Prior to the granting of final major subdivision
approval, the applicant shall have installed or furnished performance
guaranties for the ultimate installation of the following improvements.
A.
A right-of-way width of 50 feet shall be dedicated. Rights-of-way shall be granted and streets shall be constructed in accordance with the construction standards and specifications of Chapter 272, Road and Improvement Specifications. Arterial and collector streets may be given special, increased specifications by the Board if they are subject to heavy use.
B.
All streets to be constructed in the Township shall conform to the requirements and standards established by Chapter 272, Road and Improvement Specifications.
C.
All streets shall be designed to minimize cuts and
fills, tree removal and shall incorporate curvilinear design to more
appropriately reflect the rural character of the Township.
[Added 10-31-2006 by Ord. No. 2006-12]
A.
Grades for main traffic arteries shall not exceed
six feet in 100 feet (6%).
B.
Grades for all streets other than main traffic arteries
shall not exceed 10 feet in 100 feet (10%).
C.
The grade of any street shall not exceed two feet
in 100 feet (2%) for a distance of 50 feet from its intersection with
the pavement line of any other street.
Street intersections shall be as nearly at right
angles as is possible and in no case shall be less than 70°. The
block corners at street intersections shall be rounded at the curbline
by a curve having a radius of not less than 20 feet. Normally the
radius at the property line shall be not less than 10 feet. Longer
radii shall be provided when the Board finds it reasonably necessary
to accommodate traffic or topographic conditions or when a special
feature of a subdivision requires emphasis.
Center-line offsets of less than 125 feet shall
be prohibited.
A tangent at least 100 feet long shall be introduced
between reverse curves on arterial and collector streets.
When connecting street lines deflect from each
other at any one point by more than 10° and not more than 45°,
they shall be connected by a curve having a radius of not less than
100 feet for minor streets or 300 feet for arterial and collector
streets.
A vertical curve shall be provided at each change
of grade. Such vertical curve shall have a length sufficient to enable
a driver with his eye at 4 1/2 feet above the street surface
to observe an object four feet high in the same line at a distance
of not less than 150 feet; provided, however, that in no case shall
the length of a vertical curve be less than 100 feet.
A.
Dead-end streets shall be limited to not more than
20 lots located thereon from any common entrance or exit to a through
street and shall be provided with a turnaround at the end with a radius
of not less than 50 feet to the edge of pavement, tangent wherever
possible to the right side of the street, which turnaround may contain
a one-way rotary with a center island if required by the Board.
B.
If any dead-end street is of a temporary nature, a
similar turnaround shall be provided and provisions shall be made
for future extension of the street and reversion of the excess right-of-way
to the adjoining properties.
No street shall have a name which will duplicate
or so nearly duplicate an existing street name as to be confused with
the name of any existing street. The continuation of an existing street
shall have the same name.
Street signs shall be of the same type and design
as the street signs currently in use in the Township and shall be
installed in accordance with applicable Township ordinances and state
statutes in such manner that the name of each intersecting street
is clearly visible to approaching traffic. Where traffic signs are
deemed necessary by the Township Engineer, such signs shall be required.
The cost of signs and the installation thereof shall be borne by the
applicant.
Subdivisions that adjoin or include existing
streets which do not conform to widths as shown on the Master Plan.
Official Map or the street width requirements of this chapter shall
dedicate such required additional width along either one or both sides
of such streets. If the subdivision is along one side only, 1/2 of
the required additional width shall be dedicated.
The right-of-way width for internal streets
and alleys in any multifamily, commercial or industrial development
shall be determined on an individual basis and shall in all cases
be of sufficient width and design to safely accommodate the maximum
traffic, parking and loading needs and maximum access for fire-fighting
and emergency equipment.
No subdivision showing reserve strips controlling
access to streets shall be approved except where the control and disposition
of land comprising all such strips have been placed by the applicant
with the Township Committee under terms and conditions approved by
the Board.
