The following design standards and specifications shall be adhered
to for each specified improvement:
A. Streets.
(1) The arrangement of streets shall be such as to provide for the extension
of existing streets where appropriate.
(2) In general, local residential streets shall be designed to discourage
through traffic, and proposed larger traffic generators shall not
be permitted through local residential streets. Streets and roadways
shall be located to blend with the topographic and aesthetic features
of the site. Local residential roads shall be curved wherever possible
to avoid conformity of lot appearance and to discourage through traffic.
The grade of the streets shall run with the topography wherever possible
and in a manner that provides most of the lots to be at or above the
grade of the road.
(3) If the subdivision or site plan abuts a major arterial road, the
proposed plan shall include provisions to minimize the number of curb
cuts or entrances onto and exits from same. Wherever possible, reverse
frontage streets shall be employed or may be required by the Board.
(4) Streets shall be of sufficient width and of suitable design to accommodate
prospective traffic but in all cases shall have a right-of-way width,
measured from lot line to lot line, of not less than 50 feet for minor
or marginal access streets and not less than 60 feet for collector
and arterial streets.
(5) In a subdivision that adjoins or includes an existing street that
does not conform to the width designated in the Master Plan, Official
Map or as required herein, such additional width shall be dedicated
along either or both sides of such street as the Board may determine
to be necessary and reasonable.
(6) The width of the right-of-way of internal roads, alleys and serviceways
in multifamily, commercial and industrial developments shall be determined
on an individual basis and in all cases shall be of sufficient width
and of suitable design to comply with all applicable Borough requirements
and to safely accommodate the anticipated peak traffic, parking and
loading needs and to provide sufficient access and turnaround space
for fire-fighting equipment.
(7) Grades for minor residential streets shall not exceed 8% or have
a minimum grade of less than 0.75%. Within 50 feet of the intersection
of any such street with an arterial street, the maximum grade shall
be limited to 2%. For arterial, collector, industrial or commercial
roadways, the maximum grade shall be 7%.
(8) Street intersections shall be as nearly at right angles as is possible
and in no case shall be less than 60°. At the street corners,
curbs shall be rounded with a curve having a radius of not less than
25 feet.
(9) A vertical curve of sufficient length shall be provided at all changes
of grade of streets to provide moving vehicles with a smooth transition
and to allow sufficient sight distance to drivers in order to assure
traffic and pedestrian safety.
(10)
Culs-de-sac shall be avoided to the extent feasible. When needed,
such streets shall be no longer than 600 feet and shall provide a
turnaround at the end with a radius of not less than 60 feet, tangent
whenever possible to the right side of the street. Where the street
or alley is in excess of 100 feet in length, it shall be subject to
a determination by the Board that the design is such that fire-fighting
apparatus of the Borough shall not be deprived of ready access to
structures served by such cul-de-sac. If a dead-end street is of a
temporary nature, a temporary cul-de-sac shall be installed in accordance
with the requirements for a permanent cul-de-sac. Future extension
of the street shall result in the revision of the right-of-way to
the adjoining properties.
(11)
In residential developments, four-way intersections shall be
prohibited except where deemed desirable by the Borough.
(12)
Street jogs with center-line offsets of less than 125 feet shall
be prohibited.
(13)
Longitudinal changes in direction along a street shall be made
by means of a curve with a minimum center-line radius of 150 feet
for minor streets and a minimum of 300 feet for arterial or collector
roads.
(14)
Where streets have a reverse curve, a tangent of at least 100
feet in length shall be required.
(15)
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.
(16)
All intersections shall be provided with sight triangle easements
of 90 feet by 90 feet for intersections of minor streets and a triangle
with a two-hundred-foot base for collector roads.
(17)
Pavement specifications.
(a)
All underground utilities shall be installed prior to the installation
of pavement.
(b)
All unsuitable materials, such as debris, stumps, loose boulders,
soft clay, muck or other materials, shall be removed from the right-of-way
limits as may be directed by the Borough Engineer.
