The sketch plat shall be based on Tax Map information
or some other similarly accurate base at a scale not less than 100
feet to the inch to enable the entire tract to be shown on one sheet
and shall show or include the following information:
A.
The location of that portion which is to be subdivided
in relation to the entire tract. Lot lines shall be labeled as existing
or new. Areas of all lots shall be noted and identified as areas to
be either retained or to be conveyed.
B.
All existing structures and wooded areas within the
portion to be subdivided and within 200 feet thereof.
C.
The name of the owner and of all adjoining property
owners as disclosed by the most recent municipal tax records.
D.
The Tax Map sheet, block and lot numbers.
E.
All streets or roads and streams within 200 feet of
the subdivision.
F.
A sketch of the proposed layout of streets, lots and
other features in relation to existing conditions. No dead-end streets
will be permitted.
G.
North arrow.
H.
Name, signature, address and telephone number of the
owner shall be on the plan.
The development plan shall be clearly and legibly drawn or reproduced at a scale of not less than one inch equals 100 feet. Development plans shall be designed and drawn by a licensed New Jersey civil engineer. The plan shall be designed in compliance with the provisions of § 253-50 of this chapter and shall show or be accompanied by the following information:
A.
A key map showing the entire subdivision or site and
its relation to surrounding areas.
C.
Acreage of lot(s) to be developed to nearest tenth
of an acre.
D.
Sufficient elevations and contours to determine the
general slope and natural drainage of the land. Contours shall be
shown on the development plan at a minimum interval of two feet; this
interval shall be decreased (lessened) as necessary to show the slope
of the land.
E.
The location of existing and proposed property lines,
streets, buildings, watercourses, railroads, bridges, culverts, drain
pipes and any natural features, such as wooded areas and rock formation.
F.
Plans of proposed utility layouts, all of which must
be underground at a depth to be established by the Township Engineer.
When an individual water supply and/or sewage disposal system is proposed,
the plan for such system must be approved by the appropriate local,
county or state health agency. When a public sewage disposal system
is not available, the developer shall have percolation tests made
and submit the results with the development plans. Any development
or part thereof which does not meet with the established requirements
of this chapter or other applicable regulations shall not be approved.
Any remedy proposed to overcome such a situation shall first be approved
by the appropriate local, county or state health agency.
G.
A copy of any protective covenants or deed restrictions
applying to the land being developed shall be submitted with the plan.
H.
Center-line profiles and cross sections for all proposed
new streets to be shown. Cross sections on site plans shall be provided
when deemed necessary by the Engineer.
I.
Drainage plan and calculations.
J.
Soils plan.
K.
Landscaping plan.
L.
Contour plan.
M.
Building views and elevations.
N.
Open space and recreation plan.
[Added 8-13-1991 by Ord. No. O-12-91]
O.
To cover inspection fees of any site development plan,
an escrow account, in cash or certified check, paid by the developer,
shall be established in the Township Clerk's office. The amount of
this escrow is to range from $35 to $900, to be determined by the
Planning Board upon recommendation of the Engineer. Larger sites may
require additional inspection fees.
A.
The final plat shall be drawn in ink on the tracing
cloth at a scale of not less than one inch equals 50 feet and in compliance
with all the provisions of Chapter 358 of the Laws of 1953.[1] The final plat shall show or be accompanied by the following:
(1)
Date, name and location of the subdivision, name of
owner and graphic scale.
(2)
Tract boundary lines, right-of-way lines of streets,
street names, easements and other rights-of-way, and to be reserved
or dedicated to the public use, all lot lines and other site lines,
with accurate dimensions, bearing or deflection angles and radii,
arcs and central angles of all curves.
(3)
The purpose of any easement or land reserved or dedicated
to the public use shall be designated, and the proposed use of sites
other than residential shall be noted.
(4)
Each block shall be numbered, and the lots within
each block shall be numbered consecutively.
(5)
Minimum building setback line on all lots and other
sites.
(6)
Location and description of all monuments.
(7)
Certifications as required and published by the Planning
Board.
(8)
Names of owners of adjoining unsubdivided land.
(9)
When approval of a plat is required by any officer
or body of such a municipality, county or state, approval shall be
certified on the plat.
(10)
Key map at a scale of not less than one inch
equals 2,000 feet.
(11)
North arrow.
(12)
Corrected and approved preliminary plat.
(13)
To correctly identify the lands that are to
be subdivided by this final plat, there shall appear in the lower
right-hand corner or in the title block (also in the lower right-hand
corner) of the final plat the wordage or phrase "Land Subdivision
of Lot (Lot No.), Block (Block No.) of Plate (Plate No.), Franklin
Township, Gloucester County, New Jersey."
(14)
Also, to correctly identify the proper lot and
block numbers on the final plat, the following procedure shall be
observed and shown on the plan:
(a)
New block number(s) shall be enclosed in a rectangle
formed by solid lines. The numbers and letters used shall be solid
and at least 1/2 inch in height.
(b)
Old block number(s) shall be enclosed in a rectangle
formed by dashed lines. The numbers and letters used shall be solid
and at least 1/2 inch in height.
(c)
New lot number(s) shall be enclosed in a circle
formed by a solid line. The number(s) and/or letter(s) used shall
be solid and at least 3/8 inch in height.
(d)
Old lot number(s) shall be enclosed in a circle
formed by dashed lines. The number(s) and/or letter(s) shall be solid
and at least 3/8 inch in height.
[1]
Editor's Note: Chapter 358 of the Laws of
1960 (N.J.S.A. 44:23-9.1 to 23-9.6) was repealed by Chapter 141 of
the Laws of 1900. For current provisions, see N.J.S.A. 48:23-9.9 et
seq.
B.
Improvements.
(1)
Prior to granting approval of the final plat, the
subdivider shall have installed or shall have furnished performance
guaranties for the ultimate installation of the improvements hereinbefore
required.
(2)
Performance guaranty.
[Amended 2-13-2001 by Ord. No. O-1-2001]
(a)
No final plat for a major subdivision or phase thereof shall be approved by the approving agency until the completion of all such required improvements has been certified to the approving agency by the Township Engineer, unless the subdivision owner shall have filed with the Township of Franklin a performance guaranty as established in § 253-41, sufficient in amount to cover the cost of all such improvements or uncompleted portions thereof as estimated by the Township Engineer.
(b)
Such performance guarantee shall run for a period
not to exceed two years from the date of receipt by the Township or
one year from the date of issuance of the first construction permit
in the subdivision or phase thereof, whichever occurs first. If at
the end of the applicable time period the required improvements have
not been installed in accordance with the performance guaranty, the
obligor and surety shall be liable thereon to the Township of Franklin
for the reasonable cost of the improvements not installed or those
installed and not meeting the approval of the Township Engineer, and
upon the receipt of the proceeds thereof, the Township of Franklin
shall install such improvements.
