[Amended 8-24-1992 by Ord. No. 92-6; 8-8-1994 by Ord. No.
94-6; 6-10-1996 by Ord. No. 96-9; 12-9-2002 by Ord. No. 2002-14]
The following checklists are hereby adopted
for use in applications before the Land Use Board:
A. Checklist for minor subdivision application.
B. Checklist for major subdivision sketch plat application.
C. Checklist for major subdivision preliminary plat application
and Phase I Geologic Investigation Checklist (No. 39).
D. Checklist for major subdivision final plat application
and checklist for geotechnical details (No. 33).
E. Checklist for site plan concept plan application.
F. Checklist for site plan preliminary and final application
and Phase I Geologic Investigation Checklist (No. 44).
G. Checklist for minor site plan application.
H. Checklist for phase one of geologic investigation.
The following shall apply to residential cluster
development in the PD Zoning District:
A. Landscaping.
(1) A landscape plan prepared by a certified landscape
architect shall be submitted with the site plan application. The plan
shall identify existing and proposed trees, shrubs, ground cover,
natural features such as rock outcroppings and other landscaping elements.
The plan should show where they are or will be located and planting
and/or construction details. When existing natural growth is proposed
to remain, the applicant shall include in the plans reasonable methods
to protect existing trees and growth during and after construction.
(2) Street trees shall be installed on both sides of all
streets in accordance with the approved landscape plan. Trees shall
either be massed at critical points or spaced evenly along the street,
or both, provided that no more than the equivalent of one tree for
every 50 linear feet of street is required. Buffering by plantings
shall be required around the perimeter of the residential cluster
development, except where a buffer along the rear of the commercial
development is to be established or where such perimeter abuts the
public open space. Plant buffer materials shall be sufficiently large
and planted in such a fashion that a screen at least eight feet in
height shall be produced within three growing seasons. Besides street
trees and buffering required, additional landscaping shall be required
in the development where necessary for privacy or erosion control.
In parking lots, at least 5% of the parking area shall be landscaped
with plantings and one tree for each 10 parking spaces shall be installed.
Deciduous trees shall have at least a two-inch caliper at planting,
and the size of evergreens shall vary according to the setting and
type of shrub. Only nursery-grown plant materials shall be used, and
all trees, shrubs and ground covers shall be planted and maintained
according to accepted horticultural standards. Dead or dying plants
shall be replaced by the developer during the following planting season.
B. Street and circulation requirements.
(1) All streets, parking areas, vehicular accessways and
driveways (except for driveways to individual dwelling units located
on fee-simple lots encompassing such unit) in the tract and serving
the residential cluster shall be maintained by the organization established
to maintain the common open space associated with the development.
This shall include all internal streets leading from existing public
streets.
(2) There shall be two street entrances to the residential
cluster, one from Route 57 and the other from Broadway-Asbury Road.
(3) The following shall also apply:
(a)
Street design criteria for internal collector
streets:
[1]
Minimum pavement width: 26 feet. Minimum pavement widths presume that adequate off-street parking has been provided in accordance with this Chapter
90. All internal collector category streets will have adequate signage (i.e., spacing, size and location) indicating no parking along both sides of the particular cartway.
[2]
Curbing: vertical face (either Belgian block
or concrete).
[3]
Width of sidewalks and bicycle paths: four feet.
[4]
Sidewalk (required on one side of street), distance
from curb face: four feet.
[5]
Minimum sight distance: 200 feet.
[6]
Maximum grade: 10%. (See intersection design
criteria.)
[7]
Minimum grade: three-fourths percent (3/4%).
[8]
Design speed: 25 miles per hour.
[9]
Minimum center-line radius of curves: 200 feet.
In all cases, the minimum center-line radius of all proposed internal
collector streets shall be designed to incorporate proper sight distance.
[10]
Minimum tangent between reverse curves: 50 feet.
