[Added 4-10-1979 by Ord. No. 79:6]
A.
The subdivider shall install or guarantee the installation
of such of the following improvements or portions thereof as may be
required by the governing body: street grading and pavement or other
surfacing; gutters, curbs and sidewalks; shade trees; streetlighting;
street signs; water mains, culverts, storm sewers, sanitary sewers
or dry sewers or other means of sewage disposal; drainage structures;
and all appurtenances to such facilities properly connected with approved
systems of water supplies, sewage and stormwater drainage, as the
case may be.
B.
Such requirements shall take account of the characteristics
of potential development of various parts of the Township as reflected
in the comprehensive land use plan embodied in the Zoning Ordinance,[1] with a view to providing safe, convenient and pleasant
means for the movement of traffic appropriate to the streets of the
various classes defined in this chapter and protecting the public
health, safety, comfort and convenience by provision for the proper
distribution of water and for adequate sewage and storm-water drainage
in a manner appropriate to the existing and prospective type and intensity
of development in various parts of the Township and in arrangements
that will not impose unnecessary financial burdens on property owners
or add to the normal costs of operation of the government of the Township.
C.
The standards in this chapter shall be deemed to be
the minimum standards necessary for any particular subdivision.
D.
All improvements shall be installed in accordance
with the specifications contained in this article.
E.
It shall be expressly understood that, notwithstanding
the posting of a performance guaranty for a lot in a major residential
subdivision, no building permit shall be issued until the subdivider
shall have installed the road subbase, road base and curbs in accordance
with the Township specifications and as certified by the Township
Engineer, and until the underground utilities, such as sewer, water
and storm drainage lines, and all other underground work shall have
been duly and properly installed. In a major subdivision for which
the use of land is restricted by zoning to nonresidential uses, building
permits may be issued prior to completion of road base, curbs, underground
water, sewer and storm drainage lines, provided that adequate posting
of performance guaranties has been completed. No final certificate
of occupancy for residential and nonresidential buildings shall be
issued until all improvements have been completed and approved by
the Township, for which a performance guaranty is posted.
F.
Before a final subdivision plat or final site plan
shall be approved, the applicant shall execute a developer's agreement
with the Township, providing such reasonable conditions as the Township
Council finds necessary to assure that the required improvements shall
be properly installed and will function so as not to create any nuisance
or conditions adverse to the public interest.
[Added 5-24-1983 by Ord. No. 83:39]
G.
For all improvements or portions thereof, which will
ultimately be owned and maintained by the Township, the developer
shall use only manufactured and farm products of the United States,
wherever available, in the construction of the improvements.
[Added 5-27-1986 by Ord. No. 86:31]
[Amended 12-27-1983 by Ord. No. 83:90; 4-30-2002 by Ord. No. 2002:12]
A.
Where the need for off-tract improvements for water, sewer, drainage and street improvements and for other improvements as provided by law are, in whole or in part, made necessary by the application of the developer, and the installation of the improvements would confer a benefit upon the development, a determination of the contribution of the developer for said off-tract improvements shall be made in accordance with the provisions as hereinafter set forth. The requirements for off-tract roadway and intersection improvements are detailed in § 225-59.
B.
Determinations by Planning Board. The Planning Board
shall review all subdivision and site plan applications to determine
their impact on the Township's infrastructure, with the assistance
of the appropriate Township agencies, including but not limited to
the Township Engineer, the Sewer and Water Superintendents and the
Township Planner. Thereafter, the Planning Board shall, with the assistance
of such agencies:
(1)
Determine the need for off-tract improvements.
(2)
Determine the total cost of the off-tract improvement.
(3)
Determine the amount by which all properties to be
serviced thereby, including the applicant's property, will be specially
benefited therefrom.
(4)
In cases where reasonable and necessary need for the
off-tract improvement or improvements is necessitated or required
by the proposed development application and where no other property
owners receive a special benefit thereby, the Planning Board shall
require the applicant, as a condition of approval, at the applicant's
expense, to provide for and construct such improvements as if such
were on-tract improvements and shall forward a report of their findings
forthwith to the governing body.
(5)
In cases where the need for off-tract improvements
is necessitated by the proposed development application and where
the Planning Board determines that properties outside the development
will be benefited by the improvements, the Planning Board shall forthwith
forward to the governing body a report containing a list and description
of all such improvements, together with its request that the governing
body determine and advise the Planning Board of the procedure to be
followed in the construction or installation thereof.
(6)
In cases where the Planning Board determines that
no off-tract improvements are required, a report summarizing its findings
shall forthwith be forwarded to the governing body.
C.
Determination by governing body. Upon receipt of the
recommendations and report of the Planning Board, the governing body
shall, within 30 days from the receipt thereof, determine and advise
the Planning Board whether:
(1)
The recommended off-tract improvement should be undertaken
based upon the best interests of the Township.
(2)
The improvement is to be constructed or installed
by the municipality as a general improvement or as a local improvement.
(3)
The improvement is to be constructed or installed
by the developer under a formula providing for partial reimbursement
by the Township for benefits to properties other than the development.
D.
