway except in accordance with a plan approved by the Municipal Engineer, applicable municipal board, and any agency having jurisdiction.

(f) Shallow water table.

[1] Basements and cellars shall be prohibited in lands containing a shallow water table unless it is demonstrated to the satisfaction of the Municipal Engineer and board that it will not significantly affect the water table or result in seepage through or excessive pressure on the foundation wall.

[2] Stormwater detention/retention facilities shall be designed so as not to significantly affect nor be affected by the shallow water table. Detention basin beds shall be at least two feet above the seasonal high water table.

[3] Filling to accommodate a septic system above the water table in accordance with N.J.A.C. 7:9A-1.1 et seq. (amendments to P.L. 1954, Chapter 199), may be permitted only where it is demonstrated that the grading will not adversely affect runoff from the site or otherwise negatively impact properties.

[4] Underdrain systems may be required to intercept and convey water away from streets, parking areas and structures.

(g) Aquifer outcrop area.

[1] Construction shall be prohibited unless it is demonstrated to the satisfaction of the Municipal Engineer and board that it will not have significant short-term adverse effects nor any permanent or long-term negative impacts on the aquifer.

[2] An aquifer recharge analysis and implementation plan demonstrating that the volume of infiltration for groundwater recharge will be maintained or exceeded in the post development state must be approved by the Board.

[3] Infiltration structures, recharge swales and basin beds shall not be less than two feet above the seasonal high water table for filtration purposes.

[4] Building foundations shall not be closer than 15 feet as measured on a horizontal plane to an infiltration system.

[5] Water supply wells shall be separated by a minimum of 100 feet from infiltration structures or systems.

[6] The proximity of infiltration systems to septic systems shall be as recommended by the Board of Health.

[7] Stormwater infiltration systems shall not be constructed until disturbed areas contributing runoff to the system have been stabilized.