N.J. Admin. Code § 19:31C-3.10 - Site plan; subdivision standards

(a) Unless otherwise established in this subchapter, the Residential Site Improvement Standards (RSIS) shall be applicable in relation to residential development within the project area.

(b) The following concern new streets:

1. General requirements are as follows:

i. All developments shall be served by paved streets with an all-weather base and pavement with an adequate crown. All new streets shall be constructed in accordance with the standard specifications of the New Jersey Department of Transportation. Pavement thicknesses shall be not less than the following:

(1) Arterial and collector streets: bituminous stabilized base course, six inches compacted thickness;

(2) Fine aggregate bituminous concrete (FABC), two-surface course, two inches compacted thickness; and

(3) Local streets: bituminous stabilized base course, five inches compacted thickness; FABC, one-surface course, 11/2 inches compacted thickness; and

ii. Where subbase conditions are wet, springy, or of such nature that surfacing would be inadvisable without first treating the subbase, these areas shall be excavated to a depth of at least six to 12 inches below the proposed subgrade and filled with a suitable subbase material as determined by the borough engineer of the respective host municipality. Where required by the borough engineer, a system of porous pipe, subsurface drains shall be constructed beneath the surface of the paving and connected to a suitable drain. After the subbase material has been properly placed and compacted, the surfacing material shall be applied.

2. The following concern intersection spacing and design:

i. For safety, new street intersections shall be located at least 200 feet from other new or existing intersections.

ii. At new or reconfigured intersections, roadways should intersect at right angles (90 degrees), or as close as possible to a right angle. Where three or more streets intersect, roundabouts or traffic circles should be considered. Approaches to all intersections shall follow a straight line for at least 100 feet measured from the curbline of the intersecting street to the beginning of the curve. No more than two street center lines shall meet or intersect at any one point. Collector and arterial streets intersecting another street from opposite sides shall be either directly opposite each other without offset or have an offset distance between center lines of at least 250 feet.

iii. Access driveways to parking lots and parking garages for medium-density residential and all non-residential development should either align with new or existing drives across the street, share curb cuts with adjacent driveways where possible, or be offset at least 150 feet from nearby driveways.

iv. Crosswalks should be provided at all intersections with recommended streets, and optionally at all other intersections. Brightly-contrasting paint or textured paving should be used for crosswalks with higher pedestrian volumes, while paint or vinyl striping may be used elsewhere.

3. The following concern sight triangles:

i. Sight triangles shall be required at each quadrant of an intersection of streets and at intersections of streets and driveways. The area within sight triangles shall be either dedicated as part of the street right-of-way or maintained as part of the lot adjoining the street and set aside on any subdivision or site plan as a sight triangle easement. Within a sight triangle, no grading, planting, or structure shall be erected or maintained more than 24 inches above the center line grade of either intersecting street or driveway, or lower than eight feet above the same centerlines, excluding street name signs and official traffic regulation signs.

ii. For an intersection that is not controlled by stop signs or traffic signals, the sight triangle is that area bounded by the intersecting street center lines and a straight line that connects sight points located on each of the two intersecting center lines the following distances away from the intersecting center lines:

(1) Arterial streets at 300 feet;

(2) Collector streets at 200 feet; and

(3) Primary and secondary local streets and driveways at 90 feet.

iii. Where the intersecting streets are both arterials, both collectors, or one arterial and one collector, two overlapping sight triangles shall be required, formed by connecting the sight points noted above with a sight point 90 feet on the intersecting street. Where there is a traffic signal, no sight triangles are required.

iv. Where minor streets or driveways are controlled by a stop sign, then the sight triangle shall be established from a point 15 feet back from the edge of pavement of the through street to a point measured to the center of the oncoming traffic lane for a distance equivalent to 10 times the speed limit. Any proposed development requiring site plan approval shall provide sight triangle easements at each driveway with the driveway classified as a local street for purposes of establishing distances.