Amount of contribution. When this has been determined,
the developer may be required to provide, as a condition for final
approval of the development, a bond or a cash deposit to insure payment
to the Township of one of the following amounts:
(1)
If the improvement is to be constructed by the Township
as a general improvement, an amount equal to the difference between
the estimated cost of the improvement and the estimated total amount
by which all properties to be serviced thereby, including the developer's
property, will be specially benefited by the off-tract improvement.
(2)
If the improvement is to be constructed by the Township
as a local improvement, the estimated amount by which the subdivision
will be specially benefited by the off-tract improvement.
(3)
If the improvement is to be constructed by the developer,
an amount equal to the estimated cost of the off-tract improvement,
less an offset for benefits to properties other than the subdivision.
E.
Determination of special benefits. In determining
benefits conferred on properties specially benefited by an off-tract
improvement, the following formula shall, subject to adjustment for
peculiar or exceptional conditions, be used:
(1)
The development shall be allocated that percentage
of 100 computed by dividing the development land area by the total
land area benefited by the off-tract improvement; and/or the development
shall be allotted that percentage of 100 computed by dividing the
maximum potential intensity of use of the development (total square
feet of building floor area) by the maximum potential intensity of
use under existing zoning limitation in the total land area benefited
by the off-tract improvement.
(2)
In the case of linear improvements, i.e., roads, curbing,
sidewalks, pipes, drains, sewers, drainage easements, etc., the development
shall be allotted that percentage of 100 computed by dividing the
distance (measured along the course of the off-tract improvement)
from the connecting facility to the farthest abutting point of the
subdivision by the sum of the distance of all intervening properties,
including the developments abutting the off-tract improvement similarly
measured.
(3)
In determining whether the foregoing formula should
be adjusted because of peculiar or exceptional circumstances, the
following criteria shall be considered: the increase in market value
of the property affected and any other benefits conferred, the needs
created by the application, population and land use projections for
the general area of an applicant's property and other areas to be
served by the off-tract improvements, the estimated time of construction,
the condition and period of usefulness of the improvements, increase
of traffic generated by the development and the drainage created by
or affected by any particular land use.
F.
Payment of allocated cost.
(1)
The estimated cost plus a reasonable inflation cost
for the off-tract improvement allocated to the developer, if deposited
in cash, shall be paid by the developer to the Township Treasurer.
If such improvements are not initiated by the Township within a period
of 10 years from the day of payment, then funds so deposited shall
be returned, together with interest at the prevailing rates less 1%
for administration costs.
(2)
In the event the payment by the developer to the Township
Treasurer provided for herein is less than its share of the actual
cost of the off-tract improvements, then it shall be required to pay
its additional share of the cost thereof.
(3)
In the event the payment by a developer to the Township
Treasurer provided for above is more than its appropriate share of
the actual cost of installation of the off-tract improvements, it
shall be repaid an amount equal to the difference between the deposit
and its share of the actual cost.
G.
Assessment of properties. Upon receipt from the developer
of its allocated share of the costs of the off-tract improvements,
the Township may adopt a local improvement assessment ordinance for
the purpose of construction and installation of the off-tract improvements,
based upon the cost of the project, including administration and finance
charges. Any portion of the cost of the improvements not defrayed
by a developer may be assessed against benefiting property owners
by the Township. Any assessments for benefits conferred made against
the developer or its successors in interest shall be first offset
by a pro rata share credit of the allocated costs previously deposited
with the Township Treasurer pertaining thereto. The developer or its
successors in interest shall not be liable for any part of an assessment
for such improvements unless the assessment exceeds its pro rata share
credit for its deposit, and then only to the extent of the deficiency.
H.
Credit for work performed. In the event the developer
installs and constructs an off-tract improvement on any portion thereof,
which improvement is accepted by the Township, then the cost shall
be treated as a credit against any future assessment for that particular
off-tract improvement or portion thereof constructed by the Township
in the same manner as if the developer had deposited its apportioned
cost with the Township Treasurer, as provided herein.
I.
Installation of improvements by applicant. At the
discretion and option of the Township, the Township may enter into
a contract with the developer providing for the installation and construction
of the off-tract improvements by the developer upon contribution by
the Township of the remaining unallocated portion of the cost of the
off-tract improvement. In the event the Township so elected to contribute
to the cost and expense of installation of the off-tract improvements
by the developer, the portion contributed by the Township shall be
subject to possible certification and assessment as a local improvement
against benefiting property owners in the manner provided by law,
if applicable.
J.
Design standards. Should the developer and the Township
enter into a contract for the construction and erection of the off-tract
improvements to be done by the developer, it shall observe all requirements
and principles of this chapter and other ordinances in the design
of such improvements.
K.
The terms herein set forth shall be a condition of
either preliminary approval or final approval of a subdivision or
site plan. If not imposed as a condition of preliminary approval,
such off-tract improvements and the apportionment of the cost thereof
shall be considered improvements under N.J.S.A. 40:55D-1 et seq.,
which may be imposed at the time of final approval.
L.
Notice and appeal. Before apportioning the cost of
off-tract improvements to a developer, the Planning Board shall notify
and afford the developer an opportunity to be heard thereon at a public
meeting. The developer may appeal to the governing body's confirmation
as provided by law.[1]
[1]
Editor's Note: Former Subsection M, Off-tract
water supply and distribution improvements, added 6-9-1987 by Ord.