(3)
All bonds required shall be in the form required by
New Jersey Statutes, in a surety company authorized to do business
in the State of New Jersey, and shall provide for maintenance of said
improvements for a period of one year after approval of the construction
and installation thereof.
C.
Inspection and inspection escrow account: All improvements
(except electric and gas) shall be installed under the supervision
and inspection of a designated and authorized representative of the
Township Committee, the cost thereof to be borne by the developer.
Said cost shall be estimated at 5% of the total cost of the improvement,
and such amount, in the form of cash or certified check, shall be
deposited with the Township Clerk before approval of the final plat.
If said deposit shall be insufficient, any additional inspection costs
shall be paid to the Clerk by the developer before the improvement
is accepted by the township. Any balance from the deposit, after inspection
costs have been deducted therefrom, shall be refunded to the developer.
A.
Standards enumerated.
(1)
Pavement structure.
(b)
In certain areas, due to poor soil characteristics,
soil bearing, soil stress and soil sampling tests shall be required
as determined by the Engineer and shown on the development plan. In
addition to the FABC pavement, when determined by the Engineer, the
pavement structure shall also have a four-inch bituminous stabilized
base course and a crushed stone subbase (New Jersey Department of
Transportation Specifications) with subdrains.
(2)
Sidewalks. All site developments and major subdivisions
shall have sidewalks.
(a)
Sidewalks shall be placed in the 10 foot utility
strip behind the curb and offset five feet from the face of the curb
or curbline.
(b)
Sidewalks are to be four feet wide and four
inches thick, except at driveway aprons, where they are to be six
inches thick. Concrete shall be Class B (New Jersey Department of
Transportation Specifications).
(c)
The utility strip area and the sidewalk are
to slope towards the curb at a rate of 1/4 inch per foot.
(d)
Handicapped ramps are to be situated at convenient
locations and be designed in accordance with "Barrier Free Design,"
published by the State of New Jersey.
(e)
All site plans and subdivision plans: Where
any curbs and/or sidewalks are to be provided or are existing, there
shall be handicapped ramps designed in accordance with the above publication.
(3)
Curbs.
(a)
Curbs shall be required on all new township
streets and along existing township streets where a major subdivision
is situated and shall be shown on the development plan.
(b)
When a major subdivision is situated along an
existing township street, curbing shall be required on the side(s)
which is being developed.
(c)
Curbs shall be required on the street frontage
of any site development. Curbs shall also be required on all driveways
to a public street from the curbline to a minimum of 10 feet behind
the property line. Where a driveway is formed by use of a concrete
apron, the curb shall start at the sidewalk, with a smooth transition
of one foot six inches.
(d)
Combination (monolithic) curb and gutter shall
be required on streets in which the street grade is 0.0050, but not
less than 0.0035 or in areas that are determined by the engineer to
be drainage problems. The size shall be six inches curb face (reveal),
six inches wide and 14 inches deep with a two-foot base. The minimum
cross-sectional pitch of the gutter shall be 3/4 inch per foot.
(e)
On streets where the grade is 0.005 or more,
standard vertical concrete curb can be used. The curb shall measure
as follows: six inch reveal, six inches wide at top, eight inches
wide at bottom and 18 inches in height. Class B concrete is to be
used.
(f)
All concrete curbs shall have a 1/2 inch rounding
on all exposed edges.
(4)
Driveways - site plan.
[Amended 6-10-2003 by Ord. No. O-10-2003]
(a)
The number of driveways provided from a site
directly to any one township street shall be as follows:
|
Length of Site Frontage
(feet)
|
Number of Driveways
| |
|---|---|---|
|
200 or less
|
1
| |
|
More than 200 and up to 800
|
2
| |
|
Over 800
|
To be specified by the Township Planning Board
upon receipt of advice of the Township Engineer
|
(b)
All entrance and exit driveways to a township
street shall be located to afford maximum safety to traffic on the
township street.
(c)
Any exit driveway or driveway lane shall be
so designed in profile and grading and shall be so located to permit
the following minimum sight distances: Driveways on site development
plans or on subdivisions that have driveways that service two or more
families shall have clear sight areas that measure the following distances
from the intersection of the driveway center line and the street right-of-way
lines: 20 feet along the driveway center line and 90 feet along the
street right-of-way.
(d)
Where a site occupies a corner of two intersecting
roads, no driveway entrance or exit may be located within a minimum
of 50 feet of the tangent of the existing or proposed curb radius
of that site.
(e)
No entrance or exit driveway shall be located
on the following portions of a township street: on a traffic circle;
on a ramp of an interchange; within 50 feet of the beginning of any
ramp or other portion of an interchange; or on any portion of a township
street where the grade has been changed to incorporate an interchange.
(f)
Where two or more driveways connect a single
site to any one township street, a minimum clear distance of 60 feet
measured along the right-of-way line shall separate the closest edges
of any two such driveways.
(g)
Driveways used for two-way operation will intersect
the township street at an angle to as near 90º as site conditions
will permit, and in no case will be less than 60º.
(h)
Driveways used by vehicles in one direction
of travel (right turn only) shall not form an angle smaller than 45º
with a street, unless acceleration and deceleration lanes are provided.
(i)
The dimensions of driveways shall be designed
to adequately accommodate the volume and character of vehicles anticipated
to be attracted daily onto the land development for which a site plan
is prepared. The required maximum and minimum dimensions for driveways
are indicated in the accompanying table. Driveways serving a large
volume of daily traffic or traffic over 25% of which is truck traffic
shall be required to utilize high to maximum dimensions. Driveways
serving low daily traffic volumes or traffic less than 25% of which
is truck traffic shall be permitted to use low to minimum dimensions.
|
One-Way Operation
|
Two-Way Operation
| |||
|---|---|---|---|---|
|
Curbline Opening
(feet)
|
Driveway Width
(feet)
|
Curbline Opening
(feet)
|
Driveway Width
(feet)
| |
|
Five- to ten-family residence
|
12 to 15
|
10 to 13
|
12 to 30
|
10 to 26
|
|
Ten-family or over
|
12 to 30
|
10 to 26
|
24 to 36
|
20 to 30
|
|
Commercial and industrial
|
24 to 50
|
24 to 34
|
24 to 50
|
24 to 46
|
|
Service stations
|
15 to 36
|
12 to 34
|
24 to 36
|
20 to 34
|
(j)
Any vertical curve on a driveway shall be flat
enough to prevent the dragging of any vehicle undercarriage. All driveway
profiles and grades shall be submitted and approved by the township.
(k)
Should the sidewalk be so close to the curb
at a depressed curb driveway as to cause the ramp to be too steep
and be likely to cause undercarriage drag, the sidewalk shall be appropriately
lowered to provide a suitable ramp gradient.
(l)
The closest edge of any driveway shall be a
minimum distance of 25 feet from a property line measured along the
street right-of-way line.
