A.
Responsibility for design. Within the criteria established
by and subject to the review and approval of the Planning Board, all
design of a subdivision is the responsibility of the subdivider, and
he shall be responsible for and bear the entire cost of any and all
investigations, tests, reports, surveys, samples, calculations, environmental
assessments, designs, researches or any other activity necessary to
the completion of the subdivision design. The standards set in this
Article shall be taken to be the minimum necessary to meet its purposes
as set forth elsewhere herein. The responsibility of the Planning
Board shall be to see that these minimum standards are followed and,
in those cases not covered by these standards, that sufficient precautions
are taken to assure that the eventual subdivision design is conducive
to the implementation of the purposes of this chapter. The Planning
Board may employ professionals in various disciplines to advise and
assist it in its determinations. Any decision of the Planning Board
regarding the suitability or sufficiency of any design proposal, taken
upon advice of its professionals and subject to the provisions of
this Article, shall be deemed conclusive.
B.
Design data. To properly execute the design of a subdivision,
it is anticipated that the subdivider will obtain or cause to be obtained
certain design data, including but not limited to soil tests and analyses,
environmental assessments, traffic studies and traffic projections,
surveys, reports and similar design data. Any and all such data obtained
by the subdivider, or by others retained by him to complete the design
of the subdivision, shall be made available to the Planning Board
and its employees and professional staff for the purposes of reviewing
the proposed subdivision design. Should the Planning Board feel the
design data submitted is not sufficient for the purpose of completing
a full review of the subdivision proposal, it may request the applicant
to provide such additional information as is deemed necessary. Until
the applicant supplies such information, no submission under the provisions
of this section shall be termed complete. Nothing contained herein
shall be interpreted to prevent the Planning Board from making or
causing to be made such independent studies, calculations or other
undertakings as it deems necessary in the review of any proposal.
C.
Design standards. When a subdivider determines that
it will be necessary to utilize design standards in addition to or
other than those minimum requirements established herein, he is advised
to consult with the Township Engineer prior to beginning his detailed
design, for review and approval of his proposed design standards.
Standards utilized should generally be nationally recognized and in
common use in this area. Design standards may not be utilized if they
do not have the approval of the Township Engineer.
D.
Waiver of requirements. It is recognized that, in
certain instances, preexisting conditions or the uniqueness of a particular
proposal may require the waiver of some of the standards presented
herein. The Planning Board may consider and, for cause shown, may
waive strict conformance to such of these detailed design standards
as it sees fit. Any subdivider desiring such action shall present
with his application for final approval a listing of all such waivers
desired together with the reasons therefor.
A.
Street extensions. The arrangement of streets within
the subdivision shall provide for the extension and/or realignment
of existing major arterial highways, major thoroughfares and collector
streets. Arrangements should be made to extend existing minor streets
only when such extension is necessary and the Planning Board concurs
that such extension will promote safety and conform to the minor street
standards contained in this section.
B.
Street widening. Where subdivisions abut existing
roadways, sufficient right-of-way shall be reserved to provide the
right-of-way width proposed for the functional classification of the
street in question.
C.
Design of local streets. Local streets shall be designed
in accordance with the schedule of street design standards and the
following requirements:
(1)
Local streets shall be so arranged that there
exists a minimum possibility of their use by traffic which does not
have its origin or destination at the lots to which the local streets
provide access.
(2)
Culs-de-sac (dead-end streets) may be used where
necessary, but should not have a center-line length from the intersecting
street center line to the center point of the cul-de-sac of less than
100 feet nor longer than 1,200 feet. They shall provide an end turnaround
with a pavement radius of not less than 50 feet, which shall have
its center point at or to the left of the center line of the street,
when viewed toward the closed end. In the event that it is contemplated
that a dead-end street shall be extended in the future, a temporary
cul-de-sac meeting the aforementioned design criteria shall be required.
(3)
When their use is possible, short loop streets
are preferred to culs-de-sac. Loop streets shall have both of their
terminuses located on the same major street to be so classified.