[11]
Streetlighting: streetlighting of intersections
shall be required for all developments. Streetlighting along the internal
collector streets shall be required to maintain a minimum average
footcandle intensity of 0.2 and a minimum average intensity of 1.5
footcandles at drive intersections along the street.
(b)
Street design criteria for internal culs-de-sac
or access drives:
[1]
Minimum pavement width: 24 feet. The width of
access drives may be reduced to a width of 20 feet, but only under
circumstances where such access drives do not abut individual driveways
or parking spaces.
[2]
Curbing: vertical face (either Belgian block
or concrete).
[3]
Width of sidewalks: four feet.
[4]
Minimum sight triangle at internal collector
street: 45 feet by 90 feet.
[5]
Maximum driveway grade:
[b] Other portions of drives: 6%.
[6]
Minimum driveway grade: 3/4%.
[7]
Minimum curb radii: 25 feet. All internal cul-de-sac
or access drive radii shall be of adequate size to permit proper vehicle
movements throughout the site. This shall include provisions for fire-protection
vehicles and moving vans.
(c)
Intersection design criteria:
[1]
Approach speed: 25 miles per hour.
[2]
Clear sight distance (length along the center
line of each approach leg):
[a] At local collector/access drive:
45 feet by 90 feet.
[b] At local collector/other: per jurisdictional
requirement.
[3]
Minimum grade within 50 feet of the curbline
of an intersecting street: 3%.
[4]
Minimum angle of intersection: (ninety-degree
angle preferred) 75°.
[5]
Minimum curb radii:
[a] At local collector/access drives:
25 feet.
[b] At local collector/other: 35 feet.
[6]
Minimum tangent approaching an intersection:
50 feet.
[7]
All intersections shall be curbed.
[8]
All intersections shall provide for drainage
improvements (inlets, grading, storm drains, etc.) so that stormwater
does not flow across intersecting streets or lay in the intersection.
[9]
Sight triangle easements shall be dedicated
to the Township. No grading, planting or structure shall be erected
or maintained more than 24 inches above the center-line grade of the
intersecting street or lower than 120 inches so that unobstructed
view of the roads is maintained. Traffic control devices and other
man-made or natural objects may remain if it can be demonstrated that
they do not obstruct the view of oncoming traffic.
(d)
Pavement specifications for all paved surfaces
for vehicular traffic:
[1]
Surface course, base course and subbase:
[a] Surface course: two inches of bituminous
concrete surface course, Mix I-5.
[b] Base course: four inches of bituminous
stabilized Mix I-2.
[c] Subbase: Type 5, Class A soil aggregate,
if and where required.
[2]
All street construction procedures and materials
shall be in accordance with New Jersey Department of Transportation
Standard Specifications for Road and Bridge Construction, 1983.
(e)
Off-street parking criteria:
[1]
Minimum size of spaces (also applies to spaces
in individual driveways): 9 feet by 18 feet.
C. Drainage standards.
(1) Drainage design shall conform to United States Soil
Conservation Services and NJDEP standards.
(2) The system shall be adequate to carry off the stormwater
and natural drainage water which originate within the lot or tract
boundaries in their current state of development. No stormwater runoff
or natural drainage water shall be so diverted as to overload existing
drainage structures on other private properties or public lands without
proper and approved provisions being made for taking care of these
conditions.
(3) Techniques for computing water runoff shall be as
follows:
(a)
Collection systems: Rational method.
(b)
Detention system: United States Department of
Agriculture Soil Conservation Service. Technical Release No. 55. Determination
of the "R" factors shall be contained in the ACE Manual No. 37, latest
edition.
(4) Storm sewers, open channels, bridges and culverts
shall be designed from minimum flow capacities as follows:
|
System
|
Design Capacity —
Frequency of Storm
(years)
|
---|
|
Collection systems
|
15
|
|
Culverts
|
100
|
|
Detention systems
|
100
|
|
Emergency spillway from detention system
|
100
|
(5) All materials used in the construction of storm sewers,
bridges and other drainage structures shall be in accordance with
the specifications of the Standard Specifications for Road and Bridge
Construction of the New Jersey Highway Department, current edition,
and any supplements, addenda or modifications thereof, unless otherwise
specified by the reviewing municipal agency. Lesser specifications
may be approved by the reviewing authority.