Concrete sidewalks shall be installed along
one or both sides of all streets as designated by the Board. Sidewalks
shall in all cases be of sufficient width to accommodate the maximum
pedestrian traffic, but in no case shall be less than five feet in
width in the Commercial or Neighborhood Business Zones or four feet
in width in all other zones, and shall be constructed in accordance
with the standards and specifications of Section 8, Division 5, of
the NJDOT Specifications. Concrete curbs shall be installed on both
sides of all streets, running from one end of the street to the other
and continuous at the intersections of the streets. Drop curbs shall
be provided in the curbline at the appropriate locations for driveways
or entrance points.
Streetlighting shall be provided at locations
designated by the Board and in a manner prescribed by the Board.
A.
Shade trees shall be planted along both sides of every
street at the intervals and locations and in the types and sizes according
to standards approved by the Board. Such trees shall be located two
feet back from the property line and shall not be placed closer than
25 feet to an existing or proposed streetlight nor closer than 25
feet to an existing or proposed street intersection.
B.
Existing trees near street rights-of-way shall be
preserved as designated by the Board.
C.
Shade trees may not be required if the Board finds
that the existing trees on the property which will not be destroyed
by the subdivision will provide sufficient foliage and that the resulting
informal arrangement of trees within the subdivision will be at least
equally desirable. In such cases the Board may require that the applicant
plant shrubs in lieu of providing shade trees.
D.
Trees whose trunk base is covered or filled to a depth
of six inches or more above the original grade shall be properly welled
in accordance with the standards and specifications of Section 3,
Division 7, of the NJDOT Specifications.
E.
All trees not surviving after one growing season shall
be replaced by the applicant. Other species may be proposed in writing
to the Board, subject to its approval. The Board may provide rules
and regulations compelling the applicant at his sole expense to retain
a qualified forester to report to the Township Engineer as to what
can be done to save existing trees and natural growth.
F.
All stumps, litter, rubbish, brush, weeds, dead and
dying trees, roots and debris shall be removed or destroyed immediately
upon the request of and to the satisfaction of the Township Engineer.
A.
The applicant shall arrange with the serving utility for the underground installation of the utility's distribution supply lines and service connections in accordance with the provisions of the applicable standard terms and conditions incorporated in its tariff as the same are then on file with the State Board of Public Utility Commissioners and shall submit to the Board, prior to the granting of approval, a written instrument from each such serving utility which shall evidence full compliance with the provisions of this Subsection A; provided, however, that lots in such subdivisions as abut existing streets where overhead electric or telephone distribution supply lines have theretofore been installed on any portion of the streets involved may be supplied with electric and telephone service from such existing lines or overhead extensions thereof, but the service connections from the utility's overhead lines shall be installed underground. The installation of such utility services shall be completed as a condition of final subdivision approval.
A.
General. Block length and width or acreage within bounding roads shall be such as to accommodate the size of the lot required by Chapter 220, Land Use, in the area and to provided adequately for sewage disposal, convenient access, circulation, control and safety of street traffic.
B.
Size. Blocks shall not be less than 600 feet in length and not a lesser number of feet in width than is necessary to comply with Chapter 220, Land Use, except where the Board may deem that the existing conditions or special plans warrant a deviation from such minimum requirements.
C.
Commercial. Block sizes for commercial, business or
industrial use shall be sufficient to meet all area and yard requirements
for such use.
D.
Easements. Rights-of-way and easements within blocks
located in commercial, business or industrial areas shall not be less
than 20 feet in width.
A.
General. Lot dimensions, front, side and rear yards, total area in square feet and frontage shall not be less than the requirements of Chapter 220, Land Use, for the zoning district in which the property is located.
B.
Side lines. Insofar as practical, side lot lines shall
be at right angles to streets and radial to curved streets.
C.
Setbacks. Where extra width has been dedicated to
allow for the widening of existing streets, all setback lines shall
be measured from such extra-width lines.
D.
Substandard suitability. Where there is a question
as to the suitability of a lot or lots for their intended use due
to factors such as flood conditions, sewage disposal or similar circumstances,
the Board may, after investigation with professional assistance if
deemed necessary, withhold approval of such lots. For residential
lot purposes, a building lot shall be required to have a minimum contiguous
buildable area of two times the maximum allowable impervious coverage
to be deemed a buildable lot.