(4)
P-loops, which are loop streets with a single
access point, should have an entrance not exceeding 700 feet in distance
from the loop intersection. There should also be provided an emergency
vehicular and pedestrian right-of-way of 15 feet, minimum width, from
the loop and providing access to a street which is not a part of the
P-loop. The loop of a P-loop should have a street length not exceeding
3,000 feet. The entrance street of P-loops should be designed in accordance
with the design standards for minor collector streets.
(5)
Artificial modifications in street rights-of-way
for the purpose of increasing lot frontage shall be prohibited. Such
prohibited modifications shall include but not be limited to widening
the right-of-way of a continuous street through the use of semi-circular
projections.
(6)
One-way streets. When a loop street provides
access to 25 or fewer lots and topographical conditions provide for
difficult construction, the Planning Board may consider the use of
a one-way street and a reduced paving width in accordance with the
schedule of street design standards. The Planning Board may also consider
the use of one-way streets and reduced paving width where, by reason
of topography, physical features or other conditions, reduced width
would substantially reduce disruption of the subdivision's environment.
Such one-way streets and reduced paving width are subject to the review
and approval of the Traffic Bureau of the New Jersey Department of
Transportation. Such review and approval must be obtained by the subdivider
before tentative approval of a preliminary plat will be granted.
D.
Classification of streets.
(1)
LOCAL STREET
MINOR COLLECTOR STREET
MAJOR COLLECTOR STREET
MAJOR THOROUGHFARE
MAJOR ARTERIAL HIGHWAY
In any subdivision it shall be the duty of the
Planning Board to approve classification of proposed streets according
to their use. In making its decisions, the Planning Board shall refer
to the Master Plan and shall consider conditions within the subdivision
and the surrounding areas and shall use as a guide the following street
classifications and criteria:
A street providing access to abutting properties and, where
feasible, should be either a cul-de-sac or a loop street meeting the
requirements hereinabove set forth. A street which serves traffic
having origins and destinations other than within the lots which abut
the street shall not be considered a local street.
Generally a street gathering traffic from local streets and
feeding it into a system of major collectors, major thoroughfares
or major arterial roadways and could be utilized by traffic other
than residential in nature.
Generally a street gathering traffic from local streets or
minor collector streets and feeding it into a system of major thoroughfares
or arterial highways and could be utilized by traffic other than residential
in nature.
A street gathering traffic from more than one minor or major
collector and leading it to a system of other major thoroughfares
or major arterial streets.
Any federal, state or county highway or Township street or
road intended to carry traffic between other major arterials and major
thoroughfares and between the various neighborhoods of the Township
or from the Township's neighborhoods to destinations outside the Township.
(2)
Classification criteria. Street classifications
will be approved by the Planning Board in accordance with the foregoing
definitions, in accordance with the provisions of the Master Plan
and Official Map if such are adopted, in accordance with the provisions
of applicable county and state regulations or plans or, in the absence
of specific information, from the above, in accordance with its own
best judgment concerning the use to which the various streets in any
subdivision will be put.
E.
Lots abutting major collector streets, major thoroughfares
and arterial highways. In any subdivision abutting or being traversed
by a major collector street, major thoroughfare or major arterial
highway, one of the following conditions shall be required by the
Board:
(1)
A marginal street meeting the classifications
herein for a local street shall be provided along each major collector,
major thoroughfare or major arterial highway and shall be separated
from the major collector, major thoroughfare or arterial highway by
a landscaped strip at least 25 feet in width.
(2)
The frontage of all lots abutting the major
collector, major thoroughfare or major arterial highway shall be reversed
so that the lots will front on an internal local street. A natural
wooded or landscaped buffer strip at least 50 feet in width will be
provided on the abutting lots along the right-of-way of the major
collector, major thoroughfare or major arterial highway. The area
of such buffer strip shall not be considered part of the required
minimum lot size.
(4)
Other means of providing a satisfactory buffer
separating through and local traffic shall be provided as may be deemed
proper by the Planning Board.
(5)
Dwellings on corner lots shall be diagonally
oriented or shall have their driveway access on the roadway designed
and intended to carry the lesser amount of traffic.
F.