(6) Areas around buildings shall be graded to secure proper
drainage away from buildings.
(7) Detention or retention basins shall be required to
hold stormwater runoff such that discharge will not exceed predevelopment
rates. A waiver of this provision may be granted only when the applicant
shows that the additional runoff resulting from the proposed development
will not exceed four cubic feet per second. Where detention or retention
basins are required, they shall be designed in accordance with the
United States Department of Agriculture Soil Conservation Service
Technical Release No. 55. The following exceptions to this provision
will be acceptable in any case:
(a)
Retention will not be required to an extent
which would reduce the outlet size to a diameter less than three inches.
(b)
Dry basins serving residential projects may
allow evacuation of 90% in 18 hours.
(c)
Approval of drainage structures shall be obtained
from the appropriate municipal, County, state and federal agencies
and offices.
(8) Where required by the Township and as indicated on
an improved development plan, a drainage right-of-way easement shall
be provided to the Township where a tract or lot is traversed by a
system, channel or stream. The drainage right-of-way easement shall
conform substantially with the lines of such watercourse and, in any
event, shall meet any minimum widths and locations as shown on any
official map and/or master plan.
D. Lighting standards.
(1) Streetlighting shall be provided as enumerated herein under Subsection
B(3)(a)[11].
(2) Site lighting shall be provided in all commercial
development areas and will conform to the following standards:
(a)
Intensity levels at ground surface:
[1]
In parking areas, minimum footcandle intensity:
0.5.
[2]
At parking area intersections, minimum footcandle
intensity: 2.0.
[3]
All site lighting not required for security
shall be placed on timers, and a schedule of operation period shall
be approved by the Land Use Board.
[Amended 12-9-2002 by Ord. No. 2002-14]
[4]
All lighting fixtures shall be downcasting-type
luminaires with a maximum cutoff of 70° from vertical.
[5]
The maximum height of lighting fixtures shall
be 20 feet.
[Added 6-10-1996 by Ord. No. 96-9]
A. Purpose. The purpose of the investigation is to provide
sufficient data to define all existing geologic conditions for which
appropriate site design and/or engineering solutions may be necessary
to minimize any adverse environmental impacts caused by the project.
B. Applicability. This section shall be applicable to
all development in the Carbonate Area District requiring major subdivision,
conditional use or site plan approval (except minor site plans) and
wastewater disposal systems requiring state permits or treatment works
approvals.
C. Establishment of regulated areas. The map attached
hereto as Appendix A is hereby adopted and hereby creates the Carbonate Area
District (which encompasses the entire Township), the Carbonate Rock
Areas and the Carbonate Drainage Areas. This district and these areas
shall be secondary, or an overlay, to the zoning districts heretofore
established by the Zoning Map and may encompass all or portions of
more than one existing zoning district. Regulation of this district
and these areas shall be in addition to those requirements governing
the existing zoning districts.
(1) The Carbonate Area District (CAD) contains two types
of areas which are known as the Carbonate Rock Area (CRA) and the
Carbonate Drainage Area (CDA).
(2) The CRA is composed of all land areas underlain by
limestone or carbonate rock and therefore subject to the hazards referred
to above.
(3) The CDA is composed of all lands which drain surface
water into the CRA.
(4) Development activities in the CDA which may alter
the surface drainage patterns or affect the water quality or increase
runoff into the CRA shall be subject to the requirements of this chapter.
(5) The CAD map shall be updated as information is developed
through the application of this chapter.
D. Procedures and submission requirements for the Carbonate
Area District.
(1) All applicants filing for preliminary major subdivision,
conditional use or preliminary site plan approval (except minor site
plans) shall complete and file with the approving authority and the
Township Geological Consultant (TGC) the Phase I Geologic Investigation
Checklist. In the case of applications for site plans or subdivisions,
the Phase I Geologic Investigation Checklist may be completed and
filed prior to a formal application for preliminary approval.