4. The following concern street lighting:

i. Street lighting shall be provided by the developer at street intersections, designated street curves, and other areas determined by the respective planning board to be necessary for vehicular and/or pedestrian safety with the advice of the respective host municipality's police department's traffic safety officer. Consideration shall be given to driver visibility and sight distance when exiting driveways and entering street intersections.

ii. Electrical service for streetlights shall be by underground and streetlights installed as part of development applications shall be at the sole expense of the developer.

iii. Numbers, locations, and types of street lighting standards and luminaries shall be determined by the host municipality planning board upon the advice of the board engineer.

5. The following concern curbs and gutters:

i. Monolithic concrete curb and gutter, or concrete curb, as directed by the respective planning board, shall be installed along every street and along the front and side of all lots abutting existing roadways where curbing does not exist.

ii. Curbs shall be set in accordance with approved lines and grades and radial curbs shall be formed in an arc segment, on a smooth curve. Chord segments are prohibited. Standard curb, or curb and gutter, sections shall be 10 feet in length with preformed expansion joint material on not more than 20-foot centers. The exposed curb face on local roads shall be six inches and on county and State roads shall be the dimension set by the county or State engineer.

iii. Concrete for curbing shall be made with air-entrained cement, Class B, having a compressive strength in 28 days of 4,500 pounds per square inch, or better. Ramps for bicycles and/or wheelchairs shall be provided in accordance with the Design Standards for Curb Ramps for the Physically Handicapped, prepared by the New Jersey Department of Transportation.

6. Sidewalks: All public sidewalks shall be constructed of concrete, be at least four inches thick except at points of vehicular crossing where they shall be at least six inches thick, of Class B concrete having a 28 day compressive strength of 4,500 pounds per square inch, and shall be air-entrained. Where any sidewalk crosses curbs, curb ramps shall be provided. Preformed expansion joint material shall be placed on concrete sidewalks at maximum 20-foot intervals and where sidewalks abut either curbing or a structure.

(c) The following concern parking areas:

1. Access drives: Access driveways within parking areas shall be of the minimum widths shown below in Table 13, Access Driveway Widths within Parking Areas.

Angle of Parking	One-Way	Two-Way
90 degrees	22 feet	25 feet
60 degrees	18 feet	20 feet
45 degrees	12 feet	18 feet
30 degrees	12 feet	18 feet

2. Parking space dimensions: Parking spaces shall be a minimum of 18 feet in length. Parking spaces around the perimeter of a parking lot or parking spaces that face an open space, may be paved 16 1/2 feet in length provided there is a curb at the end of the parking space and at least 1 1/2 feet of open space beyond the curb to allow for the overhang of the vehicle. Said area for vehicle overhang shall not overhang the minimum width of a sidewalk nor shall it be planted with anything other than low ground cover in order to assure the space for the vehicle overhang.

3. The following concern driveways:

i. One combined ingress and egress driveway is permitted on all frontages of less than 100 feet. Frontages of at least 100 feet but less than 300 feet shall be permitted two driveways for ingress and two driveways for egress either individually or in combination if the driveways are at least 200 feet apart and the required setbacks from intersecting streets and adjacent property lines can be met. Frontages of at least 300 feet but less than 500 feet shall be permitted three driveways for each ingress and egress, either individually or in combination if the driveways are at least 200 feet apart and the required setbacks from intersecting streets and adjacent property lines can be met. Frontages of 500 feet or more shall be permitted four driveways for each ingress and egress either individually or in combination.

ii. Driveways or curb cuts shall be not less than 20 feet or more than 36 feet in width except in conjunction with single-family homes. This requirement shall not be applied, however, to preclude the provision of adequate curb radii.

iii. The entrance to the street shall be at an angle of 75 degrees to 105 degrees with the intersecting street. The portion of the driveway where it meets the street right-of-way (including the apron and sidewalk) shall be paved with concrete (4,500 pounds per square inch (p.s.i.) strength and six inches thick).

iv. No driveway shall be closer than 50 feet to the intersection of streets, measured from nearest curbline of driveway to nearest curbline of intersecting street, extended as necessary for measurement purposes.

v. Curbing shall be either depressed at the driveway or have the curbing rounded at the corners with the driveway connected to the street in the same manner as another street.

vi. The grade of a driveway shall not exceed 10 percent.

vii. The placement and design of driveways shall not create a hazardous condition and shall minimize conflict with the flow of traffic on adjoining streets. Driveways shall be subject to approval by State and county authorities when affecting roads under their jurisdiction.

viii. Driveway pavement widths shall be as shown below in Table 14, Driveway Pavement Widths (Exclusive of Any Parking Bay, Turnaround, and Curb Return).