(m)
Driveways to parking lots of more than 20 vehicles
and public streets shall be formed with curb returns. A depressed
curb shall be used at the curbline. The sidewalk shall be depressed
through the driveway and shall be six inches thick. Curb cuts with
smooth transitions of one foot six inches shall allow the sidewalk
to pass through the curb. The sidewalk transition shall be designed
for handicapped use as shown in the New Jersey State publication "Barrier
Free Design" and as elsewhere stated in this chapter.
(n)
In this curb-return-type driveway entrance,
the cross slope on the sidewalk shall be 1/4 inch per foot. The cross
slope from the street side edge of the sidewalk to the gutterline
(curbline) shall preferably be 3/8 inch per foot draining toward the
street. Typical profiles through the driveways shall be shown on the
plan.
(o)
When a new street is to be incorporated in the
plan of a subdivision, there shall be no driveways within 125 feet
of an existing township, county or state highway. This distance shall
be measured along the new street right-of-way (row) from the nearest
point of tangency, formed by the new street and the 25 foot curve
connecting the new street to the existing street right-of-way, to
the proposed driveway.
|
(4.1)
|
Single-family residential driveways.
[Added 6-10-2003 by Ord. No. O-10-2003] | |||
|
(a)
|
Purpose. The purpose of this subsection is to
set certain standards for the design and location of driveways and
driveway openings for new single-family residential dwellings in order
to promote the public safety, well being, convenience and welfare
of the Township of Franklin and to provide adequate access to properties
for emergency service vehicles.
| |||
|
(b)
|
Permit requirements. The proposed driveway location
and details shall be included on the plot plan submitted in conjunction
with the application for a zoning permit, as well as the access easement
and maintenance agreement for shared driveways. The location and layout
of the driveway, including width of cartway and cleared areas, shall
be accurately shown on the as-built survey of the property submitted
prior to issuance of a certificate of occupancy.
| |||
|
(c)
|
Minimum design standards. All driveways shall
be constructed in accordance with the following minimum requirements:
| |||
|
[1]
|
Shared driveways are encouraged for new developments
subject to review and approval of the access easement and maintenance
agreement by the reviewing agency.
| |||
|
[2]
|
Driveways shall be set back a minimum of five
feet from the side property line, with a minimum separation of 10
feet between adjoining driveways.
| |||
|
[3]
|
Driveways shall intersect the public way at
an angle to as near 90° as site conditions will permit and in
no case less than 60°.
| |||
|
[4]
|
Driveways shall have a minimum cartway width
of 12 feet and shall be surfaced with a minimum of six inches of compacted
gravel or quarry blend. A minimum ten-foot-long paved apron (either
asphalt or concrete) at the street intersection. The minimum driveway
width plus a two-foot-wide strip on each side shall be kept cleared
of vegetation which may hinder vehicle passage, or other obstructions
which may restrict vehicle passage and limit driver view of vehicular
or pedestrian traffic on the driveway, sidewalk or public right-of-way.
This cleared width shall extend from one-foot above the driveway surface
to a height of 14 feet and shall be properly maintained to preserve
the public safety.
| |||
|
[5]
|
Any horizontal curves in the driveway shall
have a minimum inside radius of 40 feet.
| |||
|
[6]
|
Any vertical curve on a driveway shall be flat
enough to prevent the dragging of any vehicle undercarriage.
| |||
|
[7]
|
Where access is provided to a street or road
where the speed limit is over 25 miles per hour, the driveway shall
incorporate a turnaround area to avoid the need for vehicles to back
out into the street.
| |||
|
[8]
|
Driveways over 500 feet in length shall provide
a midpoint passing area where the compacted surface is expanded to
a minimum width of 18 feet for a minimum distance of 25 feet.
| |||
|
[9]
|
All driveways shall be constructed at such an
angle so as to assure maximum visibility in all directions at the
point of entry to the street, taking into account physical obstructions
which may be present and which cannot be removed or modified. Any
obstructions to vision which can be removed or modified by the person
seeking to construct the driveway should be so removed or modified.
| |||
|
[10]
|
The house number shall be displayed near the driveway intersection with the adjacent street as required pursuant to Chapter 165 of the Code of Franklin Township.
| |||
(5)
Fencing. All retention and/or detention basins shall
be fenced with six-foot-high chain link fence with locked gates. The
fence shall be a minimum distance of five feet from any top of slope
or toe of embankment line. Also, the fence shall be a minimum distance
of 15 feet from the easement line, right-of-way line or property line.
The geometric layout of the fence shall be shown on the plan.
(6)
Storm sewer pipeline design. Storm sewer pipelines
shall be designed by either of the following two methods, and all
calculations shall be shown on the development plan. Both shall be
based on the Manning equation and shall utilize the following friction
factors:
|
n = 0.015 concrete pipe.
n = 0.024 corrugated metal pipe (annular corrugations).
n = 0.019 corrugated metal pipe (helical corrugations).
The minimum allowable pipe size is 15 inches.
|
(a)
Pipeline submerged.
[1]
This method is based on the assumption that
when the storm sewer system is under maximum load, the hydraulic gradient
will be at or above the crown of the pipe and that the flow in the
lines will be controlled by head differentials between structures
or other locations where the system is open to the ground surface,
such as inlets or outlets, manholes and stream inlets or outlets.
The head of water above the crown of any pipe can range from zero
feet to a point which will not cause surface flooding. The slope of
the hydraulic gradient in any section of storm sewer between openings
to the surface shall be calculated on the assumption that the pipe
is flowing full at a constant velocity and at the required capacity.
The elevation of the hydraulic gradient at any point in the pipe shall
be no lower than the crown of the pipe and no higher than the surface
of the ground. At all structures, such as manholes, inlets, etc.,
where the pipe size does not change, the elevation of the hydraulic
gradient shall be dropped 0.2 foot to allow for losses therein. Where
the inlet and outlet pipe sizes are not the same, the elevation of
the hydraulic gradient shall be dropped an amount based on the following
formula:
|
H = 0.2 feet = 0.8(D1 - D2) feet
| ||
|
Where
| ||
|
D1 = Diameter of inlet pipe.
| ||
|
D2 = Diameter of outlet pipe.
| ||
|
If D1 is larger than D2, head loss is 0.2 foot.
| ||
[2]
The minimum slope of any pipe shall be such
that a minimum velocity of 2.5 feet per second shall be maintained
when the pipe is flowing 1/4 full.
(b)
Pipeline flowing full. This method is based
on the assumption that the hydraulic gradient will match the inside
top of the pipe when the system is under the maximum hydraulic load.
For this method, head losses through manholes, inlets, etc., shall
be ignored. The minimum slope of any pipe shall be such that a minimum
velocity of 2.5 feet per second shall be maintained when the pipe
is flowing 1/4 full. When the pipe sizes change, the inside tops of
the pipes shall be matched. Continuous profiles for each reach of
pipe shall be plotted, along with the location of the hydraulic gradient
and the hydraulic information pertinent to reach within the system.