(2) The geologic investigation checklist shall:
(a)
Be prepared and conducted by the applicant's
geological consultant (AGC) who shall be a geologist or professional
engineer with experience in karst terrains.
(b)
Identify the geologic nature of the materials
underlying the site.
(c)
Be based on an on site/area field investigation
and document review and shall include a description of the site geology;
groundwater conditions such as depth to/direction of flow and evaluation
of potential impact of the project on groundwater quality; and identification
of any karst/solution features observed and the structural control
of same.
(d)
Note karst/solution features which shall be
flagged in the field.
(3) Both the TGC and the AGC will review the applicant's
findings in the field.
(4) The Phase I Geologic Investigation Checklist information shall be reviewed by the TGC, and a review report shall be submitted by the TGC to the approval authority within 30 days of the submission by the applicant of the Phase I Investigation Checklist. The TGC's report shall review the completeness of the Phase I Investigation Checklist and shall recommend either that a Phase II Investigation Plan be prepared and submitted or that portions or all of the requirements of the Phase II Investigation be waived. The recommendation shall be based on the data submitted, the review of the data and other pertinent information by the TGC, the field visit and the purposes of this chapter as set forth in §
90-72A.
(5) The approval authority shall rule on the completeness
of the checklist within 35 days of the receipt of the TGC's review
report.
(6) The approving authority shall determine whether a Phase II Investigation Plan to further investigate karst/solution features and address groundwater protection shall be required, based on the data submitted, the recommendation of the TGC and the purposes of this chapter as set forth in §
90-72A. The purpose of the Phase II Investigation Plan is to delineate and define karst features noted or suspected in the Phase I Geologic Investigation Checklist, to evaluate the effects of the same on the proposed development and to propose methods of remediation if needed. The approving authority may grant a waiver from part or all of the geotechnical evaluation and report requirements under §
90-72D, upon recommendation of the TGC.
(7) If a Phase II Investigation Plan is required, the
same shall be prepared by the AGC and filed with the approval authority
and the TGC.
(8) The Phase II Investigation Plan shall include a narrative
describing the types of features to be investigated, their locations
and the types of direct/indirect methods to be used and why. Direct
methods shall include site reconnaissance, test pits, test probes,
test borings or other appropriate methods. Indirect methods shall
include aerial photography and geophysical procedures. A site plan
indicating the areas of investigation, proposed locations of testing
and types of testing shall accompany the Phase II Investigation Plan.
(9) The Phase II Investigation Plan shall be reviewed by the TGC, and a review report shall be submitted by the TGC to the approval authority within 30 days of the submission by the applicant of the Phase II Investigation Plan. The TGC's report shall review the completeness of the Phase II Investigation Plan and shall also indicate whether any proposed testing methodology is appropriate and reasonable or is prohibited because of the potential danger the methodology may pose to the integrity of the site or the health, safety and welfare of the community. If the TGC recommends the disapproval of the testing program, the recommendation shall include suggestions on alternate methodology which would provide the requisite data. The recommendation shall be based on the data submitted, the review of the data and other pertinent information by the TGC, and the purposes of this chapter as set forth in §
90-72A.
(10)
The approval authority shall approve or disapprove
the Phase II Investigation Plan within 35 days of the receipt of the
TGC's report. Approval of the plan shall include a specification of
the nature and extent of the Phase II Investigation, the results of
which shall be in the Geotechnical Evaluation Report.
(11)
After the Phase II Investigation Plan has been
approved by the approval authority, a permit shall be issued to the
applicant by the Township Engineer authorizing the commencement of
the testing procedure.
(12)
The following protocol and procedures shall
be utilized in conducting the approved Phase II Investigation and
geotechnical evaluation by the applicant, with observation by the
TGC:
(a)
Any on-site evaluations and tests undertaken pursuant to this chapter shall not begin until the applicant has received a permit pursuant to §
90-72D(10).