Minimum (feet)	Maximum (feet)
Institutional/Civic	25	40
Office/Research	25	40
Hospitality	25	40
Retail	25	40
Mixed-Use	25	40
Residential Medium Density	25	35
Residential Low Density	10	20
Open Space/Recreation	25	35

ix. Driveways shall be located at the following distances from lot lines other than street rights-of-way, except that where two lots share a driveway, the driveway may either abut or overlap the common lot line:

(1) Single family lots: Five feet;

(2) Other residential: 20 feet; and

(3) Nonresidential: 20 feet.

x. Driveways shall be a durable, dust free, all weather proof surface, such as concrete, asphalt, or closed cell pavers.

xi. Lots with frontage on more than one street shall have driveway access to the street with the lower, or lowest, street function.

(d) The following concern utilities:

1. All utilities lines shall be placed underground or in rear alleys away from view of other types of streets.

2. A developer shall submit to the reviewing planning board, prior to the granting of final approval, a written instrument from each serving utility that shall evidence full compliance, or intended full compliance, with the applicable provisions of this section. Subdivisions of three or more lots, or developments resulting in more than 15,000 square feet of new floor area, which developments abut existing overhead electric, telephone, or cable TV distribution supply lines, shall have the existing overhead facilities and all service connections from these facilities placed underground.

3. 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 live screening to conceal such apparatus year-round.

(e) The following concern fire protection:

1. Provision shall be made for fire hydrants along streets and/or on the walls of nonresidential structures as approved by the respective host municipality's fire marshal or engineer and in accordance with the Insurance Service Office of New Jersey (ISO). The Fire Suppression Rating Schedule (FSRS) is a manual containing the criteria ISO uses in reviewing the firefighting capabilities of individual communities. The schedule measures the major elements of a community's fire-suppression system and develops a numerical grading called a Public Protection Classification (PPC(tm)). Information about the FSRS is available at http://www.isomitigation.com/ppc/2000/ppc2001.html#.UQlvTfLjF8E; or ISO, Customer Service, 545 Washington Boulevard, Jersey City, NJ 07310-1686, 1-800-444-4554. Said fire hydrants shall be installed at locations shown on the approved preliminary plat.

2. Where streams or ponds exist, or are proposed, and there is no central water supply, facilities shall be provided to draft water for fire-fighting purposes, including access suitable for fire-fighting equipment and construction of, or improvements to, ponds, dams, or similar on-site or off-site facilities. Such facilities shall be constructed to the satisfaction of the host municipality engineer and fire marshal and in accordance with the Insurance Service Office of New Jersey as referenced in (e)1 above. Their location shall be constructed in locations as shown and approved on the preliminary plat.

(f) Landscaping: Landscaping shall be provided as part of any overall site plan design and integrated into building arrangements, parking, and buffering requirements. The existing sense and appearance of any natural scenic qualities on a tract shall be retained by the careful placement of buildings and improvements.

(g) The following concern walls and fences:

1. The height of any fence or wall shall be measured from the adjacent finished grade. All fences must be constructed with the face or finished side away from the property and the structural side toward the interior. No fence or wall shall exceed six feet in height, except in the front yard where the height shall not exceed four feet and the fence shall be 50 percent open.

2. All fences on a parcel shall be consistent in size, texture, and design and shall be compatible with the materials, scale, and building arrangement of principal and accessory structures on the site. Chain link fences are not allowed in the front yard. Free-standing walls shall be constructed of brick or decorative stone only. Retaining walls required to implement grading plans may be constructed of treated lumber, or synthetic, or masonry products meeting nationally recognized engineering standards for retaining wall purposes.

