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North ArlingtonGreen Risk

ClosedPublic Works & Infrastructure

Municipal Stormwater Management Plan

BID #: NARLMUN05.010

ISSUED: 2/7/2005

DUE: 4/1/2006

VALUE: TBD

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Executive Summary

The Borough of North Arlington's Municipal Stormwater Management Plan (MSWMP) outlines strategies to address stormwater impacts, adhering to N.J.A.C. 7:14A-25 and N.J.A.C. 7:8. The plan focuses on groundwater recharge, stormwater quantity, and quality through design standards for new major developments disturbing one or more acres, aiming to minimize adverse runoff impacts. Long-term operation and maintenance measures for existing and future stormwater facilities are addressed, along with reviews and updates to ordinances and the Master Plan to incorporate low-impact development techniques. Mitigation strategies are in place for developments seeking variances from design standards, including specific stormwater management measures to reduce the impact of existing development.

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Document Text

--- Document: Municipal Stormwater Management Plan Document ---
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MUNICIPAL STORMWATER
MANAGEMENT PLAN FOR THE
BOROUGH OF NORTH ARLINGTON
BERGEN COUNTY, NEW JERSEY
NEGLIA PROJECT NUMBER: NARLMUN05.010
LAST REVISED: MARCH 23, 2006
DATE: FEBRUARY 07, 2005
PREPARED BY:
NEGLIA ENGINEERING ASSOCIATES
34 Park Avenue
P.O. Box 426
Lyndhurst, NJ 07071
Table of Contents
Introduction.
.3
Goals
.3
Stormwater Discussion
5
Background.
.6
Design and Performance Standards
10
Plan Consistency.
11
Nonstructural Stormwater Management Strategies
11
Land Use / Build-Out Analysis.
14
Mitigation Plans
14
List of Figures
Figure C-1: Groundwater Recharge in the Hydrologic Cycle
5
Figure C-2: Borough and Its Waterways
17
Figure C-3: Borough Boundary on USGS Quadrangles.
18
Figure C-4: Groundwater Recharge Areas in the Borough
19
Figure C-5: Wellhead Protection Areas in the Borough.
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Figure C-6: Borough's Existing Land Use
.21
Figure C-7: Hydrologic Units (HUC14s) within the Borough
22
Figure C-8: Zoning Districts Within the Borough...
.23
Figure C-9: Wetlands and Water Land Uses within the Borough -- Constrained......24
Figure C-10: Flood Insurance Rate Map (Panel 245).
.25
Figure C-11: Flood Insurance Rate Map (Panel 261).
Figure C-12: Flood Insurance Rate Map (Panel 263).
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APPENDIX
Figure Source Information and Date of Preparation
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Introduction
This Municipal Stormwater Management Plan (MSWMP) documents the strategy for the
Borough of North Arlington ("the Borough") to address stormwater-related impacts. The
creation of this plan is required by N.J.A.C. 7:14A-25 Municipal Stormwater Regulations. This
plan contains all of the required elements described in N.J.A.C. 7:8 Stormwater Management
Rules. The plan addresses groundwater recharge, stormwater quantity, and stormwater quality
impacts by incorporating stormwater design and performance standards for new major
development, defined as projects that disturb one or more acre of land. These standards are
intended to minimize the adverse impact of stormwater runoff on water quality and water
quantity and the lost of groundwater recharge that provides base flow in receiving water bodies.
The plan describes long-term operation and maintenance measures for existing and future
stormwater facilities.
A "build-out" analysis has not been included as the Borough does have one square mile of
agricultural or vacant land. The plan also addresses the review and update of existing
ordinances, the Borough Master Plan, and other planning documents to allow for project designs
that include low impact development techniques. The final component of this plan is a
mitigation strategy for when a variance or exemption of the design and performance standards in
sought. As past of the mitigation section of the stormwater plan, specific stormwater
management measures are identified to lessen the impact of existing development.
Goals
The goals of this MSWMP are to:
1. Reduce flood damage, including damage to life and property
This is to occur through the adoption of the Stormwater Control Ordinance by April
1, 2006. This ordinance will govern stormwater quantity, stormwater quality, and
groundwater recharge thereby reducing flooding impacts. This is accomplished
through flow and suspended solids reduction to watercourses and stormwater
conveyance systems.