No. 87:29, which immediately followed this subsection, was repealed
10-23-1990 by Ord. No. 90:75.
[Added 4-30-2002 by Ord. No. 2002:12]
A.
Traffic impact study. The purpose of traffic impact
studies is to assess the effect of new development, expansions and
redevelopment projects on the existing public street network, including
pedestrian and public transit facilities. These studies are also to
examine the functional relationship between the site access, circulation
and parking systems (as appropriate) and the public street system.
As such, traffic impact studies are necessary to evaluate the appropriateness
of the site development within the context of the public street system
and to identify any necessary public infrastructure improvements needed
to accommodate the traffic demands generated by the proposed use.
B.
When required. Traffic impact studies are required
to be submitted for site plan applications when:
(1)
Access is or will be provided at an existing signalized
intersection along a public road.
(2)
Signalized access to a public road is proposed by
the applicant or is required by the Township Engineer or the Township
Traffic Engineer.
(3)
The proposed development, redevelopment and/or expansion
results in a net increase of 25 or more peak hour trips in any given
peak hour period (a.m., p.m. or Saturday). This threshold is not to
include any credits for pass-by traffic. Peak hour trip calculations
are to be based upon the current edition of the ITE Trip Generation
Manual or, if data is not available or is limited in scope, site specific
data can be substituted. Credit for existing traffic (based upon the
ITE Trip Generation Manual) is to be allowed for existing development
on the property in question subject to approval by the Township Engineer
or the Township Traffic Engineer.
(4)
When determined by the Township Engineer or the Township
Traffic Engineer to be necessary due to specific and/or unique site
and roadway conditions.
C.
Content. In general, traffic impact studies shall
contain the following components:
(1)
Description of existing roadways.
(2)
Existing traffic volume information. Traffic counts
are to generally be conducted between Tuesday and Thursday and not
on days immediately preceding or following holidays. For retail and
mixed use developments, Friday and Saturday periods are required.
Traffic counts are generally to be performed during the 7:00 a.m.
to 9:00 a.m. and 4:00 p.m. to 6:00 p.m. periods on weekdays and between
11:00 a.m. and 3:00 p.m. on Saturdays unless there are other specific
concerns or the proposed use has different peak periods. A peak hour
for each time period shall be defined as the four consecutive fifteen-minute
intervals with the highest total volume, and said peak hour volumes
shall be used in all analysis.
(3)
Existing levels of service and evaluation of existing
operating conditions (using approved capacity analysis software).
(4)
Description of proposed project, including the type
and size (number of units, seats, square footage, etc.) of development.
(5)
Trip generation calculations based upon the ITE Trip
Generation Manual (most current edition available), including pass-by
trip calculations. If other data sources are used to project site
traffic, the basis of the trip generation must be approved by the
Township Engineer or the Township Traffic Engineer.
(6)
Trip distribution, including the basis for the distribution
(gravity model, existing traffic patterns, etc.).
(7)
Site-generated traffic will be assigned to the roadway
network based upon minimum travel times and knowledge of the travel
patterns within the study area.
(8)
Determination of future build year or years if a phased
project.
(9)
Background traffic growth projections, including regional
traffic growth (based upon annualized growth factors published by
NJDOT) and other specific projects within the influence area of the
proposed project.
(10)
Future no-build traffic volumes and future build
traffic volumes.
(11)
Evaluation of future no-build and build levels
of service and operating conditions (using approved capacity analysis
software). Level of service results are to be reported on a per-approach
movement basis.
(12)
Identification and evaluation of proposed mitigation
measures and other roadway improvements, including any needed safety
improvements.
(13)
Discussion of site access, sight distances and
circulation, including pedestrian elements.
(14)
Graphics are to include a location map, existing
and proposed lane usage diagrams and volume networks for each analysis
period. Graphics are also to be provided for site-generated traffic,
separating new traffic volumes, pass-by volumes and any other unique
volume adjustments (existing traffic volume credits, etc.).
(15)
Copies of capacity analyses and traffic count
data are to be included as appendixes.
(16)
A discussion of the site plan elements, including
but not limited to, sight distances, parking, circulation, loading,
access design and location and recommended traffic control measures.
D.
Study area. The extent of the study area, those intersections
to be analyzed, will vary depending upon the size and nature of the
proposed project and the amount of traffic to be generated. The following
locations are to be included in the study area:
(1)
For all projects that result in a net increase of
25 or more peak hour trips in any given peak hour period (a.m., p.m.
or Saturday), exclusive of credits for pass-by traffic, the following
intersections shall be included:
(a)
The traffic study will be required to evaluate
the impacts at the intersections of the proposed site driveways or
streets with the public road network.
(b)
The traffic study is required to include the
first signalized intersection on a public road in each direction from
any site driveway, up to a maximum distance of two miles.
(c)
Any signalized intersection that will service
25 or more new peak hour trips from the proposed development shall
be included in the study area. The analysis requirement shall also
apply to unsignalized intersections if the proposed development will
increase traffic on the minor street approach. Along divided roadways,
ramp junctions and weaving sections are also to be considered applicable
analysis locations.
E.