Street design standards. Street design standards shall
be appropriate to the expected use of the street, soil, topographical
and other physical conditions and to the maintenance of the purposes
of this section, but shall not be less than those set forth in the
Schedule of Street Design Standards contained herein.
|
Schedule of Street Design Standards
| |||||||
|---|---|---|---|---|---|---|---|
|
Local Streets
|
Minor Collector Streets
|
Major Collector Streets
|
Major Thorough- fares
|
Major Arterial Highways
| |||
|
Nominal traffic capacity (ADT)
|
400
|
1,000
|
2,500
|
10,000
|
--2
| ||
|
Minimum right-of-way width (feet)
|
50
|
60
|
70
|
100
|
120
| ||
|
Minimum shade tree and utility easement,
each side (feet)
|
5
|
5
|
5
|
5
|
--
| ||
|
Minimum paving width (feet):
| |||||||
|
Two-way
|
30
|
40
|
50
|
60
|
--2
| ||
|
One-way
|
22
|
--
|
--
|
--
|
--
| ||
|
Shoulder or parking- area width1
|
--
|
--
|
--
|
2 at 8 ft.
|
--2
| ||
|
Two-way
|
30
|
40
|
50
|
60
|
--2
| ||
|
One-way
|
22
|
--
|
--
|
--
|
--
| ||
|
Sidewalks:
| |||||||
|
Width
|
4
|
4
|
4
|
4
|
--
| ||
|
Setback (from face of curb)
|
3
|
4
|
5
|
7
|
--
| ||
|
Design speed (miles per hour3)
|
40
|
40
|
50
|
60
|
60
| ||
|
Minimum radius of horizontal curvature
at center line
|
150
|
500
|
750
|
2,000
|
2,000
| ||
|
Minimum tangent between reverse curbs
|
100
|
200
|
4004
|
6004
|
42
| ||
|
Maximum longitudinal grade (percent)
|
8
|
8
|
6
|
4
|
4
| ||
|
Minimum longitudinal grade (percent):
| |||||||
|
Desirable
|
0.75
|
0.75
|
0.75
|
0.75
|
0.75
| ||
|
Absolute
|
0.50
|
0.50
|
0.50
|
0.50
|
0.50
| ||
|
Maximum longitudinal grade for 200
feet from each side of intersection (percent)
|
3.5
|
--
|
2.5
|
--
|
--
| ||
|
Minimum curb return radius at intersection9
|
15
|
25
|
25
|
45
|
45
| ||
|
Vertical curve5
| |||||||
|
Crest: Minimum length equals 100 feet,
based on stopping sight distance or design speed.
| |||||||
|
Sag: Minimum length equals 100 feet,
based on headlight illumination and stopping sight distance or design
speed.
| |||||||
|
Maximum super- elevation (percent)
|
Not required
|
Not required
|
6
|
6
|
6
| ||
|
Pavement cross-slope, minimum (percent)
|
2.947
|
3.19
|
2
|
1 1/28
|
--2
| ||
|
Pavement cross-slope, maximum (percent)
|
2.947
|
3.198
|
4
|
3
|
--2
| ||
|
Curbface required (inches)6
|
6
|
8
|
8
|
8
|
--2
| ||
|
Minimum property line corner radius
(feet)9
|
7
|
15
|
15
|
30
|
--2
| ||
|
NOTES:
| |||||||
|
1 Shoulders
or parking areas as required may be of reduced structural design.
| |||||||
|
2 To be
individually designed based on traffic projections and on design standards
of the American Association of State Highway Officials. Design to
meet at least major thoroughfare standards.
| |||||||
|
3 For sight
distance and vertical curve calculations only.
| |||||||
|
4 Or as
required to run out superelevation (1% per second of travel at design
speed).
| |||||||
|
5 Not required
if algebraic difference of intersecting grades does not exceed one.
| |||||||
|
6 Except
in superelevation areas.
| |||||||
|
7 Six-inch
crown.
| |||||||
|
8 Eight-inch
crown.
| |||||||
|
9 When dissimilar
streets interest, the larger radius will be used.
| |||||||
G.
Street intersections. Street intersections shall be
designed according to the following standards:
(1)
No more than two streets shall cross the same
point. Street intersections shall be at right angles wherever possible,
and intersections of less than 70° (measured at the center line
of streets) shall not be permitted.