2. Minimize, to the extent practical, any increase in stormwater runoff from any new
development
This is to occur through the adoption of the Stormwater Control Ordinance by April
1, 2006. This ordinance will govern stormwater quantity, stormwater quality, and
groundwater recharge thereby reducing stormwater runoff quantities from new
development.
3. Reduce soil erosion from any development or construction project
This is to occur through the implementation of the New Jersey's Soil Erosion and
Sediment Control Standards requirements. This Plan is to be consistent with those
Standards. The requirements are also included within the Stormwater Control
Ordinance to be adopted by April 1, 2006.
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4. Assure the adequacy of existing and proposed culverts and bridges, and other in-
stream structures
This is to occur through the adoption of the Stormwater Control Ordinance by April
1, 2006. This ordinance will govern stormwater quantity, stormwater quality, and
groundwater recharge thereby reducing flow and suspend solids which affect flow
channels through culverts and bridges. In addition, inadequate culverts that were
constructed prior to the Stormwater Control Ordinance may be updated through the
Mitigation Plan section (see below).
5. Maintain groundwater recharge
This is to occur through the adoption of the Stormwater Control Ordinance by April
1, 2006. Groundwater recharge requirements for all major development will be
governed through the adoption of this ordinance.
6. Prevent, to the greatest extent feasible, an increase in nonpoint pollution
This is to occur through the adoption of a series of ordinances by October 1, 2005
which include a pet waste and wildlife feeding ordinance.
7. Maintain the integrity of stream channels for their biological functions, as well as for
drainage
This is to occur through the adoption of the Stormwater Control Ordinance by April
1, 2006. This ordinance will govern stormwater quantity, stormwater quality, and
groundwater recharge thereby reducing pollutants within the flow which affect
biological function and drainage conveyance ability of stream channels.
8. Minimize pollutants in stormwater runoff from new and existing development to
restore, enhance, and maintain the chemical, physical, and biological integrity of the
waters of the state, to protect public health, to safeguard fish and aquatic life and
scenic and ecological values, and to enhance the domestic, municipal, recreational,
industrial, and other uses of water
This is to occur through the adoption of the Stormwater Control Ordinance by April
1, 2006. This ordinance will govern stormwater quantity, stormwater quality, and
groundwater recharge thereby reducing pollutants. In addition, the adoption of a
series of ordinances by October 1, 2005 which include a pet waste and wildlife
feeding ordinance will reduce pollutants within stormwater runoff.
9. Protect public safety through the proper design and operation of stormwater basins.
This is to occur through the adoption of the Stormwater Control Ordinance by April
1, 2006. A section within the adopted ordinance will address safety standards for
stormwater management basins.
To achieve these goals, this plan outlines specific stormwater design and performance standards
for new development. Additionally, the plan proposes stormwater management controls to
address impacts from existing development (see Mitigation Plans section). Preventative and
corrective maintenance strategies are included in the plan to ensure long-term effectiveness of
stormwater management facilities (see Design and Performance Standards section). The plan
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also outlines safety standards for stormwater infrastructure to be implements to protect public
safety.
Stormwater Discussion
Land development can dramatically alter the hydrologic cycle (see Figure C-1) of a site and,
ultimately, an entire watershed. Prior to development, native vegetation can either directly
intercept precipitation or draw that portion that has infiltrated into the ground and return is to the
atmosphere through evapotranspiration. Development can remove this beneficial vegetation and
replace it with lawn or impervious cover, reducing the site's evapotranspiration and infiltration
rates. Clearing and grading a site can remove depressions that store rainfall. Construction
activities may also compact the soil and diminish its infiltration ability, resulting in increased
volumes and rates of stormwater runoff from the site. Impervious areas that are connected to
each other through gutters, channels, and storm sewers can transport runoff more quickly that
natural areas. This shortening of the transport or travel time quickens the rainfall-runoff
response of the drainage area, causing flow in downstream waterways to peak faster and higher
that natural conditions, these increases can create new and aggravate existing downstream
flooding and erosion problems and increase the quantity of sediment in the channel. Filtration of
runoff and removal of pollutants by surface and channel vegetation is eliminated by storm sewers
that discharge runoff directly into a stream. Increase in impervious area can also decrease
opportunities for infiltration, which, in turn, reduced stream base flow and groundwater recharge.