Level of service standards. For all intersections
(both signalized and unsignalized), lane groups with left turn movements
must be maintained at Level of Service D and all other lane groups
must be maintained at Level of Service C, as described in the Highway
Capacity Manual, Special Report 209, published by the Transportation
Research Board. In situations where the no-build level of service
does not achieve Level of Service D for lane groups with left turns
and Level of Service C for other lane groups, the no-build delay,
rounded to the nearest second, must not be degraded.
(1)
If the above level of service standards are not exceeded
in the no-build condition, each development is permitted to increase
no-build delay by the lesser of the difference between the no-build
delay and the upper end of the delay range for the above level of
service standards, or a maximum of 5 seconds, rounded to the nearest
second. Any traffic above this threshold shall be considered a violation
component of site traffic. If the above level of service standards
are exceeded in the no-build condition, all site traffic shall be
considered part of the violation component. Any site traffic that
can be accommodated without violating the above requirements shall
be considered nonviolation site traffic, with the remainder of site
generated traffic being the violation component of site traffic.
(2)
For any locations not meeting the above level of service
standards, the traffic impact study must provide a conceptual improvement
plan to mitigate the traffic impacts of the site, subject to the review
and approval of the Township Engineer or the Township Traffic Engineer.
(3)
For unsignalized driveways, movements exiting the
driveway must be maintained at Level of Service E, as described in
the Highway Capacity Manual, Special Report 209, published by the
Transportation Research Board, during all time periods.
F.
Determination of fair share contribution. The traffic
impact study must include an estimate of the probable construction
costs of any mitigation improvements, subject to the review and approval
of the Township Engineer or the Township Traffic Engineer. Improvement
costs are to include design costs, right-of-way appraisal and acquisition,
construction, construction management and permitting.
(1)
The developer's contributions for these improvements
will be apportioned based upon the violation component of site traffic
added to the specific intersection divided by the increase in the
capacity of the intersection, as shown in the following equation:
|
Fair Share Contribution
|
=
|
(Violation Component of Site Traffic)
| |
|
(Capacity Increase)
|
(2)
The capacity of the intersection (both in the pre-
and post-mitigation cases) shall be determined by incrementing the
traffic volume through the intersection until the most critical movement
reaches the upper threshold of level of service as described in the
Highway Capacity Manual, Special Report 209, published by the Transportation
Research Board. In performing capacity calculations, the future build
volumes shall be utilized, and all signal phasing and timings shall
be held constant.
(3)
The capacity increase of the mitigation shall be determined
in the following manner:
|
Capacity Increase = (Capacity after Mitigation)
- (Capacity with Mitigation)
|
(4)
In the case where level of service standards are violated
during multiple time periods (e.g., a.m. and p.m. peak hours), the
fair share contribution for each time period shall be calculated independently,
and the worst case (i.e., highest fair share contribution) shall apply.
(5)
Improvements that solely benefit the development site
(e.g., signalized driveways, left turn lanes, acceleration lanes)
are not considered off-tract improvements and, consequently, are not
subject to fair share contribution calculations. The costs associated
with these improvements shall be considered on-tract improvements
and, hence, are the sole responsibility of the applicant.
(6)
For sites that require access permits from the New
Jersey Department of Transportation (i.e., sites with driveways on
roadways under the jurisdiction of the New Jersey Department of Transportation),
fair share obligations under the New Jersey Department of Transportation
Access Management Code supersede the above obligations for intersections
under state jurisdiction only.
Grades and cross sections shall be such as to
provide for the disposal of stormwater and such groundwater seepage
as may be encountered, all in accordance with the plans therefor approved
at the time of the approval of the tentative plan of the subdivision
and as may be required in the field by the Director of Public Works
or the Township Engineer as the work progresses. All underground utilities,
drains or other facilities located within the roadway portion of a
street shall be installed prior to the placing of any road-surfacing
material.
[Added 3-14-2000 by Ord. No. 2000:6]
Retaining walls greater than six feet in height
shall be tiered at every six-foot interval of height. Each tier shall
be set back a minimum of three feet to provide for the placement of
landscape plantings at each tier level. Landscaping shall be required
at each tier level to reduce the appearance of height and mass of
the retaining wall. This requirement shall not apply to any development
for which preliminary major subdivision approval, preliminary major
site plan approval, final subdivision approval or final site plan
approval was granted by a resolution of approval adopted by the Planning
Board prior to the adoption of this provision, and which approval
has not expired. In such cases, the requirements and conditions contained
in the resolution of approval shall apply.
A.
Width. The roadway shall be curbed, if required, along
the required paved width as hereinafter defined and shall be paved
in accordance with the following specifications. All materials used
and all methods and work procedures shall be in accordance with the
1961 Edition, as generally amended, of the Standard Specifications
for Road and Bridge Construction, New Jersey State Highway Department.
B.
Subgrade.
(1)
The bottom of the excavation of the box to receive
the pavement surface and the top of the fill, when completed, shall
be known as the "subgrade" and shall be true to the lines, grades
and cross sections given. After all drains have been laid and the
subgrade has been shaped correctly, it shall be brought to a firm,
unyielding surface by rolling the entire area with an approved three-wheel
power roller weighing not less than 10 tons. All soft and yielding
material and other portions of the subgrade which do not attain the
required stability or will not compact readily when rolled or tamped
shall be removed as directed, and all loose rock or boulders found
in the earth excavation shall be removed or broken off to a depth
of not less than six inches below the surface of the subgrade. All
holes or depressions made by the removal of material shall be refilled
with suitable material, and the whole surface shall be compacted uniformly.