(c)
All excavation for utilities or for removing unsuitable materials
shall be refilled to the proper road grade in twelve-inch maximum
lifts with select fill material consisting of an approved sand and
gravel material. The select fill shall be compacted to 95% of its
modified Proctor density. Where deemed necessary by the Borough Engineer,
crushed stone or quarry process stone shall be utilized.
(d)
If the road base remains wet for prolonged periods or is unstable
as a result of wet conditions, the Borough Engineer may require the
installation of subsurface piping to drain the road base.
(e)
Road base course. After the subbase has been thoroughly compacted
to 95% of its modified Proctor density and approved by the Borough
Engineer, a minimum of six inches of hot bituminous stabilized base
course shall be installed in two three-inch lifts in all minor roads
in accordance with the latest requirements of the New Jersey State
Highway Department Standard Specifications for Road and Bridge Construction.
The Borough Engineer may permit installation of one six-inch lift
if conditions warrant. The thickness of the base course shall be increased
as deemed necessary by the Borough Engineer, depending on anticipated
traffic and soils conditions for roads other than minor and local
roads. The base course for the entire road or large section thereof
shall be installed as soon as possible to afford access to the site
and shall be installed prior to issuing certificates of occupancy
for any house fronting same.
(f)
Road surface wearing course. The road surface pavement course
shall be hot type FABC-1 or SM-1 bituminous concrete surface course
and shall be manufactured and installed in accordance with the New
Jersey State Highway Department Standard Specifications for Road and
Bridge Construction (latest revision). The required minimum thickness
shall be 1 1/2 inches for all minor streets with sound and stable
base. For collector roads or other streets, the minimum thickness
shall be two inches. The wearing surface shall not be permitted to
be installed until all major construction is completed, all curbs
and sidewalks repaired, all base pavement repairs are made in accordance
with the directions of the Borough Engineer, all low spots are brought
to grade with leveling wedges, all manhole and inlet castings are
grouted and the road is approved for paving by the Borough Engineer.
The last two certificates of occupancy shall not be issued until the
paving is completed, unless waived by the Borough.
(g)
Development along existing streets. Where existing streets are to be excavated for curbs, utilities extension or other purposes, trenches shall be backfilled, and pavement replacement shall be in accordance with requirements of this Part
1, except where existing pavement is reinforced concrete, in which case the pavement or replacement shall be reinforced concrete in accordance with the requirements of the Borough Engineer. After completion of all pavement excavations, curbing and utility installations in existing streets, the pavement base shall be replaced as specified in this section, and the roadway shall be overlaid with 1 1/2 inches of bituminous concrete surface overlay along the entire frontage to the center line of the roadway if deemed necessary by the Borough Engineer.
B. Blocks and lots.
(1) Block lengths and widths within the bounding road shall be such as
to accommodate the size of lot required in the area by the Zoning
Ordinance to provide for convenient access, circulation and safety
of street traffic.
(2) Lot dimensions and areas shall not be less than as required by the
Zoning Ordinance.
(3) Insofar as it is practical, side lot lines shall be at right angles
to straight streets and radial to curved streets. Lot lines shall
be regular and straight, except where the outside perimeter lines
of the subdivision tract make such an arrangement unfeasible, and
shall be free of irregularities and internal jogs, except where actual
land conditions necessitate such delineation.
(4) Each lot shall front on an approved street, and before a permit for
the erection of any structure on the lot is granted, such street shall
be improved or such improvements shall have been assured by means
of a performance guarantee.
(5) Where extra width has been provided for the widening of existing
streets, lot measurements shall begin at such extra width line, and
all setbacks shall be measured from such line.
(6) Intersecting property lines on corner lots adjacent to the street
lines shall be rounded with a curve having a radius of no less than
15 feet.
(7) 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 Borough may, after adequate
investigation, withhold approval of such lots.
C. Easements and rights-of-way.
(1) Easements or rights-of-way of at least 15 feet in width shall be
provided for all public sewers, water mains and other required underground
utilities. The locations of such easements or rights-of-way shall
be determined by the Board after consultation with the utility company
or Borough department concerned.