Reduced base flows and increased peak flows produce greater fluctuations between normal and
storm flow rates, which can increase channel erosion. Reduced base flows can also negatively
impact the hydrology of adjacent wetlands and the health of biological communities that depend
on base flows. Finally, erosion and sedimentation can destroy habitat from which some species
cannot adapt.
Figure C-1: Groundwater Recharge in the Hydrologic Cycle
Land Surface
Unsaturated Zone
Water Table
Evapotranspiration
Transpiration
Evaporation
Saturated Zone (Ground Water)
Source: New Jersey Geological Survey Report GSR-32.
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Precipitation/
Surface Runolf
Infiltration
Recharge
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Stream
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In addition to increases in runoff peaks, volumes, and loss of groundwater recharge, land
development often results in the accumulation of pollutants on the land surface that runoff can
mobilize and transport to streams. New impervious surfaces and cleared areas created by
development can accumulate a variety of pollutants from the atmosphere, fertilizers, animal
wastes and leakage and wear from vehicles. Pollutants can include metals, suspended solids,
hydrocarbons, pathogens, and nutrients.
In addition to increased pollutant loading, land development can adversely affect water quality
and stream biota in more subtle ways. For example, stormwater falling on impervious surfaces
or stored in detention or retention basins can become heated and raise the temperature of the
downstream waterway, adversely affecting cold water fish species such as trout. Development
can remove trees along stream banks that normally provide shading, stabilization, and leaf litter
that falls into streams and becomes food for the aquatic community.
Background
The Borough encompasses a 2.6 square mile area in Bergen County, New Jersey. A portion of
the Borough from the Conrail Railroad line east of Schuyler Avenue to the Borough's eastern
boundary is under the jurisdiction of the New Jersey Meadowland Commission (NJMC). The NJ
Meadowlands Commission was created by an act of the New Jersey Legislature in 1968 and was
passed into law in January 1969. It was formed to regulate the development with the
Meadowlands and is formed on 10 Bergen County & 4 Hudson County communities. It has
jurisdiction over 19,485 acres, 30.4 square miles within these municipalities. Figure C-3 depicts
the Borough boundary on the USGS quadrangle maps. At this point in time, 79.9 percent of the
Borough of North Arlington is considered developed (see Land Use Table in Land Use / Build-
out Analysis Section below).
The total housing units for the Borough has increased from 6,563 in 1980 to 6,406 in 1990 to
6,529 in 2000. The population of the Borough has decreased from 16,587 in 1980 to 13,790 in
1990 to 15,181 in 2000. The Borough is a stable community, but is gradually losing population
base on the Bergen County Data Book Year 2003. In addition, the Borough contains an active
cemetery (Holy Cross Cemetery) which is bound on its east and west by Schuyler Avenue and
Ridge Road, respectively.
It is anticipated that this decrease in population and housing units from 1980 to 2000 will not
occur in the future. This is due to the ENCAP redevelopment project which is located within the
Borough's existing landfills (Erie Landfill and Kingsland Landfill). The proposed
redevelopment with the Borough is to include approximately 2,000 residential units, a golf
course, and a retail component. The finalized components of the development (i.e. exact number
of units, area of retail component, etc.) will be determined in the future.
Although a majority of the ENCAP development will be located with the NJMC jurisdiction, a
portion of the development will occur on property under the Borough of North Arlington's
jurisdiction. This property is bound to the east by the Conrail Railroad, to the south by the
Borough of Kearny boundary, to the west by the cliffs east of Schuyler Avenue, and to the north
by Disposal Road. The proposed ENCAP development will increase impervious surface due to
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the site improvements, but the development will be required to meet the newly implemented
New Jersey Stormwater Regulations.
Not located with the Borough, the proposed Xanadu development is to occur with the
Meadowlands. It is understood that this proposed project has obtained the necessary state and
local approvals to begin construction. It is anticipated that this proposed development will not
increase flooding with the Borough as the ultimate discharge points of this development are both
the Berry's Creek and Hackensack River which are tidally influenced at this location.