(2)
When subbase material is needed, it shall consist
of approved material placed in the excavation made by the removal
of soft, unstable or other unsuitable subgrade materials and shall
be constructed where directed in accordance with these specifications.
The material to be used shall consist of sound, tough, durable, local
field or quarry stone, steam cinders, crushed rock or slag, sand or
gravel. The local field or quarry stone shall be not more than five
inches in its largest dimension and the crushed rock or slag shall
consist of pieces varying from one to three inches in diameter.
C.
Construction methods. Unsuitable subgrade materials
shall be removed and the bottom of the excavation shaped uniformly
and firmly compacted. Approved material shall be placed in the excavation
and spread and rammed or rolled in layers of not more than five inches.
After material has been placed and compacted in layers until slightly
above the surrounding subgrade surface, it shall be rolled and the
voids filled with smaller stone, road gravel, three-fourths-inch maximum
size aggregate, graded in accordance with the requirements of Paragraph
8-5.4, Table 28, of the Standard Specifications, or such other material
as may be approved by the Township Engineer. The rolling and filling
shall be continued until the entire mass is thoroughly and satisfactorily
compacted. The finished surface thereof shall conform to the specified
line, grade and cross section.
D.
Base and surface courses.
(1)
Base course. The base course shall be of a thickness
as described in the following table in accordance with the requirements
set forth in this subsection, of bituminous stabilized base course
meeting all the requirements of Article 3.2A.1 through 3.2A.3, modified
to allow stone mix as soil aggregate. The stability of the completed
mixture as determined by means of the Marshall apparatus is modified
to have a value of not less than 1,200 pounds at 140º and a flow
value of not more than 18 in accordance with current ASTM Designation
D1559.
|
Type of Roadway
|
Thickness
(inches)
| |
|---|---|---|
|
Parking
|
4
| |
|
Local residential streets
|
5
| |
|
All other residential streets
|
6
| |
|
All industrial streets
|
6 1/2
|
(2)
Surface course. The top course shall consist of FABC,
one inch to 1 1/2 inches, in accordance with all applicable requirements
of Article 3.10.1 through 3.10.3 of the Standard Specifications.
E.
Tack coat.
(1)
Where bituminous stabilized base course is placed
allowing traffic before the top FABC course, a tack coat shall be
applied to the base course prior to construction of the surface course
to ensure proper bond.
(2)
The tack coat material shall be cut-back asphalt,
Grade RC-70, and shall be applied at the rate of 0.02 gallon to 0.10
gallon per square yard.
F.
Curbing.
(1)
Curbing shall be constructed of Belgium granite blocks
except where existing curbing is of concrete construction and is a
continuation in line, grade and appearance and except where curbing
is part of a state or county road.
(2)
Concrete curbs shall be constructed on each side of
the roadway according to the following specifications and in accordance
with the requirements of Article 5.53 of the Standard Specifications.
(a)
The concrete curb shall be six inches at the
top, eight inches at the bottom and 20 inches deep, shall have a vertical
face of six inches, and shall be laid upon a compacted foundation
of three-fourths-inch aggregate six inches deep.
(b)
Concrete shall be air-entrained Class B as specified
in Article 4.1.2 of the Standard Specifications. The air content of
the mix shall be in the range of 5% to 8%.
(3)
The requirement of curbs may be waived by the Planning
Board.
G.
Access lanes. Access lanes shall be graded and surfaced
to a roadway width of 15 feet. Such improvement and the provision
of subsurface utilities shall in all respects comply with the specifications
set forth for streets under this subsection, except that the top 1
1/2 inches of bituminous concrete will not be required. The area provided
for vehicle turning at the end of an access lane shall be graded and
surfaced in the same manner as specified for the access lane.
H.
Sidewalks.
(1)
Sidewalks shall include the preparing of subgrade
to prescribed lines, grades and dimensions. The base material shall
be three fourths-inch aggregate meeting gradation requirements set
forth in Table 28 of Article 8.5.4 of the Standard Specifications,
a thickness of three inches. Rollers shall be tandem rollers weighing
not less than 3 1/2 tons and not more than five tons.
(2)
The subgrade shall be constructed smooth and even
at the prescribed grade in accordance with the requirements of Article
5.8.3 of the Standard Specifications. The gravel base shall be compacted
by tamping or with a roller or in both manners, subject to the direction
of the Township Engineer or Township Inspector.
(3)
After the base gravel is in proper condition and Class
B, air-entrained concrete placed to a thickness of four inches, it
shall be tamped, screened and finished to true grade and surface.
The finish shall be with a wood float followed by brushing with a
set, soft-haired brush to a neat and workmanlike surface. Expansion
joints 1/2 inch wide shall be provided at intervals of 20 feet and
filled with preformed joint material. Surface grooves shall be cut
at right angles to the line of the sidewalk at intervals equal to
its width. Exposed edges shall be neatly rounded to a radius of 1/2
inch.
(4)
Sidewalks shall be constructed after the construction
of adjacent curbs.