[Amended 10-31-2006 by Ord. No. 2006-12]
E.
Easements excluded. Easements for natural watercourses
shall not be deemed part of any servient lot for the purpose of complying
with area, frontage and yard requirements.
F.
Lot corners. In addition to the requirements of the
Map Filing Law (N.J.S.A. 46:23-9.9 et seq.), every lot hereinafter
subdivided or resubdivided shall have each and every corner thereof
marked with permanent monumentation. Said monumentation shall comply
with prevailing surveying standards. In the event that a lot corner
lies within the bed of any road, the bed of any watercourse or at
any other point otherwise restricted by law from the placement of
permanent monumentation, then relief by way of a waiver may be granted
upon appropriate application to the municipal agency.
[Added 4-13-1995 by Ord. No. 95-4]
G.
Impervious coverage - allowable calculation. The calculation of impervious coverage allowable on a lot shall be based on the actual lot size times the appropriate impervious coverage ratio as defined for the zone in the Schedule of Zone Requirements in Chapter 220, Land Use.
[Added 10-31-2006 by Ord. No. 2006-12]
A.
Utility easements. In large-scale developments where
unusual circumstances warrant or wherever the utility is not installed
in the public right-of-way, easements may be required for utility
installations. Such easements shall be at least 15 feet wide and shall
be located after consultation with the utility companies or Township
agency concerned.
B.
Drainage easements. Where a subdivision is traversed
by a watercourse, drainageway, channel or stream, there shall be provided
a stormwater easement or drainage right-of-way at least 15 feet wide
conforming substantially with the lines of such watercourse and of
such further width as will be adequate for the purpose of disposing
of stormwater and for flood control. Such easements shall be deeded
to the Township prior to final subdivision approval.
C.
Conservation. Natural features, including but not
limited to trees, brooks, hilltops and views, shall be preserved as
designated by the Board.
D.
Recreation areas. The Board may require the applicant
to provide recreation areas within the development.
A.
Drainage structures such as culverts, headwalls, inlets
and catch basins shall be constructed in accordance with Section 3
and Section 12, Division 5, of the NJDOT Specifications. Drainage
ditches shall be constructed in accordance with approved practice
and design. The velocity of flow shall be greater than two but less
than three feet per second. For those velocities, there shall be provided
a well-grassed ditch. Where velocities of flow are between three and
four feet per second, the ditches shall be sodded; where velocities
are between four and seven feet per second, the ditches shall be surfaced
with nine-inch cobbled stone on a three-inch gravel bed or six-inch-thick
bituminous paving on a four-inch gravel bed. Where velocities of flow
exceed seven feet per second or where a change of direction of flow
will cause erosion, the bottom and banks of the ditches shall be protected
with a suitable protective material such as riprap or concrete bag
material installed in accordance with Section 15, Division 2, of the
NJDOT Specifications. The sides of such ditches shall be sloped at
3:1 wherever practical, and in no case steeper than 1 1/2:1.
The cross section of such ditches shall be designed by the use of
Manning's Formula.
B.
Culverts shall be at least 12 inches in diameter under
driveways. Sanitary sewers, where required, shall be adequately sized
and in conformance with the State Department of Health regulations.
All storm and drainage pipe appurtenances shall be adequate in size
to provide for the proper drainage of the contributing areas with
final discharge to an adequate natural or artificial watercourse.
Design size and capacity shall be sufficient to carry the runoff of
a storm frequency period of one year with all tributary land area
fully developed.
C.
Water mains, where installed, shall be in accordance
with specifications of the water supplier and shall not be less than
six-inch pipes, except where otherwise permitted by the rules and
regulations of the New Jersey Public Utility Commission, and shall
be properly connected with an approved system of sufficient size and
capacity to provide fire protection.
D.
Given the rural nature of the community, detention
structures shall be designed to minimize their appearance on the viewscape
and minimize disturbance.
[Added 10-31-2006 by Ord. No. 2006-12]
E.
Stormwater control structures shall be designed to
allow for easy maintenance. Surface to detention structures shall
not exceed 10% of the buildable area, shall have no mowable slope
steeper than 5:1 and shall have a depth of no greater than five feet.