This information shall include the pipe size and type, the "n" factor,
the slope of the hydraulic gradient, slope of the pipe, the design
capacity and the velocity at the design capacity.
(7)
Inlet design.
(a)
Stormwater inlets shall be equal to New Jersey
State Highway Department inlet Type B. The maximum collecting capacities
of the inlets shall be considered to be:
[1]
When installed on streets where grade is 1.00%:
five cubic feet per second.
[2]
When installed on streets where grade is 2.00%:
4.5 cubic feet per second.
[3]
When installed on streets where the grade is
3.00%: 4.0 cubic feet per second.
[4]
When installed on streets where the grade is
4.00%: 3.5 cubic feet per second.
[5]
When installed on streets where the grade is
5.00%: three cubic feet per second.
[6]
When installed on streets where the grade is
6.00%: two cubic feet per second.
(b)
Sufficient inlets shall be located and constructed
so that the length of surface runoff will not contribute to a runoff
to the inlets exceeding the preceding designed collecting capacities.
(c)
The gutter grade of all inlets shall be set
not less than 11/2 inches nor more than three inches below the gutter
grade. The surface of the paving adjacent to the inlets shall be constructed
to blend into the lowered gutter grade at the inlet in such a manner
that a sudden drop-off or dip at the inlet will not be created. At
such locations where drainage is entirely dependent on inlets, the
collecting capacities of the inlets shall be designed for 1/2 the
preceding considered capacities.
(d)
Where surface water is collected from two directions
at one street corner, the required inlet or inlets shall be placed
accordingly along the arc to properly receive the runoff.
(e)
Access manholes shall be spaced at five-hundred-foot
intervals (maximum) through rights-of-way and at sewer junctions where
there are no catch basins.
(8)
Open channel design.
(a)
Open channel design should be based on the following
hydraulic considerations and shall be shown on the plan:
[1]
Manning's equation.
|
Where
n = 0.015 best concrete lined ditch.
n = 0.025 best unlined ditch.
n = 0.03 to 0.05 fair to poor natural streams
and watercourses.
|
[2]
Velocity.
|
Excavation Material
|
Velocity
(feet per second)
| |
|---|---|---|
|
Fine sand and firm loam
|
2.50 to 3.5
| |
|
Stiff clay hardpan
|
3.75 to 6.0
| |
|
Concrete lined ditch
|
15
|
(b)
Ample freeboard should be provided on all channels.
(c)
The channels should be designed to conform,
wherever possible, to the adjacent ground conditions. This means that
it should not be projecting excessively above the surrounding ground
or placed excessively below the surrounding ground.
(d)
Continuous profiles for each reach of open channel
shall be plotted, along with the adjacent average ground and the hydraulic
information pertinent to each reach within the system. This information
shall include the type of channel lining, the "n" factor, the width
of the channel bottom, the side slopes, the water depth, the design
capacity and the velocity at the design capacity.
(e)
Open channels shall have a maximum side slope
of three to one and shall have adequate slope protection as required
by the Soil Erosion and Sediment Control Ordinance.
(f)
When different types of open channels interface
or when a storm sewer pipe interfaces with an open channel, energy
dissipators and suitable channel liners to protect against soil erosion
shall be provided. Design calculations and geometric layout shall
be shown on the plan.
(9)
Storm drainage.
(a)
Computation of the rate of volume of flow at
any given point shall be based on the following schedule:
[1]
Five acres or greater: Soil Conservation Service,
soil cover complex method.
[2]
Less than five acres: Rational equation Q =
CIA.
[a]
Runoff factor C, by ground cover.
|
Ground Cover
|
C
| ||
|---|---|---|---|
|
Bituminous concrete
|
0.8
| ||
|
Cement concrete
|
0.9
| ||
|
Grass area (lawn):
| |||
|
0 to 3%
|
0.25
| ||
|
3% or greater
|
0.40
| ||
|
Houses
|
0.75
| ||
|
Natural wooded area
|
0.15
| ||
|
Meadows and farms:
| |||
|
0 to 3%
|
0.2
| ||
|
3% or greater
|
0.3
| ||
|
Earth or gravel
|
0.6
| ||
[b]
Intensity: (I), inches per hour.
Rainfall intensity shall be based on time of concentration (T) as
determined by overland runoff from Garden State Parkway Authority
nomograph or equally acceptable nomograph as determined by the Engineer
and based on published rainfall intensity-duration charts for Gloucester
County.
[c]
Runoff factor C, for residential
lots:
|
Size
|
C
| ||
|---|---|---|---|
|
1 acre
| |||
|
0% to 3%
|
0.30
| ||
|
3% or greater
|
0.45
| ||
|
1/2 acre
| |||
|
0% to 3%
|
0.4
| ||
|
3% or greater
|
0.5
| ||
|
1/4 acre
| |||
|
0% to 3%
|
0.5
| ||
|
3% or greater
|
0.6
| ||
(c)
When retention or detention basins are designed
by the rational equation method, they shall be based on a twenty-four-hour
storm duration. Flow hydrographs with calculations shall be shown
on the development plan (separate hydrologic and hydraulic report
shall be submitted when determined by Engineer).
(d)
All detention basins and retention basins shall
have the following design criteria which shall be shown on the plan:
[1]
Topsoil: six inches thick (New Jersey Department
of Transportation Specifications).
[2]
Seeding, mulching and fertilizing (New Jersey
Department of Transportation Specifications).
[3]
Slopes no greater than one vertical for four
horizontal.
[4]
Fencing (See fencing).
[5]
Emergency spillway: Soil Conservation Service
method and specifications.
[6]
One freeboard to spillway crest.
[7]
Maximum effective water depth: five feet; maximum
overall depth of seven feet (top of berm to invert of bottom of basin).
[8]
Intake and outlet works design shall be in accordance
with Soil Conservation Service design criteria. All other required
details shall be submitted to the Engineer for review. All design
and details are to be shown on the development plan.
[9]
Access to any retention basin and/or detention
basin or any other dedicated facility or property shall be shown on
the plan for review by the Engineer.
(e)
The outfall of any approved storm sewer system
shall be a minimum of 25 feet from any property line. The term "outfall"
shall be defined as the last man-made structure used to convey storm
runoff.
[Amended 8-10-1982 by Ord. No. O-17-82]
(10)
Sanitary sewers.
(a)
All sanitary sewer systems, sewage and industrial
waste treatment works shall comply with the rules and regulations
established by the Department of Environmental Protection of the State
of New Jersey, as amended and revised.
(b)
Sanitary sewer pipe shall be sized for full
flow from the tract. The utilities authority may require larger pipe
sized to accommodate future extensions.
(c)
Minimum grades at terminal runs of all sanitary
sewer lines shall be 0.50%.
(d)
Manholes shall be placed at every point where
the sanitary sewer line changes direction. In no instance shall the
spacing exceed 400 feet.