3. All fences and walls shall be constructed for permanency. No temporary fences or walls are permitted except for construction fences or walls (such as when used as a soil erosion control method), but only with the prior approval of the planning board. Snow fences are also permitted as a temporary fence. Fences and walls topped with barbed wire, razor wire, broken glass, or similar materials, or that are electrically charged, are prohibited. Fences and walls shall not contain signage or other displays unless otherwise permitted herein.

(h) The following concern storage and disposal of waste:

1. For all nonresidential and multi-family development, outdoor refuse and recycling containers shall be visually screened within a durable enclosure. Enclosures shall be designed of durable materials with finishes and colors which are unified and harmonious with the overall architectural theme.

2. No refuse and recycling storage areas shall be permitted in the front yard or between the street and front of any building; nor shall be located so as to prevent natural runoff from such areas or impair the existing water quality of any stream, watercourse, or aquifer.

3. All materials or wastes that might cause fumes, dust, or odor, or that constitute a fire hazard, or that may be edible or otherwise attractive to rodents or insects shall be stored outdoors only if enclosed in sealed and covered containers that are adequate to eliminate such hazards. Refuse and recycling collection areas shall be effectively designed to contain all refuse generated on site and deposited between collections.

4. Refuse and recycling collection areas shall be located to provide clear and convenient access to refuse collection vehicles.

5. Medical, hazardous, or other regulated waste shall meet the State and Federal standards for such materials.

(i) Easements: Easements, if required to be provided, shall be identified on a site plan plat. These may include, but are not limited to, easements for shade trees, wetlands, wetlands transition areas, conservation, cross-easements for access, utilities, sight triangles, and stormwater management. All easements shall be dimensioned as to permit the accurate location of the easement and the appropriate location of improvements, if any, therein. Each type of easement shall be identified in a note on the plat as to the purposes, restrictions, and conditions applicable within the easement, which language shall be placed in each property deed as appropriate.

(j) The following concern lighting:

1. All outdoor light fixtures installed and thereafter maintained, other than those serving single-family dwellings, shall be shielded. Where used for commercial purposes or for sports or recreational facilities, all light fixtures shall be equipped with automatic timing devices. In addition, light fixtures used to illuminate flags, statues, or other objects mounted on a pole, pedestal, or platform shall use a narrow column beam of light that will not extend beyond the maximum extensions of the illuminated object. Other upward directed architectural, landscape, or decorative direct-light emissions shall have at least 90 percent of their total distribution pattern within the profile of the illuminated structure. Externally illuminated building identification or other signs shall only use shielded light fixtures mounted on top of the sign structure.

2. All outdoor lighting during non-operating hours of the business on site, not necessary for safety and security purposes, shall be reduced, activated by motion-sensor devices, or turned off. All lighting shall be designed to prevent misdirected or excessive artificial light and to maximize energy efficiency. All lighting shall be designed, constructed, and maintained in such a manner as not to be a nuisance to surrounding uses. No lighting shall be of a yellow, red, green, or blue beam nor be a rotating, pulsating, or other intermittent frequency. All light fixtures shall be designed, installed, and maintained to prevent trespass light.

3. The maximum height of freestanding lights shall not exceed the height of the principal building, or 18 feet, whichever is less. The style of the light and light standards shall be consistent with the architectural style of the principal building or surrounding area. Freestanding lights shall be so located and protected to avoid being damaged by vehicles.

4. The maximum illumination at property lines shall be .1 footcandle. All wiring shall be laid underground.

5. For all nonresidential uses the light intensity provided at the ground level shall be as shown below in Table 15, Light Intensity of Nonresidential Uses.

Table 15. Light Intensity of Nonresidential Uses

Footcandles
Minimum	0.5
Maximum on any location	4.0
Maximum average entire area	2.0
Uniformity ratio - Not greater than	4:1

Notes

N.J. Admin. Code § 19:31C-3.10