(b)
The applicant shall provide written notice to
the Municipal Clerk, the Municipal Engineer and the TGC, by certified
mail, return receipt requested, at least 15 days prior to the commencement
of any testing procedures.
(c)
The proposed development site shall be subject
to inspection by the TGC, the Municipal Engineer or designated municipal
inspectors at any time.
(d)
All testing data and results shall be made available
to municipal officials and inspectors on demand.
(e)
All samples taken shall be properly preserved
and shall be available for examination by the municipality upon request
until the release of the maintenance bond in the case of major subdivisions
and for a period of two years after issuance of final certificates
of occupancy in the case of site plans.
(f)
All site investigations shall be properly closed
in accordance with N.J.A.C. 7:9-9.1 et seq.
(13)
At the completion of the Phase II Investigation
a formal Geotechnical Evaluation Report shall be submitted which shall
include the following information gathered during the testing protocol:
(a)
Logs of all borings, test pits and probes, including
evidence of cavities, loss of drilling fluid circulation during drilling,
voids encountered and similar cavities.
(b)
The type of drilling or excavation technique
employed.
(c)
Drawings of monitoring or observation wells
as installed.
(d)
The time and dates of explorations and tests.
(e)
Reports of chemical analyses of on-site surface
and ground water in cases of potential impact as determined by the
TGC.
(f)
The names and qualifications of individuals
conducting the tests.
(g)
The analytical methods used on soils, water
samples and rock samples.
(h)
A one-inch-equals-one-hundred-feet-scale topographic
map of the site (at a contour interval of two feet) locating all test
pits, borings, wells, seismic or electromagnetic conductivity or other
geophysical surveys and analysis of the groundwater, including any
potentiometric maps constructed from site data or aquifer tests with
rate and direction of flow, if required by the approved Phase II Investigation
Plan.
(i)
A geologic interpretation of the observed subsurface
conditions, including soil and rock type, geologic unit, jointing
(size and spacing), faulting, voids, fracturing, grain size and sinkhole
formation.
(j)
An evaluation of the geotechnical findings at
the site gathered during the Phase II Investigation, in relation to
the proposed development, and recommendations for the planning, engineering
design and construction techniques to be utilized in accomplishing
the project. All design recommendations shall minimize, to the greatest
extent practical, impacts upon water quality and structural hazards
associated with limestone formations. The engineering solutions proposed
to minimize environmental and structural impacts for the useful life
of the project, as well as during construction, must be clearly detailed.
(k)
Any other information required by the approved
Phase II Investigation Plan.
(14)
Review report.
(a)
The Geotechnical Evaluation Report shall be
reviewed by the TGC, and a review report shall be submitted by the
TGC to the approval authority within 30 days of the submission by
the applicant of the Geotechnical Evaluation Report. The TGC's report
shall review the completeness of the Geotechnical Evaluation Report
and shall advise the approval authority whether or not the applicant
has provided the municipality with:
[1]
Site specific design and construction details
and specifications to ensure that the proposed development of the
tract will be properly implemented and will not adversely impact on
the health, safety and welfare of the community.
[2]
Verification that the proposed method of development
of the tract will minimize any adverse effects on the quality of surface
or subsurface water and will not alter the character of surface and/or
subsurface water flow in a manner detrimental to known on-site or
off-site conditions.
[3]
Testing and design performance standards which comply with the standards set forth in §
90-48J and good engineering practices.
[4]
Specific details on inspection procedures to
be followed during the construction and after project completion.
(b)
The recommendation shall be based on the data submitted, the review of the data and other pertinent information by the TGC and the purposes of this chapter as set forth in §
90-72A.
(15)
The approving authority shall, within 45 days
of the receipt of the report from the TGC, approve or disapprove the
proposed geotechnical aspects of the development plan and associated
construction techniques. In the event that the approval authority
denies the proposed development plan and associated construction procedures,
the approval authority shall state in the resolution its reasons for
disapproval.