Swales shall have no mowable slope steeper than 5:1.
[Added 10-31-2006 by Ord. No. 2006-12]
F.
To minimize visual intrusion, any stormwater control
device shall be designed to minimize berming and, where required,
said berm shall have an exterior slope not to exceed 8:1. All outlet
structures shall be designed to be hidden or to take on a natural
look with the use of stone facades or equivalent.
[Added 10-31-2006 by Ord. No. 2006-12]
G.
In accordance with RSIS standards, quarterly inspections
and repair cost allocations shall be calculated as part of any site
plan or subdivision review process. Where such structures are proposed
to be dedicated to the Township, the cost of said inspections and
repairs for a period of 20 years shall be calculated and deposited
for use by the Township and maintenance thereof.
[Added 10-31-2006 by Ord. No. 2006-12]
H.
Utility trench standards.
[Added 10-31-2006 by Ord. No. 2006-12]
(1)
All utility trenches and stormwater structures
including cables, pipes, catch basins and other water management structures
must contain a minimum of six inches of three-fourths-inch clean stone
base down to virgin soil under the structure, with clean stone also
being placed at least six inches around and to the top of the pipe.
Backfill shall then include three-fourths-inch quarry process stone
(DGA) being placed in six-inch compacted lifts to the top of the trench.
Compaction within the trench must reach 95% density as verified by
a qualified testing laboratory. Utility structures outside of the
road easement may be covered with compacted native fill. Backfill
of all utility trenches shall be inspected prior to backfill and prior
to any fill above the structures.
(2)
Cutoff or french drains shall be installed uphill
of and/or behind a road curbline and must be properly connected to
the nearest stormwater inlet. These drains are required anywhere slopes
exceed 5% or as directed by the Township Engineer.
I.
Dry wells. Percolation tests must be performed at
proposed dry well locations to verify soil infiltration to meet the
two-year storm criteria. The dry well shall include a silt catch and
the outflow must be designed to handle the one-hundred-year storm
without erosion. Procedures for biannual inspection and potential
cleaning must be provided and shall be documented on all plot plans
and zoning applications.
[Added 10-31-2006 by Ord. No. 2006-12]
Bank and slope protection in cuts and fills
and wherever else such protection is deemed necessary by the Board
shall be provided by the use of topsoiling and seeding, slope boards,
sodding and planting in accordance with Sections 5, 6, 8 and 10, respectively,
Division 7, of the NJDOT Specifications.
No topsoil shall be removed from the site or
used as fill. Topsoil removed during the course of construction shall
be redistributed so as to provide at least six inches of cover to
all areas of the subdivision and shall be stabilized by seeding or
planting.
No change shall be made in the elevation or
contour of any lot or site by the removal of earth to another lot
or site other than a required minimal amount as determined by the
Township Engineer, except as may be approved by the Board. All changes
in elevation and contours approved by the Township Engineer and the
Board shall be shown on the preliminary and final plats and profiles.
[Amended 12-27-1996 by Ord. No. 96-32]
Monuments shall be of the size and shape required
by the Map Filing Law, N.J.S.A. 46:23-9.11, and shall be placed in
accordance with said statute. In addition, monuments conforming with
prevailing surveyor's standards for lot corner monumentation shall
be placed at the corners of all new lots, including the remainder
lot, created by subdivision.
Fire hydrants shall be installed on proposed
water mains at intervals of not more than 1,200 feet and shall be
located so as to afford fire protection in an overlapping radius of
not more than 600 feet in each direction from the hydrant location.
All hydrants shall be located at or near street intersections or at
property lines in such a manner as approved by the Board so as to
least interfere with the use of roads and property.
The construction standards and specifications
of the Township as now or hereafter adopted, if any, shall govern
the construction and installation of all the above improvements. Failure
of the applicant, his contractor or agent to conform to such specifications
shall be just cause for the suspension of the work being performed,
and no person, firm or corporation shall have the right to demand
or claim damage from the Township, its officials, agents or employees
by reason of said suspension.
