[Amended 8-6-1982 by Ord. No. 15-1982; 5-6-1983 by Ord. No.
6-1983]
The subdivider shall comply with the following
requirements and principles of land subdivision and all requirements
of the Zoning Ordinance as may be applicable thereto in the design
of each subdivision or portion thereof.
The subdivision plat shall conform to design
standards that will encourage good development patterns within the
Township. The streets, drainage rights-of-way, school sites, public
parks and playgrounds shall be shown on the final plat in accordance
with N.J.S.A. 40:55.1.20 and shall be such as to lend themselves to
the harmonious development of the Township and enhance the public
welfare in accordance with the following design standards.
A.
General. All materials, equipment and methods of construction
shall conform to the Standard Specifications for Road and Bridge Construction
of the New Jersey Highway Department, 1961. Each stage of the construction
must be approved by the Engineer prior to commencing the next stage.
The Engineer shall be notified at least one working day prior to the
start of any stage.
(1)
Subgrade. The subgrade shall be in proper finished
condition, conforming to the proper line and grade and free of any
soft spots or other deficiencies. The subgrade shall be tested by
running a roller of a weight at least equal to that to be used in
the paving operation over the entire subgrade. If the deformation
of the subgrade is excessive in the opinion of the Engineer, the subgrade
must be stabilized in a manner satisfactory to the Engineer. Adequate
underdrains shall be constructed where the normal groundwater level
is within two feet of the surface of the subgrade.
(2)
Subbase course. If the subgrade has a CBR value of
10 or greater as determined by the American Society for Testing and
Materials method for Bearing Ratio of Laboratory-Compacted Soils (ASTM
Designation D1883), no subbase course is required. Soils of Type A-1,
A-2-4 and A-2-5 of the American Association of State Highway Officials
Classification System for Soils (AASHO Designation M145) will not
normally require a subbase course. Subgrade soils of other types will
normally require a subbase course of soil aggregate Type 2, Class
A or B, four inches minimum thickness to provide the required CBR
value.
(3)
Base course. All minor streets shall have a macadam
base course, five inches thick. All collector and arterial streets
shall have a macadam base course, six inches thick. Where a subbase
course is required, an inverted choke layer of screenings two inches
thick shall be placed prior to the construction of the base course.
(4)
Surface course. The surface course shall be bituminous
concrete surface course, hot-mixed, Type FABC-2, three inches thick.
A prime coat of asphaltic oil shall be applied to the base course
prior to the construction of the one-and-one-half-inch-thick bottom
course. The one-and-one-half-inch-thick top course shall not be constructed
until at least one year after the completion of the bottom course;
however, temporary paving shall be placed around all manholes, valve
boxes, inlets, etc., immediately after the construction of the bottom
course. A tack coat of asphaltic oil shall be applied to the bottom
course prior to the construction of the top course.
(5)
Test cores. Prior to the construction of the top course,
but at least six months after the construction of the bottom course,
one core sample for each 2,000 square yards of paving shall be taken
at points designated by the Engineer. The contractor shall cut the
core with a coring machine, jack hammer or other means approved by
the Engineer. One core from every 10,000 square yards shall be analyzed
by an approved testing laboratory and the results submitted to the
Engineer. Any deficiencies shall be corrected prior to the construction
of the top course.
B.
Minor streets shall be so designed as to discourage
through traffic.
C.
Subdivisions abutting arterial streets or county and
state highways shall provide a marginal service road.
D.
The right-of-way width shall be measured from lot
line to lot line.
E.
No subdivision shall show strips controlling access
to streets.
F.
Subdivisions that adjoin or include existing streets
that do not conform to widths as shown on the street width requirements
of this chapter shall dedicate additional width along either one or
both sides of said road. If the subdivision is along one side only,
one-half (1/2) of the required extra width shall be dedicated.
G.
Grades of arterial and collector streets shall not
exceed 4%. Grades on other streets shall not exceed 7%. No street
shall have a minimum grade of less than twenty-five hundredths percent
(0.25%).
H.
Street intersections shall be as nearly at right angles
as is possible and in no case be less than 60°. The block corners
at intersections may be rounded.
I.
Street jogs with center-line offsets of less than
200 feet shall be prohibited.
J.