(2)
Streets should not enter the same side of major
collector streets at intervals of less than 500 feet, major thoroughfares
at intervals of less than 1,200 feet or arterials at intervals of
less than 2,500 feet. Streets which enter collectors, major thoroughfares
or major arterials from opposite sides shall be directly opposite
to each other or must be separated by at least 150 feet between their
center lines measured along the center line of an intersected collector
or 500 feet along the center line of a major thoroughfare or 800 feet
along the center line of a major arterial.
(3)
Approaches of any major collector, major thoroughfare,
or major arterial street shall be tangent or have a center-line radius
greater than 5,000 feet for at least 500 feet from the intersection.
(4)
Where a minor or major collector, major thoroughfare
or major arterial street intersect, the right-of-way of each minor
collector shall be widened by 10 feet (five feet on each side) for
a distance of 300 feet in all directions from the intersection of
the center lines, and the right-of-way of each major collector, major
thoroughfare and major arterial shall be widened by 20 feet (10 feet
on each side) for 500 feet in all directions from the intersection
of the center lines.
(5)
Approaches of any local or minor collector street
to any other street shall be tangent (straight) for a distance of
at least 50 feet from the intersection or have a center-line radius
greater than 1,000 feet for at least 150 feet from the intersection
and have a clear sight of a point three feet high in the intersection
for a distance of not less than 400 feet.
H.
Street layout.
(1)
Curved local and minor collector streets are
preferred to discourage speed and monotony. The maximum straight line
distance should not exceed 1,000 feet.
(2)
In all cases the Planning Board may, and in
the case of subdivisions having 100 or more lots the Planning Board
shall, require provision for continuing circulation patterns onto
adjacent properties and, for this purpose, may require the provision
of stub streets abutting adjacent properties.
(3)
Subdivisions containing more than 150 lots should
have two access points from collector streets, major thoroughfares
or arterial highways.
I.
Grading for roadways. To preserve the integrity of
pavements, embankments and excavations for streets or roadways shall
be provided with slopes no steeper than one foot vertical rise for
every three feet of horizontal distance. Such slopes shall be suitably
planted with perennial grasses or other ground cover plantings in
accordance with the plans approved by the Planning Board. In areas
where excavations or embankments would extend significantly beyond
road rights-of-way, thereby causing disruption to the natural environment
of the subdivision, the Planning Board may, upon the application of
the subdivider, consider or may, upon its own initiative, direct the
use of terraces, retaining walls, crib walls or other means of maintaining
roadway slopes. In any event, the entire roadway right-of-way shall
be fully graded, and any retaining walls, crib walls or terraces shall
be located out of the right-of-way, and maintenance shall be the responsibility
of the owner of the property on which they are constructed. The subdivider
shall make suitable provisions in the instruments transferring title
to any property containing such terraces, retaining walls or crib
walls and shall provide a copy thereof to the Planning Board. All
graded areas within or outside of the roadway right-of-way shall be
neatly graded, topsoiled and fertilized and seeded, to establish a
stand of perennial grasses. Top of slopes in excavations and top of
slopes in embankment areas shall coincide with the right-of-way line
or the exterior line of the five-foot-wide shade tree and utility
easement required herein. Sidewalk and easement areas shall slope
at 2% to the top of curb elevation, and sidewalk construction shall
conform to this slope.
J.
Limit of improvements. The subdivider shall complete
all improvements to the limits of the subdivision, unless other provisions
have been made and approved by the Planning Board. In those instances
where completion of certain improvements would not be possible until
the development of adjacent land takes place, alternate temporary
improvements may be constructed subject to the approval of the Planning
Board, and cash or a certified check representing the difference between
the value of the temporary improvements and the required improvements
may be accepted by the Mayor and Council to be credited toward the
completion of such improvements at such time as the adjacent land
develops.
K.
Streets serving other than single-family detached
homes. The right-of-way width and other standards for internal roads
and alleys in multifamily commercial and industrial subdivisions shall
be determined by the Board on an individual basis and shall in all
cases be at sufficient width and design to safely accommodate maximum
traffic, parking and loading needs and maximum access for fire-fighting
equipment and shall generally conform to the requirements herein.
L.
Reserve strips. There shall be no reserve strips or
areas controlling access to streets except where control and disposal
of the land comprising such strips or areas have been placed in the
hands of the Mayor and Council under conditions approved by the Planning
Board.