(5)
Subbase outlet drains shall be constructed at the
location shown on the approved plans and in accordance with the requirements
of Articles 5.1.1, 5.1.2 and 5.1.3 of the Standard Specifications.
Unless otherwise shown on the plan, the outlet pipe shall be six-inch
porous concrete pipe and extend three feet from inlet. Backfill around
pipe shall be a pea gravel meeting the gradation requirements for
three-eighths-inch size aggregate in Table 28 of Article 8.5.4 of
the Standard Specifications. The trenches for the subbase outlet drains
shall be backfilled with soil aggregate meeting the gradation requirements
for Type 5, Class A aggregate as set forth in Table 36, Article 8.8.1,
of the Standard Specifications.
I.
Road design. The design of the road shall be based
on a structure number hereinafter described and related to the service
of the pavements.
(2)
The soil shall be so designated as conforming to a
California bearing ratio test in accordance with current testing methods
and being equal to three.
(3)
In cases where the subgrade will not achieve a California
bearing ratio of three, special precautions will be required as directed
by the Engineer.
(4)
The following listing of structure numbers shall be
used in determining a depth, type and structure of pavements:
(a)
Hot mix bituminous concrete per compacted inch:
0.44.
(5)
Reduction allowance.
(a)
In cases where the subgrade will achieve a California
bearing ratio of 10 or better, the requirement of the structural number
can be reduced by 0.44 or the bituminous stabilized base course can
be reduced by one inch in thickness.
(b)
In order to qualify for this reduction allowance,
a test must be taken every 500 linear feet of roadway with a minimum
of three tests per site.
(c)
Additional tests may be as directed by the Engineer
for special cases.
(d)
All tests shall be performed by a recognized
testing laboratory.
A.
The purpose of this section shall be to preserve, create and improve the character and values of properties being subdivided in which new roads are being created by providing for shade trees along the right-of-way. These provisions shall apply to all types of roads referred to under Article IX, except collector streets (industrial, business and commercial).
B.
All the varieties of trees listed under Schedule 1 in Subsection O(1) below, or such other species that are approved by the enforcing officer, which are two inches in diameter or larger at four feet above the graded ground and growing in the three-foot strip of the right-of-way adjacent to the lot lines, shall be left standing and undamaged, except that:
(1)
All trees of the varieties listed in Schedule 1 in Subsection O(1), in excess of one tree every 50 feet averaged on the three-foot strip each side of the right-of-way (but not less than 35 feet nor more than 75 feet apart), may be removed.
C.
In areas where none of the above varieties of trees exist or where permission for their removal has been granted, any trees listed under Schedule 2 in Subsection O(2) below shall be planted in the three-foot marginal strip on the right-of-way, one tree a minimum of 1 1/2 inches in diameter at a height of four feet every 50 feet average on each side of the pavements, and not less than 35 nor more than 75 feet apart. In the case of marginal roads, it shall be necessary to plant trees on the side of the road adjacent to the proposed lots, spaced as directed above.
D.
No trees shall be planted within 50 feet of an intersection.
E.
No trees shall be planted less than 15 feet from a
utility pole.
F.
Trees shall not be planted less than five feet from
a driveway.
G.
Trees may be planted bare roots between October 15
and April 15. After this date all trees shall be planted, balled and
burlapped.
H.
Trees shall be top pruned at the time of planting,
no matter what the date of planting.
I.
All bare root trees shall have the trunks wrapped
with tree wrap at least up to the first main branches and shall be
staked with one stake which extends five feet above ground.
J.
The developer shall guarantee to replace any tree
not surviving one year from the date of planting. In no case shall
it conflict with the performance and maintenance bond herein and elsewhere
described.
K.
All of the trees listed under Schedule 3 in Subsection O(3) below shall be removed from rights-of-way.
L.
Roads which are not graded for their entire width
of the right-of-way may, at the discretion of the Planning Board,
be left as standing forest.
M.
Subdivisions having received approval from the Planning
Board relative to underground utilities shall require the trees to
be planted within the four-foot section between the curb and sidewalks.
N.
Deviations from any of the above regulations because
of peculiar surrounding conditions may be requested of the enforcing
officer. After examination and review, the enforcing officer may waive
any condition of this section. The decision of the enforcing officer
shall be provided in writing within 60 days of receipt of request.
O.
Upon a determination by the Township Engineer and
the enforcing officer as to the number and location of shade trees
in any subdivision, the developer, in lieu of installing such shade
trees, may elect to pay to the Township a sum equal to the estimated
cost of purchasing and planting the required number of shade trees
in the development. Final approval of the development shall not be
granted unless and until, assuming all other requirements are met,
the developer pays the funds for the shade trees to the Township.
(2)
Schedule 2.
(a)
Cherry, Kwanzan.
(b)
Dogwood.
(c)
Elm, Zelkova, village green.
(d)
Honeylocust, thornless.
(e)
Hawthorn, washington.
(f)
London plane, bloodgood strain.
(g)
Linden, greenspire.
(h)
Linden, little leaf.
(i)
Linden, silver.
(j)
Maidenhair tree, ginkgo, male only.
(k)
Maple, Norway.
(l)
Maple, red.
(m)
Maple, sugar.
(n)
Oak, pin.