(e)
Prior to final approval, the engineer for the
utilities authority shall approve all sanitary sewer designs which
will become a part of the utilities authority facilities.
(11)
Water supply.
(a)
All water supplies and water treatment works
shall comply with the rules and regulations established by the Department
of Environmental Protection of the State of New Jersey, as amended
and revised.
(b)
Water mains shall be sized for adequate delivery
of pressure and volume. In general, the following policies shall be
followed in determining the size of water mains:
[1]
Lines whose primary function is and will be
to serve adjacent property will be six inches.
[2]
Lines which serve as feeder lines to several
other streets should be eight inches and should be laid out to provide
loops and other lines which enclose areas of not more than 1/4 of
a square mile.
[3]
Lines which provide the main feed from present
or future sources of supply or shortage shall be 12 inches or larger
and shall be laid out so as to form loops with other lines which enclose
not more than one square mile.
[4]
Lines whose only purpose is to serve abutting
properties and to which there is no fire hydrant connected and which
do not serve more than four residences may be four inches if specifically
approved by the appropriate authority.
(c)
In any event, the appropriate authority shall
decide upon the size of lines to be used, and the above general criteria
are set forth only as a guide to the subdivider.
(d)
In general, the criteria affecting value and
hydrant locations shall be that not more than one hydrant is affected
by shutting off any one section; hydrants are located within 600 feet
along street lines of any property in the subdivision; not more than
three valves are necessary to shut off any one section; and the number
of homes affected by shutting off any one section shall be limited
to approximately 25.
(12)
Clear sight areas and sight triangle easements.
In order to afford maximum safety to traffic on a township, county
and state road, clear sight areas shall be established on the development
plan. Sight triangle easements shall be dedicated as follows:
(a)
The area bounded by the right-of-way lines and
a straight line connecting sight points on street center lines which
are the following distances from the intersection of the center lines:
[1]
Where a township street intersects a collector
road in the county system, 90 feet on the township and 200 feet on
the collector.
[2]
Where a township road intersects an arterial
road in the county system or a state highway, 90 feet back on the
township and 300 feet on the arterial or state highway, respectively.
[3]
Where a township road intersects a township
road, two overlapping sight triangles shall be required, formed by
200 feet and 90 feet on each road.
(b)
Clear sight distance with sight areas and sight
triangles shall be a line of unobstructed vision from a point 31/2
feet above the center line of a street to the nearest point on the
top of an object eight inches high on any other center line within
the sight triangle.
(13)
Deceleration lanes and acceleration lanes.
(a)
Where a driveway serves as an entrance to a
land development providing 40 or more parking spaces or a land subdivision
of 20 or more lots when a new township road is to be built in conjunction
with the subdivision, a deceleration lane shall be provided for traffic
turning right into the driveway from the township road. The deceleration
lane is to be at least 150 feet long and at least 13 feet wide, measured
from the township road curbline. A minimum thirty-foot curb return
radius will be used from the deceleration lane to the driveway.
(b)
Where a driveway serves an exit from a land
development providing 60 or more parking spaces or a land subdivision
of 40 or more lots when a new township road is to be built in conjunction
with the subdivision, an acceleration lane shall be provided for traffic
turning right onto the township street from the driveway or new subdivision
street. The acceleration lane is to be at least 200 feet long and
at least 14 feet wide measured from the township curbline. A minimum
30 foot curb return radius will be used from the acceleration lane
into the driveway or new subdivision street. A five to one curb transition
with two 50 foot arcs shall be used to transition the acceleration
lane width to normal cartway width.
(14)
Street design. Design criteria and policy for
township streets shall, at minimum, meet the criteria and guidelines
established by the American Association of State Highway and Transportation
Officials publications and shall be so noted and shown on the plan.
Also, street design shall follow the following criteria:
(a)
The arrangements of streets not shown on the
Master Plan or Official Map shall be such as to provide for the appropriate
extension of existing streets.
(b)
Minor streets shall be so designed as to discourage
through traffic.
(c)
Subdivisions shall be so designed as to minimize
the total area of the subdivision devoted to street rights-of-way.
(d)
The right-of-way width shall be measured to
the lot lines and shall not be less than 50 feet. The right-of-way
and cartway for internal roads and alleys in multifamily, commercial
and industrial developments shall be determined on an individual basis
and shall be subject to approval by the Township Engineer and the
Fire Marshal or Fire Commissioners.
(e)
No subdivision showing reserve strips controlling
access to streets shall be approved except where the control and disposal
of land comprising such strips has been conveyed to the governing
body under conditions approved by the Planning Board.
(f)
Subdivisions that adjoin or include existing
streets that do not conform to the width as shown on the Master Plan
or Official Map or the street width requirements of this chapter shall
dedicate additional width along either one or both sides of said road.
If the subdivision is along one side only, 1/2 of the required extra
width shall be dedicated.
(g)
Grades on all streets shall not exceed 6% unless
a unique natural state shall exist. On the basis of such a situation,
the Township Engineer shall review the particular deviation and report
his findings and recommendations to the Planning Board. No street
shall have a minimum grade of less than 0.50%.
(h)
Street intersections shall be as nearly at right
angles as is possible and in no case shall be less than 80º.
The block corners at intersections shall be rounded at the curbline
with a curve having a radius of not less than 25 feet.
(i)
Street jogs with center-line offsets of less
than 125 feet shall be prohibited.
(j)
A tangent at least 100 feet long shall be introduced
between reverse curves.
(k)
The minimum cartway width on township streets
shall be 30 feet. The top of the curb shall match and be the same
elevation as finish grade at the center line of the cartway.
(l)
Street horizontal curves shall be designed in
accordance with AASHTO (American Association of State Highway and
Transportation Officials) policy. At the minimum, the following criteria
shall be used:
[1]
Except at intersections, the minimum horizontal
curve radius allowed shall be 150 feet, measured at the center line.
[2]
Curve data to be shown on plan:
[a]
Station of point of intersection
(P.I.).
[b]
Station of point of tangency (P.T.)
and point of curvature (P.C.).
[c]
Degree of curve (arc definition).
[d]
Length of curve.
[e]
Tangent length.
[f]
Total deflection angle.
[g]
Superelevation rate, if any.
[h]
Design speed (minimum 30 miles
per hour).
(m)
All changes in grade shall be connected by vertical
curves of sufficient radius to provide a smooth transition and proper
sight distance as determined by the Township Engineer.
(n)
Dead-end streets (culs-de-sac) shall not be
longer than 400 feet and shall provide a turnaround at the end with
a radius of 50 feet to the outside edge of the cartway and 60 feet
to the outside edge of the right-of-way and tangent whenever possible
to the right side of the street. The length of the cul-de-sac shall
be measured along its center line from its intersection with the intersecting
street's center line to the center of the radius of the cul-de-sac.
(o)
If a dead end is of temporary nature, a similar
turnaround shall be provided and provisions made for future extensions
of the street and reversion of the excess right-of-way to the adjoining
properties.