A tangent at least 100 feet long shall be introduced
between reverse curves or on arterial and collector streets.
K.
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 with a radius of not less than 300 feet
for minor streets and 1,000 feet for arterial and collector streets.
L.
All changes in grade shall be connected by vertical
curves of sufficient length to provide a smooth transition and proper
sight distance.
M.
No street shall have a name which will duplicate or
so nearly duplicate as to be confused with the names of existing streets.
The continuation of an existing street shall have the same name. All
street names shall be subject to the approval of the Pemberton Township
Planning Board.
N.
Monolithic portland cement concrete curb and gutter
and portland cement concrete sidewalks shall be constructed in all
major subdivisions and shall conform to the standard specifications
and drawing PTCS No. 6.
O.
The developer shall plant deciduous trees of not less
than one and three-fourths (1 3/4) inches caliper at fifty-foot
intervals on the property line. All trees shall be of a quality in
accordance with the American Standard for Nursery Stock. All trees
are to be planted in accordance with the standard specifications.
The species of tree shall conform to the specifications on drawing
PTCS Nos. 1 and 2.[1]
[1]
Editor's Note: The drawings referred to are
on file in the office of the Township Clerk.
P.
Embankments shall be constructed in accordance with
the standard specification.
Q.
In all major subdivisions, the developer shall provide
and install a new four-way street name sign at every intersection.
Such signs shall be mounted on a two-and-three-eighths-inch outside
diameter, galvanized steel pole which shall be placed not less than
three feet below ground level and shall extend approximately seven
feet above ground level. Such poles shall be securely anchored in
a concrete base below ground level and the amount of concrete shall
be not less than one cubic foot.
(1)
Nameplates: extruded aluminum not less than ninety-one
thousandths (.091) inch in thickness, approximately six and three-fourths
(6 3/4) inches in height and not less than 18 inches in length.
(2)
Lettering (street names): white, reflectorized; four-inch
standard alphabet, B series.
(3)
Lettering (prefixes and suffixes): white, reflectorized;
two-inch standard alphabet, C series.
(4)
Color (street nameplates): translucent green baked-enamel
background.
(5)
Post caps: aluminum with self-locking slots.
(6)
Brackets: aluminum with self-locking slots.
R.
Within the Pinelands Area, each subdivision of 25
or more lots have two accessways.
[Added 8-6-1982 by Ord. No. 15-1982]
A.
Blocks shall be identified by either numbers or letters,
in consecutive order. Each section of blocks shall be identified as
a separate entity.
B.
Block length and width or acreage within bounding
roads shall be such as to accommodate the size of lot required in
the area by the Zoning Ordinance[1] and to provide for convenient access, circulation, control
and safety of street traffic. Blocks will not be over 1,400 feet in
length except upon approval by the Township Planning Board.
C.
In blocks over 1,000 feet long, pedestrian crosswalks
will be required in locations deemed necessary by the Planning Board.
Crosswalk areas shall be constructed following in general the designs
suggested on drawing PTCS No. 5.
A.
Lots shall be numbered in consecutive order for each
block, starting with Lot No. 1. All lot sizes shall conform to the
Zoning Ordinance of the Township of Pemberton.[1] Lot width shall be the distance as measured along the
street line. Building setback lines as specified in the Zoning Ordinance
are to be considered minimum. Setback distances may be greater than
the minimum specified; however, setback lines shall be consistent
throughout the subdivision.
B.
Insofar as is practical, side lot lines shall be at
right angles to straight streets and radial to curved streets. Each
lot must front upon an approved street.
C.
Where extra width has been dedicated for widening
of existing streets, lots shall begin at such extra-width line and
all setbacks shall be measured from such line.
D.
Where there is a question as to the suitability of
a lot or lots for their intended use due to factors such as rock formations,
flood conditions or similar circumstances, the Planning Board may,
after adequate investigation, withhold approval of such lots.
A.
Where easements are required, they shall be at least
20 feet wide and located in consultation with the companies concerned
or the Township Engineer.
B.
Where a subdivision is traversed by a watercourse,
drainageway channel or stream, there shall be provided a stormwater
easement or drainage right-of-way conforming substantially with the
lines of such watercourse, and such further width or construction,
or both, as will be adequate for the purpose.