(o)
Oak, red.
(p)
Oak, sawtooth.
(q)
Oak, scarlet.
(r)
Oak, willow.
(s)
Pear, bradfordcallery.
P.
The following trees are specifically recommended along
any street right-of-way that is within 10 feet of overhead power lines.
All such trees shall be single-stemmed varieties:
[Added 3-23-2004 by Ord. No. 2004:06]
(1)
Maple, Trident.
(2)
Maple, Amur.
(3)
Maple, Amur Beethoven.
(4)
Maple, Amur Mozart.
(5)
Maple, Tatarian.
(6)
Serviceberry, Reflection.
(7)
Serviceberry, Spring Glory.
(8)
Serviceberry, Cumulus.
(9)
Serviceberry, Majestic.
(10)
Serviceberry, Autumn Brilliance.
(11)
Serviceberry, Princess Diana.
(12)
Serviceberry, Robin Hill.
(13)
Serviceberry, Tradition.
(14)
Dogwood, Kousa.
(15)
Dogwood, Kousa, Galilean.
(16)
Dogwood, Kousa, Milky Way.
(17)
Dogwood, Kousa, Prophet.
(18)
Dogwood, Kousa, Samaritan.
(19)
Dogwood, Kousa, Satomi.
(20)
Dogwood, Celestial.
(21)
Dogwood, Constellation.
(22)
Dogwood, Gray, Cuyahoga.
(23)
Dogwood, Gray, Ottawa.
(24)
Hawthorn, Thornless Cockspur.
(25)
Hawthorn, English, Crimson Cloud*.
(26)
Hawthorn, Washington*.
(27)
Hawthorn, Dotted, Ohio Pioneer*.
(28)
Hawthorn, Green, Winter King*.
(29)
Magnolia, Galaxy.
(30)
Cherry, Oriental, Amanogawa.
(31)
Cherry, Sargent.
(32)
Cherry, Red, Canada (Chokecherry, Shubert).
(33)
Cherry, Snow Goose.
(34)
Callery Pear, Jack.
(35)
Callery Pear, Jill.
(36)
Callery Pear, Capital.
(37)
Japanese Tree Lilac, Ivory Silk.
(38)
Japanese Tree Lilac, Regent.
(39)
Japanese Tree Lilac, Summer Snow.
(40)
Purple Leaf Plum.
|
NOTE:
*These trees shall not be used within 10 feet
of a sidewalk area due to thorns or low-branched habit or fruits.
|
A.
For electric and telephone utilities, applicants for
all major subdivisions shall arrange with the serving utility for
front lot underground installation of the utilities' distribution
supply lines and service connections and appurtenances, in accordance
with the provisions of the applicable standard terms and conditions
incorporated as a part of its tariff as the same are then on file
with the State of New Jersey Board of Public Utility Commissioners,
and shall submit to the Planning Board for its approval a map of the
proposed location of the installation, together with a written instrument
from each serving utility which evidences full compliance with the
provisions of this subsection prior to obtaining preliminary approval.
Where overhead electric or telephone distribution supply lines are
present on existing streets abutting such subdivisions, approval may
be granted to the applicant to supply electric and telephone service
to the lots abutting the existing streets from such overhead lines
or extensions. However, such connections from the utilities' overhead
lines shall be installed underground.
B.
In all zones, the installation of water mains, hydrants
and all other appurtenances throughout the subdivision shall be as
required by the Director of Public Works and the Township Engineer
and shall be at the expense of the subdivider, in accordance with
the terms agreed upon, in writing, between the subdivider and the
Township.
C.
Each two lots to which access is given by an access
lane shall be served from the nearest available street water main,
all to be installed in accordance with the regulations of the Water
Department. Such service lines shall be laid in advance of the lane-surfacing
improvements and shall be at the expense of the developer.
D.
Any individual private water supply or sewage disposal
system shall conform to the requirements of the Sanitary Code and
the Health Administrator. The Health Administrator may require any
additional tests or data that he deems necessary.
E.
All the improvements required by this chapter and
the matters covered by any regulations set forth in the aforesaid
specifications shall be subject to the approval of the Township official
having jurisdiction thereof and which official shall be notified by
the developer at least 24 hours prior to the start of construction.
No underground installation shall be covered until it has been inspected
and approved. For subdivisions or site plans, the developer shall
be required to pay to the Township inspection fees totaling 200% of
the hourly base salary of the Township Engineer and professional staff
multiplied by the number of hours spent by them in inspecting the
project.
[Amended 9-19-1980 by Ord. No. 80:30; 5-10-1988 by Ord. No. 88:22; 12-27-1995 by Ord. No.
95:45]
F.
All streets which furnish access to more than two
building lots shall be controlled or owned by the Township pursuant
to effective dedication or conveyance, except such streets as are
under the control and jurisdiction of Morris County, the State of
New Jersey or an owners' association established in accordance with
law. Upon completion of work of installing the required utilities
and the street improvements herein specified to the satisfaction of
the governing body and upon certification of such completion by the
Township Engineer and Township Manager, the streets (except access
lanes or private streets) shall be accepted as public streets and
become a part of the official street and highway system of the Township,
provided that no street shall be accepted until all construction and
temporary maintenance requirements established by this chapter have
been met.