The Borough of North Arlington had an active mining operation within its boundary. The mine
operations have been inactive for decades, but mine shaft subsidence has occurred within the
Borough. Concrete plugs have been constructed within area at which ground subsidence has
occurred. To combat this ground activity in the future, stormwater conveyance systems could be
constructed to convey stormwater away from mine shaft areas. This has been listed as a project
within the Mitigation Plan section of this report. The approximate boundary of the mine shaft
area is Ridge Road (to the west), the cemetery (to the north), the cliffs adjacent to Schuyler
Avenue (to the east), and the Town of Kearny (to the south).
The Borough has full sanitary sewer service. Sanitary waste flows are collected by sanitary
sewers that are under the jurisdiction of the Bergen County Utilities Authority. Domestic water
and fire service flow are provided by the United Water conveyance system. The Borough is not
aware of any private domestic wells located within the Borough. In addition, no public
wellheads are located within the Borough. The Borough contains stormwater features which
include but are not limited to drainage swales and detention basins. At this time, a detailed list of
the individual stormwater features is not available.
The New Jersey Department of Environmental Protection (NJDEP) has established an Ambient
Biomonitoring Network (AMNET) to document the health of the state's waterways. There are
over 800 AMNET sites throughout the state of New Jersey. These sites are sampled for benthic
macroinvertebrates by NJDEP on a five-year cycle. Streams are classified as non-impaired,
moderately impaired, or severely impaired based on the AMNET data. The data is used to
generate a New Jersey Impairment Score (NJIS), which is based on a number of biometrics
related to benthic macroinvertebrate community dynamics. The following streams and rivers
traverse the Borough:
1. The Passaic River (tidal) at the Borough's western boundary
2. The Saw Mill Creek at the Borough's eastern boundary (a tributary to the Hackensack
River) - tidal
3. An Un-coded Tributary to the Hackensack River which traverses through the cemetery
(center of Borough)
4. An Un-coded Tributary to tidal waters at the Borough's northeastern corner - tidal
5. An Un-coded Tributary to tidal waters adjacent to the Borough's eastern boundary - tidal
6. An Un-coded Tributary adjacent to the Borough's eastern boundary that is piped to tidal
waters
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These watercourses contain floodplains as shown on FEMA (Federal Emergency Management
Agency) FIRMs (Flood Insurance Rate Maps). These maps are included as Figure C-10, C-11,
and C-12. Figure C-10 shows the Passaic River which has a 100 Year Flood Elevation of 12 feet
at the North Arlington - Lyndhurst boundary to an elevation of 10 feet at the North Arlington
Kearny boundary. Figure C-11 and Figure C-12 shows the New Jersey Meadowlands
Commission property. This property is tidally influenced and has a 100-year elevation of 9 feet.
The Borough of North Arlington is located within two Watershed Management Areas (WMA4
and WMA5). WMA4 and WMA5 are the Lower Passaic WMA and Hackensack and Pascack
WMA, respectively. There are two HUC14s within the Borough. They are as follows:
1. 02030103150030 - Lower Passaic River - Second River to Saddle River (WMA 4)
2. 02030103180090 - Hackensack River - Amtrak Bridge to Route 3 (WMA 5)
The watercourses within the Borough are not categorized as Category One (C-1) Streams by the
NJDEP. These watercourses do not flow to a reservoir utilized for drinking water. It should be
noted that the Borough of North Arlington has proceeded to construct a paved pathway along the
Passaic River as part of the Green Acres program.
In addition to the watercourses listed above, there are four ponds / lakes located within the
municipal boundaries based up the NJDEP GIS Bergen County Lakes file. Three of these ponds
do not exist. The following waterbodies exist within the Borough:
1. A pond at the northeastern corner of the Borough
2. Tidal waters along the eastern boundary of the Borough
The above watercourses that flow through the Borough are moderately impaired based on
AMNET data. In addition to the AMNET data, the NJDEP and other regulatory agencies collect
water quality chemical data on the streams in the state. These data show that the instream water
quality constituents frequently exceed the state's criteria. This means that these rivers are
impaired waterways and the NJDEP is required to develop a Total Maximum Daily Load
(TMDL) for these pollutants for each waterway.