C.
Wherever a drainage ditch intersects any street, the
subdivider shall install and maintain a chain link fence which is
four feet in height, with concrete posts, and said fence shall cover
the entire width of the ditch. The subdivider shall likewise install
chain link wings from each end of said fence to his property line.
D.
A welded wire mesh fence four feet in height shall
be installed by the subdivider along each side of any drainage ditch
whenever the difference in elevation between the top of the bank and
the bottom of the ditch exceeds four feet. The subdivider shall likewise
plant multifloral rose or similar plantings along the complete length
of any such welded wire mesh fence.
E.
The adequacy of design and the installation of the
facilities required by this chapter shall be subject to inspection
and approval of the Municipal Engineer.
F.
Natural features such as trees, brooks, hilltops and
views shall be preserved whenever possible in designing any subdivision
containing such features.
The capacity of the proposed water plant and
system shall be sufficient to supply the area to be served for home
consumption, fire protection and industrial use. Provisions shall
be made in the treatment of the water for the purification and removal
of undesirable elements so that the water shall meet the standards
of the State Department of Health for human consumption. In order
to obtain approval for the installation of a community water plant
and distribution system, the following information must be submitted
to the Pemberton Township Planning Board and the Township Engineer
for review and recommendation to the Pemberton Township Committee:
A.
An engineer's report which shall include the following:
(1)
Detailed plans and specifications for the construction
of the proposed water supply and distribution system or modification
of an existing supply system and water treatment plant.
(2)
The present population to be served; the estimated
population to be served; and the water consumption 10 and 25 years
hence.
(3)
The source of supply, either surface or from underground
wells.
(4)
A description of the pumping equipment.
(5)
A description of the method of treatment.
B.
Evidence of approval by the State Water Policy Commission
of diversion rights.
C.
Evidence of approval by the New Jersey State Board
of Health of the proposed construction.
D.
Evidence of approval by the Board of Public Utility
Commissioners.
A.
In order to obtain approval for the installation of
a community sewage plant and/or sewerage system, the following information
must be submitted to the Pemberton Township Planning Board and the
Township Engineer for review and recommendation to the Pemberton Township
Committee:
(1)
An engineer's report which shall include the following:
(a)
Detailed plans and specifications for the construction
of the proposed sewage treatment plant and/or sewerage system and
the basis for the design.
(b)
The nature and extent of the area which it is
proposed to sewer.
(c)
The population to be served.
(d)
The estimated per capita daily flow of sewage.
(e)
The character of the sewage, either domestic,
industrial or process waste.
(f)
The nature of treatment to be used and the disposition
of the effluent and other waste products.
(2)
Evidence of approval of the New Jersey Department
of Environmental Protection.
[Amended 8-6-1982 by Ord. No. 15-1982]
B.
The sewers shall be designed to carry at least four
times the average flow. Average flow shall be assumed to be 150 gallons
per person per day, with each housing unit being occupied by four
persons per unit. Treatment shall be provided for all domestic sewage
before discharging to waters of the state. The degrees of sewage or
waste treatment shall be specified by the State Department of Health.
C.
If public sewage treatment facilities are not available,
the owner shall provide for on-lot sewage disposal according to the
rules, regulations, terms, definitions and conditions of the State
Department of Environmental Protection and of the Zoning Ordinance.
[Added 8-6-1982 by Ord. No. 15-1982]
A.
The developer shall provide a means of flow of all
stormwater runoff by surface flow and/or subsurface flow in pipes
to existing stormwater facilities or a natural flow channel or ditch
without causing damage to property owners by flooding or ponding.
The design criteria shall be of sufficient capacity to take the maximum
rainfall intensity which may be expected in a five-year period. Storm
sewer systems will be designed in accordance with drawing PTCS Nos.
4, 7 and 8 of this chapter.[1]
(2)
Catch basins are to connect with trunk lines at manholes
using a twelve-inch pipe (minimum) lateral.
(3)
All drainage easements shall have a minimum width
of 20 feet.
[1]
Editor's Note: The drawings referred to are
on file in the office of the Township Clerk.
Any lot upon which a building is contemplated must front upon a public street improved to meet the Township's requirements or for which such improvements have been ensured by the posting of performance guaranties as set forth in Article V.