A.
Layout of storm sewer system.
(1)
Inlet spacing shall not exceed 600 feet or a
design inlet flow of 4.0 cubic feet per second for Type B inlets and
1.5 cubic feet per second for Type E inlets, and, in addition, gutter
flow shall also be limited to provide a maximum gutter flow surface
width of nine feet for local and minor collector streets, six feet
for major collector streets and shall be retained within the shoulder
areas on all major thoroughfares and major arterials.
(2)
Gutter flow across intersections will not be
allowed. Sufficient inlets will be placed to prevent flow across intersections.
No swales or dish gutters will be permitted. Sewers shall be tangent
between junctions. Manholes shall be placed at all sewer junctions
where inlets are not required and at maximum intervals of 600 feet
in continuous drainage runs.
B.
Type of inlets. All street inlets shall be New Jersey
Department of Transportation Standard Type B; and all yard inlets
shall be Standard Type E. Casting heights on street inlets shall be
two inches greater than the specified curbface.
C.
Open channels.
(1)
Open channels shall be designed to contain the
required flow and shall have a design velocity low enough in the judgment
of the Township Engineer to prevent erosion. The minimum easement
for open channel sections shall be the maximum design top width of
the channel section segment plus 25 feet rounded to the next highest
five-foot increment. The excess easement area shall be provided offset
to that side of the channel most convenient for use by maintenance
crews; and the minimum distance between the channel top edge and any
easement line shall be five feet. Excess velocity, if any, as determined
by the Township Engineer, in open channels must be controlled by sod,
riprap, paving, ditch checks or other suitable methods. Changes of
direction in open channels must have a minimum radius of 800 feet
or be adequately paved or riprapped.
(2)
Generally, unlined open channel cross sections
shall have side slopes not steeper than four to one for channel depths
of two feet or less and not steeper than six to one for channel depths
of more than two feet. Lined open channel side slopes shall not be
steeper than two to one.
(3)
The bottoms of all unlined open channels and
the channel side slopes to at least the design flow level will be
sodded with suitable coarse grass sod.
(4)
All unlined open channel side slopes above the
design minimum flow level will be topsoiled and seeded or otherwise
suitably stabilized in accordance with an approved soil disturbance
permit.
(5)
All unlined open channels which can be expected
to have a base flow of five cubic feet per second or more for at least
two out of every 12 months will be provided with a low flow channel
using gabions, riprap, lining, one-third pipe sections or other arrangements
approved as part of the final plat submission.
D.
Minimum basis for calculations. The following criteria
shall be utilized unless other agencies having appropriate jurisdiction
require design criteria for greater flows.
(1)
Design storm frequency:
(a)
For closed conduits: 15 years; or if the above
results in a conduit size at least equivalent to a twenty-one-inch
reinforced concrete pipe, then 20 years for that conduit; or if the
above results in a conduit size at least equivalent to a thirty-inch
reinforced concrete pipe, then 25 years for that conduit; or if the
above results in a conduit size at least equivalent to a fifty-four-inch
reinforced concrete pipe, then 50 years for that conduit.
(b)
For open channels: 15 years; or if the tributary
area exceeds 50 acres, then 25 years; or if the tributary area exceeds
250 acres, then 50 years. The flooding limits for storms with a return
period of twice the design storm shall be determined for all open
channels. Such limits shall be in the drainage or conservation easements
delineated on the plat.
(c)
For detention facilities: a twenty-four-hour
flood with a return period not less than 50 years; or if the tributary
area exceeds 50 acres, then 100 years. Design shall be in accordance
with the criteria established by the Soil Conservation Service, United
States Department of Agriculture.
(d)
For gutter flow calculations: 15 years for local
and minor collector streets; 25 years for major collectors and major
thoroughfares; and 50 years for major arterials.