A TMDL is the amount of a pollutant that can be accepted by a waterbody without causing an
exceedance of water quality standards or interfering with the ability to use a waterbody for one
or more of its designated uses. The allowable load is allocated to the various sources of the
pollutant, such as stormwater and wastewater discharges, which require an NJPDES permit to
discharge, and nonpoint source, which includes stormwater runoff from agricultural areas and
residential areas, along with a margin of safety. Provisions may also be made for future sources
in the form of reserve capacity. An implantation plan is developed to identify how the various
sources will be reduced to the designated allocations. Implementation strategies may include
improved stormwater treatment plants, adoption of ordinances, reforestation of stream corridors,
retrofitting stormwater systems, and other BMPs.
The New Jersey Integrated Water Quality Monitoring and Assessment Report (305(b) and 303
(d)) (Integrated List) is required by the federal Clean Water Act to be prepared biennially and is
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a valuable source of water quality information. This combined report presents the extent to
which New Jersey water is attaining water quality standards, and identifies waters that are
impaired. Water waterbodies are classified through the use of Sublists. Sublist 1 and 2
waterbodies are unimpaired. Sublist 3 waterbodies have limited assessment or data availability.
Sublist 4 waterbodies are impaired due to pollution rather than pollutants or have had a TMDL or
other enforceable management measure approved by the EPA expected to achieve Water Quality
Standards. Sublist 5 of the Integrated List constitutes the list of waters impaired or threatened by
pollutants, for which one or more TMDLs are needed.
The following are the watercourse with their locations, sublist, and sublist constituents:
1. Passaic River (tidal) at Rutgers Street in Kearny - downstream of North Arlington
This section is on Sublist 1 for temperature, dissolved oxygen, pH, and unionized
ammonia. It is on Sublist 5 for phosphorus and fecal coliform.
2. Passaic River (tidal) at Union Avenue in Rutherford - upstream of North Arlington
This section is on Sublist 1 for temperature, dissolved oxygen, and pH. It is on Sublist 5
for fecal coliform.
3. Hackensack River (tidal at Secaucus) - upstream of North Arlington
The Saw Mill Creek is a tributary of the Hackensack River. This section of the River is
on Sublist 3 for fecal coliform.
4. Hackensack River (tidal at the Pulaski Skyway) - downstream of North Arlington
The Saw Mill Creek is a tributary of the Hackensack River. This section of the River is
on Sublist 3 for fecal coliform. It is on Sublist 1 for temperature, dissolved oxygen
unionized ammonia, and pH.
At this time the Borough is unaware of any TMDLs identified for the branches / sections of the
watercourses listed above. In addition, the Borough is unaware of the status of these TMDLs for
aforementioned watercourse sections listed on Sublist 5 at this time. TMDLs for fecal coliform
have been created for waterbody sections upstream of Borough along the Passaic River.
To combat fecal coliform pollution, a Borough resident should properly dispose of pet waste and
avoid feeding waterfowl. The Borough will adopt a pet waste and wildlife feeding ordinance by
October 1, 2005 and a stormwater control ordinance by April 1, 2006 to limit impairment due to
fecal coliform. The pet waste and wildlife ordinance will limit the production of fecal coliform
quantity produced, while the stormwater control ordinance through the implementation of certain
BMPs will limit flow concentration of fecal coliform through its removal from the flow.
In addition to water quality issues, the Borough has exhibited water quantity problems including
flooding, stream bank erosion, and diminished base flow in its streams. Many of the culverts
associated with road crossings in the Borough are undersized. During severe storm events; these
undersized culverts do not have adequate capacity, thereby causing flooding upstream. Specific
areas that are affected include the following:
1. An Un-coded Tributary of the tidal waters from the pipe stormwater conveyance system
from Gary and Cantebury Avenues
2. Rutherford Place adjacent to the cemetery
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These culverts were designed for much different hydrologic conditions (i.e., less impervious
area) than presently exist in the Borough. As the impervious area increased in the Borough, the
peak and volumes of stream flows also increased. The increased amount of water resulted in
stream bank erosion, which resulted in unstable areas at roadway/bridge crossings (stream
section and culvert obstructions), and degraded stream habitats. The high impervious area of the
Borough has significantly decreased groundwater recharge, decreasing base flows in streams
during dry weather periods. Lower base flows can have a negative impact on instream habitat
during the summer months. A map of the groundwater recharge areas are shown in Figure C-4.