(p)
No street shall have a name which will duplicate
or so nearly duplicate as to be confused with the names of existing
streets. The continuation of an existing street shall have the same
name. All street names shall be checked against the township master
file of street names.
(q)
The need for streetlighting facilities shall
be considered by the Planning Board for possible incorporation into
the development plan. All required lighting shall be installed by
the developer, at no cost to the township.
(r)
Typical section(s) of proposed street(s) with
curbs and sidewalks with appropriate cross-slopes are to be shown
on the development plan.
(s)
Plan and profiles of any new street shall be
submitted for review by the Engineer. The horizontal scale shall be
not less than one inch equals 50 feet. The vertical scale shall be
10 times greater than the horizontal scale. Example: A scale of one
inch equals 50 feet horizontal shall have a vertical scale of one
inch equals five feet on the profile.
[1]
Existing and proposed elevations shall be shown
every 100 feet along the center line and at all points of vertical
curvature (PVC), points of vertical intersection (PVI) and points
of vertical tangency (PVT) on the profiles.
[3]
The grade between PVI's shall be shown on the
profile and shall follow in the direction of increasing stations;
an increasing grade shall be positive, and a decreasing grade shall
be negative.
[4]
The existing conditions along the profile shall
be shown dashed; the proposed profile shall be a solid line.
[5]
Stations along the profile shall be keyed to
stations shown on the plan.
[6]
Proposed and/or existing utilities shall be
shown with elevations and grade on the profile.
(16)
Plan sheets. Development plan sheet sizes shall
be either 18 by 24 inches, 24 by 30 inches, 24 by 36 inches or 30
by 42 inches (24 by 36 inches preferred). Preferably the same size
sheet should be used in any one development plan submission. No more
than two different size sheets shall be used in any one development
plan submission, and they shall be grouped according to size.
(17)
Certification of occupancy. No certificate of
occupancy shall be issued on any street until curbs, drainage and
the first course of pavement (11/2 inches FABC, bottom course) is
in place and functional. A note to this effect shall be shown on the
plan.
(18)
Design calculations, criteria and details.
(19)
Parking lots.
(a)
Parking lot(s) shall be a minimum of 15 feet
from any property line in any size zone district. This is in addition
to and in conjunction with other provisions of this chapter.
(b)
Off-street parking areas shall be designed to
prevent the maneuvering of vehicles into or out of parking spaces
or the storage of vehicles within any portion of an entrance driveway
or driveway lane that is within 20 feet of the right-of-way line of
the road. Off-street parking areas shall be so designed to permit
all vehicles to turn around on the site in order to prevent the necessity
of any vehicle backing on to the street from such site.
(20)
Monuments. Monuments of the size and shape required
by Section 4 of Chapter 358 of the Laws of New Jersey of 1953[1] shall be placed in accordance with said statute.
[1]
Editor's Note: Chapter 358 of the Laws of
1953 (N.J.S.A. 46:23-9.1 to 23-9.6) was repealed by Chapter 141 of
the Laws of 1960. For current provisions, see N.J.S.A. 46:23-9.9 et
seq.
(21)
Contour plan. A contour plan shall be submitted
with and will be a part of the development plan.
(a)
Existing contours shall cover the development
site and extend 200 feet past all property lines. Contours shall be
shown on all adjacent and adjoining and abutting streets and roads
for a distance of 500 feet. Existing contours will be shown as a dashed
line at a minimum contour interval of two feet.
(b)
Proposed contours shall be shown when any existing
or natural feature of the land is to be changed as a result of the
design of the development plan. Proposed contours shall be shown as
a solid line at a minimum contour interval of two feet.
(22)
Landscaping plan. A landscaping plan prepared
by a certified landscape architect shall be submitted with and will
be a part of the development plan. The plan shall identify existing
and proposed trees, shrubs, ground cover, natural features and other
landscaping elements. The plan should show where they are or will
be located and planting and/or construction details. The plan shall
show the type, placement, site and number of all plants. The local
and Latin name shall be indicated.
[Added 11-25-1997 by Ord. No. O-15-97; 7-25-2006 by Ord. No. O-18-2006]
(b)
Appropriate drawings shall be made on the landscaping
plan such that the overall relief (front view, side view, elevations,
cross sections, center-to-center spacing, etc.) created by the planting
is readily apparent and discernible.
(c)
Deciduous trees shall have at least a two-inch
caliper at planting. Size of evergreens and shrubs shall be allowed
to vary depending on setting and type of shrub. Only nursery-grown
plant materials shall be acceptable; and all trees, shrubs and ground
covers shall be planted according to acceptable horticultural standards.
(d)
The plant species selected should be hardy for
the particular climatic zone in which the development is located (Zone
6b) and appropriate in terms of function and size. In the event that
any of the plantings in accordance with the above requirements do
not live, they shall be replaced within six months.
(e)
Street trees shall be installed on both sides
of all streets in accordance with the approved landscape plan. Trees
shall either be massed at critical points or spaced evenly along the
street, or both. Tree type may vary depending on overall effect desired,
but as a general rule, all trees shall be the same kind on a street
except to achieve special effects. Selection of tree type shall be
approved by the Planning Board. The following species are prohibited:
willow, poplar, silver maple, and nonhybrid American elm. The applicant
shall utilize the resources such as the NJDEP Community Forestry Program,
US FHA State Plant Listings, etc. for a list of native New Jersey
tree species for this section.
(f)
Maximum effort should be made to save fine specimens
because of size or relative rarity.
(g)
In parking lots at least 10% of the interior
parking area shall be landscaped with plantings, and one tree for
each 10 spaces shall be installed. Parking lot street frontage screening
and perimeter screening shall be a minimum of 10 feet wide. Planting
required within the parking lot is exclusive of other planting requirements,
such as for street trees.
(h)
The landscaping should be located in protected
areas, such as along walkways, in center islands, at the end of bays,
or in diamonds between parking stalls. All landscaping in parking
areas and on street frontage shall be placed so that it will not obstruct
sight distance.
(i)
Plant types for parking areas shall consist
of a mixture of hardy flowering and/or decorative evergreen and deciduous
trees; the area between trees shall be planted with shrubs or ground
cover or covered with mulch.
(j)
The landscaping plan shall be reviewed by the
Architectural and Landscape Advisory Board and recommendations shall
be submitted to the Planning Board. The Planning Board shall consider
changes and/or additions to the plan and require such changes and/or
additions where needed.
(23)
Building views and elevations. The site development
plan shall contain, at a minimum, front and side views (elevations)
of the proposed building(s) and structure(s). These drawings shall
be done by a licensed architect or engineer and shall show, at a minimum,
deployment and placement of such items as steps, doors, windows, handrails,
etc., and texture and type of siding.
(24)
Retaining walls. Any proposed retaining wall
(crib wall, railroad-tie wall, wire basket gabion wall, reinforced-concrete
wall, etc.) shall be shown on the plan.