(2) Where a proposed subdivision is traversed by a natural stream or
watercourse, there shall be provided a stormwater easement or a drainage
right-of-way conforming substantially to the lines of such watercourses
and such further width or construction, or both, as will provide adequate
drainage. Improvements to all drainageways shall include cleaning,
stabilization, provision of an access road for cleaning and maintenance
at least along one side of same and other improvements as may be deemed
necessary by the Borough Engineer.
(3) Surface drainage easement for major and minor subdivisions and site
plans may be required from the downstream property owner to the upstream
property owner to permit continued passage of stormwater flow as required
by existing conditions and the proposed development.
D. Pedestrian walks.
(1) Pedestrian walks shall be provided along the frontage of all but
industrial zones and in other locations deemed necessary by the Borough.
(2) Pedestrian walks and sitting areas shall be surfaced so that they
will be easily maintained and properly illuminated if in use after
sunset. Walks along the frontage of property shall be in accordance
with Borough standards.
(3) A private pedestrian walk shall have a minimum paved width of four
feet, and if dedicated to the Borough as a public walkway, the pedestrian
walk shall have an easement with a minimum width of 10 feet.
E. Bikeways.
(1) Bikeways may be required at the approving authority's discretion,
depending on the development's location in relation to schools and
recreation areas. Bicycle traffic shall be separated from motor vehicle
and pedestrian traffic as much as possible.
(2) Bikeways shall be designed and constructed in accordance with the
standards and specifications as detailed in the Bicycle and Pedestrian
Planning and Facilities Design Manual as sponsored by the New Jersey
Department of Transportation.
F. Buffers.
(1) Function and composition. A buffer shall provide a year-round visual
screen for a particular property or area in order to minimize adverse
impacts from a site on an adjacent property or from adjacent areas.
A buffer shall consist of fencing, evergreens, berms, mounds or any
combination thereof to achieve the stated objectives.
(2) When required. Buffer areas shall be required along all lot lines
and street lines which separate a nonresidential use from either an
existing residential use or residential zoning district and/or where
the approving authority has determined that there is a need to shield
a site from adjacent properties and to minimize adverse impacts such
as incompatible land uses, noise, glaring light, and traffic.
(3) Size. Parking areas, garbage collection and utility areas, and loading
areas shall be screened around their perimeter by a buffer a minimum
of three feet wide.
(4) Landscape requirements. All buffer areas shall be planted and maintained
with either grass or ground cover, together with a living wall screen
of live shrubs or scattered planting live trees, shrubs or other plant
material meeting the following requirements:
(a)
The preservation of all natural wooded tracts shall be an integral
part of all site plans and may be calculated as part of the required
buffer area, provided that the growth of a sufficient density and
the area has sufficient width to serve the purpose of a buffer. Where
additional plantings are necessary to establish an appropriate tone
for an effective buffer, said plantings may be required.
(b)
Planting materials used in screen plantings should be at least
four feet in height when planted and be of such density as will obscure,
throughout the full course of the year, the emitted glare of automobile
headlights and other adverse impacts such as, but not limited to,
noise, windblown debris, and other typical and frequent nuisance problems.
The purpose of the screen plantings shall also be to create an aesthetically
pleasing and attractive view to mask or obscure the use, function,
or structure located upon the site.
(c)
The screen planting shall be so placed that at maturity it will
not be closer than three feet to any street or property line.
(d)
Trees shall be at least eight feet in height and 2 1/2
inches in caliper when planted and be of a species common to the area,
be balled and burlapped nursery stock and be free of insects and disease.
(e)
Any plant material which does not live shall be replaced within
one year or one growing season.
(f)
Screen plantings and landscaping shall be broken at points of
vehicular and pedestrian ingress and egress to assure a clean sight
triangle at all street and driveway intersections.
(g)
No buildings, structures, storage or materials, or parking shall
be permitted within the buffer area; buffer areas shall be maintained
and kept free of all debris, rubbish, weeds and tall grass.
G. Fences, walls and hedges. Fences and walls shall not be located in
any required sight triangle. Fences may be erected, altered or reconstructed
in accordance with all other provisions of this Part 1 and the Borough
of South River Zoning Ordinance.