At this time, the Borough does not have an existing groundwater assessment. Well head
protection areas, also required as part of the MSWMP, are shown in Figure C-5.
Design and Performance Standards
The Borough will adopt the design and performance standards for stormwater management
measures as presented in N.J.A.C. 7:8-5 to minimize the adverse impact of stormwater runoff on
water quality and water quantity and loss of groundwater recharge in receiving water bodies.
The design and performance standards include the language for maintenance of stormwater
management measures consistent with the stormwater management rules at N.J.A.C. 7:8-5.8
Maintenance Requirements, and language for safety standards consistent with N.J.A.C. 7:8-5.6
Safety Standards for Stormwater Management Basins. The ordinance will be submitted to the
county for review and approval within 24 months of the effective date of the Stormwater
Management Rules (April 2006).
During construction, Borough inspectors will observe the construction of the project to ensure
that the stormwater management measures are constructed and function as designed. If the
Borough determines that non-compliance is occurring, the Borough shall issue non-compliance
citations, stop work orders, and fines to ensure compliance.
The
Once construction is completed, long-term maintenance is required for existing and future
stormwater facilities to ensure long-term operation for all project governed by the requirements
set forth within the Stormwater Control Ordinance to be adopted by April 1, 2006.
ordinance will require a maintenance and repair plan that will provide specific preventative
maintenance tasks and schedules along with the name of the person or people responsible for
preventive or corrective maintenance. The person responsible for maintenance will be required
to evaluate the effectiveness of the maintenance plan at least once per year and adjust the plan
and the deed as necessary.
To ensure proper maintenance and facility repair, the Borough will notify the responsible person
in writing should a stormwater facility become a danger to public safety, public health, or require
maintenance or repair. Upon receipt of the written notice, the responsible person will have
fourteen days to effect maintenance and repair of the facility in a manner that is approved by the
municipal engineer. The Borough, in its discretion, may extend the time allowed for effecting
maintenance and repair for good cause. If the responsible person fails or refuses to perform such
maintenance and repair, the municipality or County may immediately proceed to do so and shall
bill the cost to the responsible person.
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Plan Consistency
The Borough is within a Regional Stormwater Management Planning Area (Bergen County) and
TMDLs have been developed for waters within the Borough; therefore this plan does need to be
consistent with the regional stormwater management plan (RSWMP's) and the TMDLs. The
TMDLs have been developed for fecal coliform due to waterfowl and pet waste.
The Municipal Stormwater Management Plan is consistent with the Residential Site
Improvement Standards (RSIS) as N.J.A.C. 5:21. The municipality will utilize the most current
update of the RSIS in the stormwater management review of residential areas. This Municipal
Stormwater Management Plan will be updated to be consistent with any future updated to the
RSIS.
The Borough's Stormwater Management Ordinance required all new development and
redevelopment plans to comply with New Jersey's Soil Erosion and Sediment Control Standards.
Projects with limits of disturbance greater than our equal to 5,000 SF require review by the
Bergen County Soil Conservation District (excluding a one lot, single-family dwelling
development). During construction, Borough inspectors will observe on-site erosion and
sediment control measures and report any inconsistencies to the local Soil Conservation District.
Nonstructural Stormwater Management Strategies
The Borough has reviewed the master plan and ordinances, and has provided a list of the sections
in the Borough land use and zoning ordinances that are to be modified to incorporate
nonstructural stormwater management strategies. These are the ordinances identified for
revision. Once the ordinance texts are completed, they will be submitted to the county review
agency for review and approval within 24 months of the effective date of the Stormwater
Management Rules. A copy will be sent to the Department of Environmental Protection at the
time of submission.
Chapter 28 (Land Development) was reviewed with regard to incorporating nonstructural
stormwater management strategies. Several changes were made to the followings Sections
within these Chapters:
Section 28-36. General Design Standards and Section 28-50 Screening and Buffering
requires that extensive buffering be provided for intensive use and that natural vegetation, if
appropriate, shall be maintained. This section will be amended to expand to forested areas, to
ensure that leaf litter and other beneficial aspects of the forest are maintained in addition to the
trees.