(a)
Cross section(s), front and side view(s), elevations
and design calculations shall be shown.
(b)
The maximum height from the existing or proposed
ground level to the top of the wall shall be four feet.
(c)
The minimum distance from any part or structure,
or below ground of retaining wall to any property line, building,
edge of driveway, other retaining wall, one-hundred-year floodway
limit of any stream or open channel shall be 10 feet. This offset
distance shall be increased upon recommendation of the Engineer.
(d)
No more than two rows of retaining walls shall
be allowed on any one development plan.
(e)
When a retaining wall is used adjacent to or
near a property line, the first five feet near the property line shall
be left in a natural state if wooded or aesthetically pleasing. If
existing conditions are undesirable, the first five feet shall be
planted and landscaped.
(25)
Solid waste refuse container enclosures. All
site development plans shall have a four-sided enclosure with a locked
gate for the purpose of storage of solid refuse for routine pickup.
The walls are to be opaque.
(a)
The height of the walls is to be six feet. The
minimum distance from any wall of the enclosure to any property line,
unless otherwise specified, shall be 20 feet.
(b)
No refuse enclosures shall be in front yards.
(c)
The minimum horizontal size of such enclosures
shall be five feet by five feet; the maximum horizontal size shall
be 12 feet by 12 feet.
(d)
The refuse enclosure is to be so placed as to
be obscured from most views.
(e)
The size, location and type of material used
to construct the enclosure shall be shown on the plan. The Planning
Board may require changes to the above when so deemed.
(26)
Embankments, fill-and-cut slopes and regrading.
(a)
The maximum full or cut slope shall be four
horizontal to one vertical, unless specified by this chapter.
(b)
The minimum distance from any top of slope or
toe of embankment to any property line shall be five feet. This distance
may be increased by the Planning Board upon recommendation of the
Engineer.
(c)
Regrading as shown on the contour plan shall
be kept, at a minimum, a distance of three feet from any side or rear
property line. Should the existing conditions in the above three-foot
area be aesthetically unpleasing, as determined by the Planning Board,
the area shall be topsoiled and seeded with the grade and slope matching
that of the adjoining property. The above three-foot distance shall
be increased when required by the Planning Board.
(27)
Utilities.
(a)
All underground storm sewer lines or sanitary
sewers shall, at a minimum, be 10 feet from any side or rear property
line, unless contained within a dedicated easement or within a dedicated
public street.
(b)
All other utilities, above or below ground,
shall be reviewed on a case-by-case basis.
(c)
All utilities on all development plans shall
be placed underground and shown on the development plan. The utilities
shall be installed by the developer at no cost to the township.
(28)
Construction requirements.
[Amended 2-13-2001 by Ord. No. O-1-2001]
(a)
Before any developer, his contractor or agents shall install any of the improvements required by § 253-50A, said developer shall schedule and hold a preconstruction conference with the Township Engineer. At the time of this preconstruction conference, the developer shall provide the Township Engineer with the names of the contractors who are intended to install the required improvements, with certifications that each is qualified to perform the work involved. This certification shall specify that work of a similar nature and constituting of at least 50% of the cost of the improvement to be installed in this project has been satisfactorily completed in the past.
(b)
All construction stakes and grades therein,
including the location of any structures approved as an element of
the site plan, shall be set by a professional engineer or land surveyor
in the employ of the developer or his contractor, and a duplicate
copy of the notes made therefrom shall be filed with the Township
Engineer.
(c)
No construction work shall commence without
the Township Engineer being properly notified. Such notice shall be
made in writing through the Township Community Development Department
and given at least one week before said commencement of work. All
required improvements shall be subject to inspection and approval
by the Municipal Engineer. No underground utilities or other underground
installation of improvements shall be covered until inspected and
approved. The location of all building footings and foundations shall
also be subject to inspection by the Municipal Engineer to verify
consistency with the approved building setback prior to construction
of said footings and foundations.
(d)
Failure of the developer, his contractor or
agent to conform to the development plan will be just cause for the
suspension of work being performed.
(e)
The approving authority may require any improvement
to eliminate any hazardous condition.
(f)
Fees to cover the cost of required inspections, including landscaping, shall be posted with the municipality in the amount of 6% of the engineer's estimate of required improvements, as established in § 253-49C. The requirement of such inspection and the payment of the required fees shall be included as a condition of final development approval. In the event that the developer elects to install improvements prior to final approval, the engineer's estimate shall be submitted for approval and inspection fees shall be posted upon preliminary approval and prior to any construction of improvements. Additionally, the requirements for a preconstruction conference and the conditions thereof shall apply in the event the developer so elects.
(g)
The standard specifications of Franklin Township,
as presently or hereafter adopted or those otherwise set forth herein,
shall govern the construction and installation of all required improvements.
In the event that the particular specifications for any construction
are not set forth in this chapter, the standard specifications of
the New Jersey Department of Transportation, as amended, shall govern
such construction, except where the standard specifications of the
residential site improvement standards apply.
(29)
Reserve frontage.
(30)
Damage to existing roads.
(a)
Any existing township street(s) adjacent to
and adjoining to or any existing township street(s) that form an access
route for trucks and heavy machinery to any development site shall
be noted and designated on the development plan.
(b)
Damage to the above existing streets as a result
of the developer's vehicular movements shall be repaired by the developer
within 10 days. Failure to complete the repairs within 10 days, weather
permitting, shall require the establishment of a street repair escrow
fund, in cash or certified check, with the Township Clerk's office,
within 15 days from when the damage to the street was incurred.
(c)
The amount of the road repair escrow account
is to be determined by the Engineer.
(d)
Before any construction activities commence,
the noted and designated township access streets, as determined above,
shall be inspected by the Engineer and a report of said inspection
filed with the township.
(e)
The township shall order all construction and
related activities on the development to cease should the developer
fail to comply with the above.
(f)
The escrow account shall be used by the township
to pay for employees, material and equipment required, as determined
by the township, to repair the above damaged streets.
(31)
Recreation and open space.
[Amended 1-23-1990 by Ord. No. O-1-90]
(a)
In order to provide for the safety and general
welfare of the public, all subdivisions shall set aside no less than
10% of the total area of the subdivision for off-street recreation
play areas and open space. This 10% shall only be used for recreation
and/or open space and shall not include rights-of-way, easements,
retention/detention pond areas or other uses. The location, form and
design of such areas shall be approved by the Planning Board and the
Environmental and Recreation Commissions in accordance with the Conservation
and Recreation Elements of the Master Plan and this chapter. The area(s)
specifically designated for recreational purposes shall be fully usable
for that purpose and shall have all improvements as required by this
chapter. Wherever possible, recreation sites should be centrally located
within the development. In the case of large subdivisions, consideration
should be given to decentralizing several smaller recreational areas
throughout the development The method of preserving such areas for
recreation open space, whether by easement, deed restriction, dedication,
homeowner association or other means, shall be approved by the Planning
Board. In the selection of the location of such space(s), consideration
shall be given to the preservation of natural features.