E. Geologic hazards discovered during construction. Geologic
hazards may exist in developments which received approvals prior to
the adoption of this section of the Code. Those hazards may be discovered
during or after construction. Even where a development approval required
a geologic investigation program, a specific geologic hazard may not
be identified and remediated while the geologic investigation program
is underway and may be discovered during or after construction. In
such cases the developer and/or the owner shall:
(1) Report the occurrence of the hazard to the Municipal
Clerk and engineer within 24 hours of discovery.
(2) Halt construction activities which would impact the
geologic hazard.
(3) Prepare a report on the geologic hazard which analyzes
the impact of the hazard and details a remediation plan for review
and approval by the municipal GTC.
(4) After obtaining approval from the municipality, perform
necessary remediation of the hazard to prevent or minimize damage
to buildings, structures, utilities, driveways, parking areas, roadways
and other site improvements and to minimize pollution of the groundwater.
(5) Repair any damage to improvements and restore ground
cover and landscaping.
(6) Reimburse the Township for the cost of inspection
or other costs incurred in connection with the geologic hazard.
(7) In those cases where the hazard cannot be repaired
without adversely affecting the development, the developer and/or
owner shall file an amended application for development in compliance
with the provisions of this chapter.
F. Compliance and enforcement.
(1) Compliance with this section is required prior to
the granting of preliminary major subdivision, conditional use or
preliminary site plan approval (except minor site plans). The completion
of geotechnical improvements is required before the commencement of
construction where appropriate, or concurrently with construction
when necessary, but in any event prior to the issuance of any certificate
of occupancy for the project. The enforcement officials for any application
requiring the approval of the Land Use Board subject to this chapter
shall be the Municipal Engineer and the TGC. The municipal engineer
shall serve as the enforcement official for wastewater systems requiring
NJDEP permits or Treatment Works Approvals.
[Amended 12-9-2002 by Ord. No. 2002-14]
(2) Failure to comply with any of the conditions in this
chapter may result in the issuance of a stop-work order, revocation
of building permits or denial of certificates of occupancy. Remedial
and corrective measures may be mandated if the appropriate construction
and site planning techniques, as outlined in the applicant's approved
geotechnical evaluation report, are not followed and result in actions
which adversely impact karst features.
G. Carbonate Area District data distribution. On-site
geologic information collected through the provisions of this chapter
represents important resource data. Copies of the final geotechnical
evaluation report and all maps and accompanying data shall be filed
with the Municipal Board of Health, the Municipal Clerk, and the Land
Use Board secretary. The municipality shall develop a catalogue system
of all available municipally-generated geologic reports. This file
shall be accessible to the public during normal working hours.
[Amended 12-9-2002 by Ord. No. 2002-14]
H. In limestone areas the alteration and development
of land may be hazardous with respect to the foundation safety of
structures, the creation of unstable land as a result of changes in
drainage and grading and the contamination of ground and surface waters.
The exact kinds of sinkholes and/or subsidence is not always predictable;
therefore, the administration of these regulations shall create no
liability on behalf of the municipality, the Municipal Engineer, the
Township Geotechnical Consultant, municipal employees or municipal
agencies as to damages which may be associated with the formation
of sinkholes or subsidence. Compliance with these regulations represents
no warranty, finding, guarantee or assurance that a sinkhole and/or
subsidence will not occur on an approved property. The municipality,
its agents, consultants and employees assume no liability for any
financial or other damages which may result from sinkhole activity.
It is also noted that sinkholes and ground subsidence may occur in
areas outside the CAD and/or in areas of carbonate geology presently
not identified as such. The applicant and/or property owner should
always make independent investigations of these matters prior to using
this land for construction of a building or structure or any activity
which alters the soil and bedrock materials.
[Added 11-1-2010 by Ord. No. 2010-13]
Streetlighting, which is at the discretion of the Land Use Board,
for all development in the Township, including all subdivisions and
site plans, must be powered by solar energy, except where the Township
Engineer determines that the use of solar energy in the subject location
is not feasible.