Section 28-22.3 Yard Regulations states that a setback / distance shall be provided from the
boundary line in which a building can not be placed. This section will be amended to include a
note that care be taken to preserve native trees and shrubbery located within this setback area. In
addition, the section will be amended to state that native plant species shall be planted in setback
areas where feasible.
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Section 28-42 Lots will be amended to provide the definition of a cluster development and will
provide requirements to subdivide a lot into smaller conforming lots. A cluster development is a
subdivision option utilized to preserve land for public and agricultural purposes, to prevent
development on environmentally sensitive areas, and to aid in reducing the cost of providing
streets, utilities and services in residential developments. This cluster option is an excellent tool
for reducing impervious roads and driveways. The option allows for small lots with smaller
front and side yard setbacks than traditional development options. It also minimizes the
disturbance of large tracts of land, which is a key nonstructural stormwater management strategy.
The section will include a cluster development subdivision option. The option will include a
percentage of the total tract to be preserved as open space for residential area. It will also
include language promoting the use and / or preservation of native vegetation.
Section 28-36. General Design Standards and Section 28-50 Screening and Buffering
requires buffers for development. Buffers are an impervious coverage setback for a lot to its
boundary line. This section will be amended to include a definition of a buffer which is to
preserve existing natural features within this area, such as trees, brooks, swamps, hilltops, and
views, and that care be taken to preserve trees to enhance soil stability and landscaped treatment
of the area. The section will be amended to supplement proposed buffer areas with native
landscaping. Structural buffering methods (berms, walls, fences, etc.) shall not be considered
until all landscaping methods have been exhausted. Additionally, language will be included to
allow buffer areas to be used for stormwater management by disconnecting imperious surfaces
and treating runoff from these impervious surfaces.
Section 28-36 General Design Standards states that environmental conditions shall be
considered. This section will be amended to limit improvement and maintenance within the
floodplain which shall follow all applicable state regulatory requirements. In addition, this
section will be amended to state that developers will not be permitted to encroach upon areas
outside of the approved limit of disturbance shown on the approved Soil Erosion and Control
Plan for the development.
Section 28-38. Streets addresses the design standards for Borough streets. Street paving widths
are a function of the type of development, number of units served, whether a street is curbed,
whether on-street parking is permitted, and whether on-site topographical constraints allow
design flexibility. This section will be amended to encourage developers to limit on-street
parking to allow for narrower paved widths that will conform to the New Jersey Residential Site
Improvement Standards where applicable.
Schedule II - Lot, Bulk, and Yard Regulations has the requirements for permitted impervious
coverage for zoning districts within the Borough. The table will be amended to include a note
stating that if a developer is given a variance to exceed the maximum allowable impervious
percentage, the developer must mitigate the impact of the additional impervious surfaces. This
mitigation effort must address water quality, flooding, and groundwater recharge as described in
the Borough Stormwater Control Ordinance which is to be enacted.
Section 28-40 Curbing states the requirement of curbing within the Borough. This section will
be amended to allow for curb cuts or flush curbs with curb stops to allow vegetated swales to be
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used for stormwater conveyance and to allow the disconnection of impervious areas where
feasible
Section 28-60 Application Requirements lists the requirements for a site plan and / or
subdivision plan application. This section will be amended to require that all streets be provided
with inlets and pipes where the same are necessary for proper drainage. In addition, this section
will be amended to encourage the use of natural vegetated swales in lieu of inlets and pipes
where feasible. Language will be added to allow for use of natural vegetated swales for the
water quality design storm, with overflow for larger storm events into storm sewers.
Section 28-37.2 Parking Area Design Standards describes the procedure for construction of
any new driveway or accessway to any street. This section will be amended to allow the use of
pervious paving materials to minimize stormwater runoff and promote groundwater recharge
where appropriate.
Section 28-54 Design Standards lists the design standards for a project. Language will be
added to this section to require that any off-site and off-tract stormwater management and
drainage improvements must conform to the Borough Stormwater Control Ordinance.