(2)
Runoff calculations. Runoff determinations should
be made using the rational formula or, in unusual cases, other methods
with the prior approval of the Planning Board. Upstream areas should
be considered based on their full development potential according
to current zoning or the current use, whichever produces the greatest
runoff. Runoff coefficients used should generally fall in the following
ranges:
|
Classification, Fully Developed
|
Range of Coefficient
| |
|---|---|---|
|
Public parks, open space and land conservation
|
0.15 to 0.30
| |
|
Low-density residential
|
0.30 to 0.45
| |
|
Medium-density residential
|
0.40 to 0.60
| |
|
High-density residential
|
0.55 to 0.70
| |
|
Commercial and industrial
|
0.60 to 0.90
| |
|
Pavements, roadways and shoulders
|
1.00
|
(3)
Velocity restriction.
(a)
In general, velocities in closed conduits at
design flow should be at least two feet per second but not more than
that velocity which will cause erosion damage to the conduit. In general,
velocities in open channels at design flow shall not be less than
1/2 foot per second and not greater than that velocity which will
begin to cause erosion or scouring of the channel. For unlined earth
channels, the maximum velocity allowed will be two feet per second.
For other channels, sufficient design data and soil tests to determine
the character of the channel shall be made by the subdivider and shall
be made available to the Planning Board at the time of drainage review.
(b)
At transitions between closed conduits and open
channels or different types of open channels, suitable provisions
must be made to accommodate the velocity transitions. These provisions
may include riprapping, gabions, lining, aprons, chutes and checks
or others, all suitably detailed and approved as part (c) of the final
plat submission. For all flow of 40 cubic feet per second or more,
tailwater depth and velocity calculations shall be submitted.
(4)
Design formulas and friction factors. In general,
the Manning Formula will be used by the Planning Board to review the
adequacy of proposed drainage facilities. Other formulas may be used
in particular cases with the previous agreement of the Board. A friction
factor (n) of 0.0212 will be used for nonporous concrete pipe; and
a factor of 0.020 will be used for fully coated corrugated metal pipe
with paved invert. Commensurate factors will be used for other pipe
type or shapes. A friction factor (n) not less than 0.012 will be
used for fully lined concrete channels; a factor not less than 0.025
will be used for good earth channels; and a factor not less than 0.100
will be used for fair to poor natural streams and watercourses. Commensurate
factors will be used for other channel types.
(5)
All drainage facilities Carrying runoff from
tributary areas larger than 1/2 square mile must have the approval
of the New Jersey Division of Water Policy and Supply. Such approval
shall be granted prior to approval of a tentative plat.
(6)
All encroachments of natural waterways must
be referred to the New Jersey Division of Water Policy and Supply
for approval in accordance with statute. The state may retain jurisdiction,
in which case a permit will be necessary, or may refer the matter
to the County Engineer for review.
(7)
All nonpipe culverts shall be designed for AASHO
H20-44 loading. All culverts of any type shall be carried to the roadway
right-of-way and shall terminate with headwalls or other approved
end treatment. All conduits terminating or beginning in open channels
shall be provided with headwalls or other appropriate end treatment.
(8)
Guardrail and/or railings shall be placed at
all drainage structures where the interests of pedestrian or vehicular
safety would dictate. The Planning Board may require that any open
channel, other than naturally occurring streams, be fenced with forty-eight-inch-high
chain link fencing if the banks of the channel are steeper than one
foot vertical for every four feet horizontal and either the total
depth of the channel exceeds four feet or the channel would be expected
to have a depth of flow greater than two feet more often than once
every 10 years. For maintenance purposes, gates may be required by
the Planning Board at intervals of approximately 200 feet.
(9)
Storm drainage systems shall be designed to
include not only the proper drainage of the actual area of the specific
subdivision, and the area tributary thereto, but shall also include
the disposal of the stormwater runoff to an adequate outlet or other
means of final disposal of the stormwater, such as lake, pond, running
stream or existing adequate storm sewers.
(10)
The use of siltation and sedimentation basins
with controlled outflows may be required during construction or permanently.
E.
Special drainage provisions.
(1)
The existing system of natural drainage within
each subdivision shall be preserved to the maximum extent possible.
To this end the Board may require the preservation of natural drainage
swales, recharge areas, wet-weather ponds and similar features and
may require suitable drainage and conservation easements and possible
increases in lot size to allow usable lots with the preservation of
such features.
(2)
Subject to review and approval by the Board,
the design of the subdivision may be modified to take advantage of
the natural drainage features of the land. In such review the Board
will use the following criteria:
(a)
The utilization of the natural drainage system
to the extent possible.