G.
The developer shall install or guarantee the installation
of surveyor's monuments of a size and shape required by the provisions
of N.J.S.A. 46:23-9.9 et seq. Such monuments shall be placed in accordance
with such provisions and shall be subject to approval by the Township
Engineer.
H.
Performance guaranties shall be required in lieu of installation of all improvements in accordance with the procedures established in § 225-49. The performance guaranty shall include an amount equal to the estimated cost to cover the planting of shade trees to conform to the standards set forth in this chapter. The form and sufficiency of the bond shall be subject to the approval of the Planning Board Attorney, and the term shall be for the life of the developer's agreement and any extension thereof. Performance bonds shall be expressly conditioned upon the subdivider's full compliance with all Township ordinances and regulations governing the installation of improvements and utilities and faithful performance of the terms of the agreement with the Township.
[Amended 5-24-1983 by Ord. No. 83:39]
I.
Maintenance guaranties shall be required in a sum
equal to 10% of the amount of the original bond for installation of
improvements. The guaranties shall be in a form and sufficiency approved
by the Planning Board Attorney. The maintenance bond shall be posted
upon final release of the performance bond by the Township and shall
be expressly conditioned upon the maintenance by the developer of
all such improvements for a period of two years, and particularly
shall guarantee the remedy of any defects in such improvements which
occur during that period. The maintenance bond shall further guarantee
the replacement of any shade trees found not healthy two years after
planting.
J.
Prior to the release of a performance guaranty, the
developer shall submit as-built drawings to the Township Engineer.
(1)
The as-built drawings shall contain the following:
(a)
Profile elevations of the center line of roads
to hundredths of a foot, at one-hundred-foot stations, clearly defining
the as-built elevations versus the approved tentative elevations.
(b)
Invert and rim elevations of all storm, sanitary
and water lines to the nearest hundredth of a foot, clearly defining
the as-built elevations versus the approved tentative elevations.
(c)
Any changes which deviate from the approved
tentative drawings.
(d)
The as-built lengths of storm and sanitary sewer
lines.
(e)
A typical as-built roadway section shall be
provided.
(f)
Symbols denoting location of sanitary cleanouts
and water valve boxes shall be provided. Also, house numbers shall
be denoted.
(2)
The title block shall be clearly labeled "as-built
plans and profiles." The scale shall be not greater than 50 feet per
inch in plan and not greater than five feet per inch in profile, unless
approved by the Township Engineer.
K.
Construction plans.
(1)
Prior to any construction on the subdivision and subsequent
to preliminary approval, construction drawings must be submitted to
the Township Engineer. These drawings shall contain sufficient information
to proceed with construction of utilities and layout of road systems
and more specifically as follows:
(a)
Center line of road data, including all bearings,
distances, radii and central angles for road layout.
(b)
Plan and profiles of all road systems on a scale
of not greater than 50 feet to the inch horizontally and not greater
than five feet to the inch vertically.
(c)
Water, sanitary and storm sewers must be shown
in plan and profile with accurate lengths of pipes, grades, invert
elevations, rim elevations, pipe sizes, manholes, catch basins, energy
dissipators and headwalls as required for construction.
(d)
All construction details must be shown, including
typical sections of roads, manholes, catch basins, headwalls, etc.,
as necessary for construction.
(e)
All easements must be shown on the drawings,
together with plan and profile of any utilities located within them.
A.
Fire hydrants and control valves shall be installed
not more than 500 feet apart at proper locations to be determined
by the Fire Prevention Bureau and Township Engineer. The location
of the fire hydrants in commercial or industrial areas shall be determined
solely by the Fire Prevention Bureau. All fire hydrant locations shall
be properly indicated on all major subdivisions.
B.
All fire hydrants shall have two two-and-one-half-inch
hose connections and one four-and-one-half-inch steamer connection.
[Amended 10-9-1984 by Ord. No. 84:61]
The developer shall install or cause to be installed,
at his own expense, streetlighting facilities in accordance with the
Recommended Practice of Street and Highway Lighting of the Illuminating
Engineering Society (latest edition), or other equivalent and acceptable
standards. The developer shall pay the cost of operating the streetlights
until such time as the lights which are installed shall be accepted
by resolution of the Township Council as part of the acceptance of
a public street of the Township. At the time of final approval, the
developer shall deposit with the Township cash in an amount equal
to twice that annual billing rate as determined by Jersey Central
Power and Light Company. The Township shall utilize the cash deposit
to pay the annual billings for such streetlighting in the development
until the streets are accepted as above provided, at which time the
Township shall return to the developer the remaining cash on deposit,
if any. At the time of final approval, the developer shall also pay
to the Township the contribution fixture rate determined by Jersey
Central Power and Light Company, which amount represents part of the
developer's installation cost for streetlighting facilities.
A.
All sanitary sewer lines shall be tested by means
of a low-pressure air test between manholes, as directed by the Township
Engineer.
B.
The developer must supply the testing equipment and
manpower necessary to accomplish the test. The Township Engineer and/or
his personnel will monitor the test performance.
C.
House connections should be adequately capped prior
to the test.
D.
No stabilized base course shall be placed on subdivision
streets until the sanitary sewer lines have passed the low-pressure
air test.