H. Public utilities. All public services shall be connected to approved
public facilities systems where they exist.
(1) The developer shall arrange with the servicing utility for all underground
installation of the utility's distribution supply lines and service
connections in accordance with the provisions of the applicable standards,
terms and conditions incorporated as part of its tariff as the same
are then on file with the State of New Jersey Board of Public Utility
Commissioners.
(2) The developer shall submit to the approving authority, prior to the
granting of final approval, a written instrument from each serving
utility which shall evidence full compliance or intended full compliance
with the provisions of this section; provided, however, that lots
which abut existing streets where overhead electric or telephone distribution
supply lines and service connections have heretofore been installed
may be supplied with electronic and telephone service from those overhead
lines. In the case of the existing overhead utilities, should a road
widening or an extension of service or other such condition occur
as a result of the development and necessitate the replacement, relocation
or extension of such utilities, such replacement, relocation or extension
shall be underground.
(3) Where natural foliage is not sufficient to provide year-round screening
of any utility apparatus appearing above the surface of the ground,
other than utility poles, the applicant shall provide sufficient live
screening to conceal such apparatus year round.
(4) Any installation under this section to be performed by a servicing
utility shall be exempt from the requirement of performance guarantees
but shall be subject to inspection and certification by the Borough
Engineer, unless specifically and documentably exempt by operation
of state law.
I. Natural features. Natural features such as trees, brooks, swamps,
hilltops and views shall be preserved whenever possible. On individual
lots, care shall be taken to preserve selected trees to enhance soil
suitability and the landscape treatment of the area.
J. Shade trees and landscaping.
(1) Shade trees shall be of the type and species and shall be planted
at locations and intervals as may be approved by the Shade Tree Commission, with a minimum of one tree per 50 feet of frontage. Existing
trees near street lines shall be preserved by the subdivider.
(2) All proposed and existing lots or sites shall be landscaped in a
manner designed to provide approved vegetative cover over all areas
of the lot not utilized for buildings, walks, drives or planting beds.
The remaining areas of the lot shall be covered with a minimum of
six inches of topsoil from on the site or off the site and vegetated
with lawn or other vegetation as approved by the Board.
K. Recycling. All development proposals involving single-family development
of 50 or more units, multifamily development of 25 or more units,
and commercial or industrial development of 1,000 square feet or more
of land shall provide adequate provisions for the collection, disposition
and recycling of recyclable materials as designated by the Borough's
recycling ordinance and the Statewide Mandatory Source Separation and Recycling
Act.
L. Swimming pools. It shall be unlawful for any person to construct,
install, establish or maintain a private swimming pool or wading pool,
as herein defined, without having obtained a permit in the manner
prescribed in this Part 1.
M. Trailers.
(1) No trailer, auto trailer, trailer coach, travel trailer, office trailer,
shipping container or camper shall be used for dwelling purposes or
as sleeping quarters for one or more persons, nor shall any such trailer
or camper be used for storage or space of the permanent conduct of
any business, profession, occupation or trade, except that such facilities
may be used for temporary residency as the temporary replacement of
a damaged dwelling unit and for temporary use as a construction office
located on a site during construction or for a sales office subject
to Planning Board approval, provided that a temporary permit has been
issued for its use by the Building Inspector. This section shall not
be construed so as to prohibit the parking or storage of recreational
trailers and campers on private premises, but such storage shall be
located to conform to the yard requirements for an accessory building.
(2) Temporary uses.
(a)
Temporary trailers for purposes of residential occupancy shall
mean 90 days with an option to extend for one additional ninety-day
period.
(b)
Temporary trailers for use as a model home and/or construction
office shall mean occupancy during the time of construction.
(c)
Any temporary office shall be removed within 15 days of issuance
of the certificate of occupancy for the last unit or within 15 days
of cessation of construction activity.
(d)
The maximum allowable time period for a permitted temporary
structure or use shall be set at one year.
N. Tree removal and woodlands management. The Tree Removal and Woodlands Management Ordinance, Chapter
319 of the South River Code, adopted April 10, 1996, and as may from time to time be amended, is adopted by reference and included in its entirety in this Part
1.