(b)
The maintenance of the natural drainage system
as much as possible in its unimproved state.
(c)
When drainage channels are required, wide shallow
swales with natural vegetation will be preferred to other sections.
(d)
The construction of flow-retarding devices,
detention areas and recharge berm to minimize runoff value increases.
(e)
Maintenance of base flow in streams, reservoirs
and ponds.
(f)
The reinforcement, improvement and/or extension
of the natural drainage system to such an extent as is necessary to
eliminate flooding and excess maintenance requirements.
(3)
All developments or portions of total schemes
of development which, based upon the tentative plat submission, total
15 or more acres will be expected, to the extent that the Board considers
possible, to limit the total stormwater runoff from the site after
development to not more than 115% of the runoff from the site in its
undeveloped state. The utilization of the provisions of this section
to limit such runoff are encouraged. However, the Board may require
the use of reasonable artificial methods of detention and/or recharge
if it determines that natural provisions are not feasible.
F.
Pipe sizes. Minimum pipe sizes shall be 15 inches
in diameter or eleven-by-eighteen-inch elliptical pipe, unless otherwise
specified herein.
A.
Lot size. Minimum lot size and dimensions shall be
governed by other sections of this chapter, except that:
(1)
When either on-site sewage disposal or water
supply or both are proposed, the minimum lot size shall not be less
than 30,000 square feet. However, the Board of Health may require
a larger lot size if it deems that such increased lot size is necessary
for such purposes. The Planning Board shall abide by the decisions
of the Board of Health in this matter.
(2)
The Planning Board may require larger lots where
additional area will partially or completely eliminate the necessity
of changes in grade which in the opinion of the Board would cause
unreasonable destruction of the topography or environment or would
create drainage or erosion problems.
(3)
The Planning Board may require larger lots adjacent
to collector, major thoroughfare or major arterial streets where,
in the opinion of the Board, the larger lots promote the health, safety
and general welfare of the public.
B.
Lot and block numbers. In accordance with the Tax
Map Specifications of the State of New Jersey, dated January 1968,
prepared by the State of New Jersey, Department of the Treasury, as
amended, subdivided lots and blocks shall generally bear the original
numbers with a number added as a subscript. The use of letter designations
should particularly be avoided. Prior to final plat approval by the
Planning Board, assigned lot and block number designations shall be
reviewed and approved by the Township Engineer, Tax Assessor and Planning
Director.
C.
House numbers. House numbers shall be assigned each
lot by the Planning Board after lot and block numbers have been approved,
but prior to final plat approval by the Planning Board.
D.
Area and side lot lines. Lot dimensions and area shall
not be less than the requirements of this chapter or as may be approved
by the Planning Board. Insofar as is practical, side lot lines shall
be at right angles to straight streets and radial to curved streets.
E.
Unsuitable lots. All lots shall be suitable for the
purpose for which they are intended to be used. To prevent the use
of lots which are not suitable because of adverse topography, rock
formations, flood conditions or similar circumstances, the Planning
Board may require such revisions in the layout of the subdivision
as will accomplish one of the following:
(1)
The area of the unsuitable lots is included
in other lots by increasing the size of the remaining lots.
(2)
It is included in an area to be deeded to the
Township or other public or quasi-public body and will be held in
its natural state for conservation and/or recreation purposes.
(3)
Some other suitable arrangement is made.
A.
Block length and width or acreage within bounding
roads shall be such as to accommodate the size of lot required in
the zone and to provide for convenient access, circulation control
and safety of vehicles and pedestrians.
B.
Block lengths may vary between 500 and 3,000 feet,
but blocks along other than local, minor collector or collector streets
shall not be less than 1,200 feet long. Interior crosswalks with a
right-of-way 20 feet wide containing a sidewalk of from four feet
to 16 feet wide and fenced on both sides may be required for blocks
longer than 1,200 feet, from the ends of culs-de-sac to adjacent streets
and elsewhere as required by the public convenience, including the
provision of walks giving access to schools, playgrounds and shopping
centers, without the necessity of crossing traffic thoroughfares.
A.
Drainage easements.