Section 28-37.1 Off-Street Parking Spaces provides guidance on minimum parking space
requirements for quantity and dimensions. These requirements are based on the number of
dwelling units, gross floor area, and / or other designated requirements (seats, etc.). The section
will be amended to allow a developer to demonstrate that fewer spaces would be required,
provided area is set aside for additional spaces if necessary. This section was amended to allow
pervious paving to be used in areas to provide overflow parking, vertical parking structures,
smaller parking stalls, and shared parking if feasible.
Section 28-46 Performance Standards requires that pollution source control be shown. It will
be amended that all materials and wastes that might create a pollutant or a hazard be enclosed in
appropriate containers.
Section 28-36. General Design Standards and Section 28-50 Screening and Buffering states
that buffers may be required as part of a proposed development. This section will be amended to
restrict and control the removal of matures trees throughout the Borough. This revision is to
recognize that the preservation of matures trees and forested areas are a key strategy in the
management of environmental resources, particularly watershed management, air quality, and
ambient heating and cooling. This complies with minimizing land disturbance, which is a
nonstructural stormwater management strategy.
Section 28-39 Sidewalks describes sidewalk requirements for the Borough. Language will be
added to this section to require developers to design sidewalks to discharge stormwater to
neighboring lawns where feasible to disconnect these impervious surfaces, or use permeable
paving materials where appropriate.
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Section 28-54 Design Standards lists the design standards for a project and will be amended by
referencing the Borough's Stormwater Control Ordinance which will be updated to include all
requirements outlined in N.J.A.C. 7:8-5.
Land Use / Build-Out Analysis
As per the November 2003 Master Plan and an analysis of the existing land use per the NJDEP
GIS, North Arlington is a fully developed community and contains less than one square mile
(0.52 square miles as per table below) of vacant and agricultural area. The analysis for vacant
land included land area under the New Jersey Meadowlands Commission jurisdiction. For this
reason, a land use / building-out analysis is not required for the Borough of North Arlington.
VACANT LAND WITHIN THE BOROUGH OF NORTH ARLINGTON
LANDUSE / LANDCOVER (NJDEP GIS LANDUSE / LANDCOVER 1986)
NJDEP LAND USE
ALTERED LANDS
DISTURBED WETLANDS
TRANSITIONAL AREAS
MANAGED WETLANDS
DECIDUOUS FOREST
BRUSHLAND/SHRUBLAND
TOTAL LAND AREA
AREA (ACRES) AREA (SQ.MI.)
50.95
0.08
3.32
0.01
154.65
0.24
5.21
0.01
1.17
0.00
119.67
0.19
334.97
0.52
Mitigation Plans
This mitigation plan is provided for a proposed development that is granted a variance or
exemption from the stormwater management design and performance standards. Presented is a
hierarchy of options (1 and 2).
Mitigation Project Criteria
1.
The mitigation project must be implemented in the same drainage area as the proposed
development. The project must provide additional groundwater recharge benefits, or
protection from stormwater runoff quality and quantity from previously developed
property that does not currently meet the design and performance standards outlined in
the Municipal Stormwater Management Plan. The developer must ensure the long-term
maintenance of the project, including the maintenance requirements under Chapters 8 and
9 of the NJDEP Stormwater BMP Manual.
The applicant can select one of the following projects listed to compensate for the deficit
from the performance standards resulting from the proposed project. More detailed
information on the projects and a list of additional projects can be obtained from the
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2.
Borough Engineer. Listed below are some specific projects that can be used to address
the mitigation requirement.
Groundwater Recharge
a. Allen Park.
b. North Arlington Middle School
c. Kip Collins Field
d. Fisher Field
Water Quality
a. Morton Place from Schulyer Avenue to the cliff
b. Avon Place from Schulyer Avenue to the cliff
c. Renner Place from Schulyer Avenue to the cliff
Water Quantity
a. Gold Avenue from its intersection with Albert Street to Front Street
b. Devon Street from Park Avenue to Belleville Turnpike
c. Tributary of the Kingland Creek from the pipe stormwater conveyance
system from Gary and Cantebury Avenues
d. Rutherford Place adjacent to the cemetery
e. Inactive Mine Shaft Area
If a suitable site cannot be located in the