(1)
If the property on which a proposed subdivision
is to be located is or is proposed to be traversed by a drainage facility
of any kind, including a pipe, a channel, a stream or a swale, the
Planning Board may require that a stormwater and drainage easement
or right-of-way along said facility be provided by the subdivider.
If existing land drainage structures, such as French drains, are encountered
during the course of construction of any subdivision, such drainage
structures shall either be removed entirely or a revised final plat
showing the location of such drainage structures and accompanied with
detailed cross sections thereof shall be filed with the Township Engineer
for consideration by the Planning Board.
(2)
All easements shall be shown on the final plat
with a notation as to the purpose and restrictions of the easement.
Easement lines on the final plat shall be shown with accurate dimensions
and bearings unless the easement lines are parallel or concentric
with lot lines.
(3)
The Planning Board, after consulting its Engineer
and the Board of Health, shall either require a drainage easement,
require that the structure be removed in part or in its entirety or
recommend such other action to the Mayor and Council as it deems appropriate.
The land which is the subject of an easement or right-of-way shall,
in the case of storm drains or constructed channels, be of a suitable
width meeting the requirements for design of drainage facilities enumerated
hereinbefore or be a strip which conforms substantially to the floodplain
of any watercourse along both sides of the watercourse to a width
of 50 feet in each direction from the center line of the watercourse,
whichever is the greatest; except, however, that if the location of
such watercourse is at or near the boundary of the subdivision, the
dimensions of the easement and right-of-way shall be modified to retain
it within the confines of the subdivision. Said easement and right-of-way
shall include provisions assuring the following: preservation of the
channel of the watercourse, except in the course of an authorized
drainage improvement; prohibition of alteration of the contour, topography
or composition of the land within the easement and right-of-way; prohibition
within the boundaries of the easement and right-of-way of construction
which will obstruct or interfere with the natural flow of the watercourse;
and reservation to the public of a right-of-entry for the purpose
of maintaining the storm drain, drainage channel or the natural flow
of drainage through the watercourse, of maintaining any and all structures
related to the exercise of the easement and right-of-way and of installing
and maintaining a storm or sanitary sewer system or other public utility.
B.
Conservation easement.
(1)
Conservation easements may be required along
all drainage and stormwater rights-of-way in the subdivision and may
be required also along ponds and streams or other watercourses along
which drainage rights-of-way are not required. Such easements are
intended to help prevent the siltation of streams and other courses
and the erosion of stream banks, other watercourses and adjacent lands.
The land subjected to a conservation easement shall be a strip at
least 25 feet but not more than 100 feet in width independently located
or running adjacent to each side of any required drainage or stormwater
right-of-way. Such conservation easement shall contain provisions
to restrict the removal of trees and ground cover except for the following
purposes: removal of dead or diseased trees; thinning of trees and
other growth to encourage the more desirable growth; removal of trees
to allow for structures designed to impound water; and removal of
trees in areas to be flooded for the creation of ponds or lakes. The
easements shall also prohibit filling or grading of the lands or the
disposal of refuse or waste material of any type within the limits
of the easement.
(2)
The easement shall be indicated on the plat
and shall be marked on the land by iron pipes wherever the lines of
such easement change direction or intersect lot lines.
A.
Areas for public use. Any land shown on the Master
Plan as intended for parks, playgrounds, school site or other public
use shall be designated and reserved for such use. The Planning Board,
in acting on the final plat of a subdivision, shall apply all standards
for the provisions of park and recreation areas or other public use
areas that have been adopted as a part of the Master Plan. The Planning
Board shall designate the lands required for parks, recreation areas
or other public uses, and such lands shall be shown and reserved on
the plat.
B.
Preservation of community assets and landmarks. Wherever
possible, subdividers shall preserve trees, groves, waterways, scenic
points, historic areas and other community assets and landmarks.
C.
Handicapped facilities. The requirements of the state
or any other agency having appropriate jurisdiction for facilities
for the handicapped shall be met.
If, before final approval has been granted,
any person transfers or sells or agrees to sell, as owner or agent,
any land which forms a part of a subdivision on which, by ordinance,
the Planning Board and/or the Mayor and Council is required to act,
such person shall be subject to a fine not to exceed $1,000, and each
parcel, plot or lot so disposed of shall be deemed a separate violation.