(b)
The developer shall install, as a minimum,
the following recreational facilities on land which has been set aside
for recreational purposes:
[Amended 8-13-1991 by Ord. No. O-12-91]
|
Number of Dwelling Units/Lots
|
Tot Lots
|
Tennis Courts
|
Basketball Courts
|
Multipurpose Fields
|
|---|---|---|---|---|
|
1 to 7
| ||||
|
8 to 25
|
1
| |||
|
26 to 50
|
1
|
1
| ||
|
51 to 100
|
1
|
1
| ||
|
101 to 150
|
1
|
1
|
1
| |
|
151 to 200
|
2
|
1
|
1
| |
|
201 to 250
|
2
|
1
|
2
|
1
|
|
251 to 300
|
3
|
1
|
2
|
1
|
|
301 to 350
|
3
|
2
|
3
|
1
|
|
351 to 400
|
4
|
2
|
3
|
2
|
|
401 to 450
|
4
|
2
|
3
|
2
|
|
451 to 500
|
5
|
2
|
3
|
2
|
(c)
The following additional requirements shall
apply to areas to be dedicated for public use, whether on- or off-tract:
[1]
The area to be dedicated for public purposes
under the terms of this chapter shall be at a location and shape consistent
with the provisions of the Franklin Township Master Plan and implementing
ordinance, provided that such area shall be acceptable to the Franklin
Township Environmental Commission and approved by the Planning Board,
and provided also that the land to be dedicated for education purposes
shall be approved by the regional or township school board, as appropriate,
and provided further that land to be dedicated for recreational purposes
shall be acceptable to the Recreation Commission.
[2]
No single area to be dedicated for public purposes
shall be less than six acres, unless a lesser size is authorized by
the Planning Board for special reasons that are peculiar to a particular
parcel of property.
[3]
All land to be dedicated shall be appropriate
and in suitable condition of its intended use, provided that not more
than 50% of any land required to be dedicated shall be located in
the flood-prone districts, and provided further that all parcels shall
have road frontages commensurate with the requirements of the intended
public use, except that land to be dedicated for public use shall
not be required to have road frontage if such land is situated adjacent
to public land with road frontage or access.
[4]
The title to all land conveyed by the developer
to the township for public use shall be free and clear of all liens
and encumbrances. The deed or deeds to such land shall be conveyed
to the township at the time of final approval of the subdivision plan
by the Planning Board.
(d)
The requirements of this section relating to
construction of on-tract recreational facilities on land which has
been set aside for recreational purposes may be waived by the Planning
Board with the consent of the applicant upon the Planning Board's
determination that the recreational needs of Franklin Township would
be better served by the developer making a payment in lieu of the
provisions of open space and recreation facilities to the township.
The amount of the payment shall be equal to or greater than the value
of the land to be set aside for open space. The land value shall be
an after-subdivision-value determined by the Franklin Township Tax
Assessor. Payments shall be submitted to the Township for deposit
in the Recreation Facility/Open Space Dedication Trust Fund prior
to signing of the final site plan/subdivision plat.
[Amended 8-13-1991 by Ord. No. O-12-91; 2-13-2001 by Ord. No. O-1-2001]
(e)
Developers of minor subdivisions shall pay $200
per lot with the exception of any open lot to be personally retained.
[Amended 8-13-1991 by Ord. No. O-12-91]
(f)
The provisions contained in this section shall
not apply to subdivisions of land, either major or minor, which fall
within the following categories:
(g)
There is established among the accounts of the
township a Recreation Facility/Open Space Dedicated Trust Fund for
depository of funds received by the township as payment in lieu of
recreational facilities and/or open space. The funds shall contain
two reserves: There shall be a recreational facilities reserve which
shall be equal to the total of payments received in lieu of recreational
facilities, less authorized expenditures; and there shall be an open
space reserve which shall be equal to the total of payments received
in lieu of open space, less authorized expenditures. There shall be
no fund transfers between reserves.
(h)
The following and no other expenditures are
authorized to be made from the recreation and open space reserves
of the Recreational Facilities/Open Space Dedicated Fund: Acquisition
and development costs and incidentals related to charges for open
space and recreational facilities. The limit of expenditures for each
purpose shall not exceed the reserve balance for that purpose.
(i)
All open space expenditures shall be referred
to the Planning Board for consideration. The Planning Board shall
report back to the Township Committee within 30 days with its recommendations
or objections, if any, to the spending plans of the Township Committee.
The recommendations and/or objections of the Planning Board shall
be considered by the Township Committee. All disbursements of funds
shall be approved by Township Committee.
[Added 9-22-2009 by Ord. No. O-11-2009[2]]
[2]
Editor's Note: This ordinance also repealed Ord. No. O-16-2008,
adopted 5-6-2008, which removed previous expenditure approval provisions.
(32)
Pedestrianways. In order to promote public safety,
a primary design criterion shall be the separation of pedestrian traffic
and vehicular traffic. To this end subdivisions shall be designed,
wherever feasible, to provide for pedestrian walkways separated from
vehicular use streets. The location, width and construction of such
walkways shall be subject to the approval of the Planning Board and
the Township Engineer. Sidewalks shall be constructed and lighting
shall be installed prior to occupancy. Prior to final approval for
any section, the responsibility for the construction, operation, maintenance
and liability for these walkways shall be clearly established.
(33)
Recreational facilities.
(a)
Tot lots. Tot lots shall be a minimum size of
40 feet by 40 feet and shall contain, as a minimum, the following
improvements:
(b)
Tennis courts. Tennis courts shall be regulation
size and shall contain, as a minimum, the following improvements:
[1]
Two-and-one-fourth-inch outside diameter posts
set in concrete with heavy-duty cotton twine net with canvas binding.
[2]
The courts shall be surrounded with a twelve-foot-high
chain link fence and buffer plantings as approved by the Planning
Board.
[3]
One bench per court.
[4]
Night lighting.
[5]
The courts shall be paved with two inches of
FABC-1 and shall be coated with a colored sealer. This sealer shall
be "Laykold," manufactured by Chevron, or an equivalent as approved
by the Township Engineer.
(c)
Basketball courts. Basketball courts shall be
a minimum size of 35 feet by 60 feet and shall contain, as a minimum,
the following improvements:
(34)
Topsoil protection. No topsoil shall be removed
from the site or used as spoil. Topsoil moved during the course of
construction shall be redistributed so as to provide at least four
inches of cover to all areas of the subdivision and shall be stabilized
by seeding or planting. Under no circumstances shall any soil or earth
be sold or otherwise removed from the site, unless pursuant to a soil
removal permit.
(35)
Natural features. Natural features, such as
trees, brooks, hilltops, and views, shall be preserved whenever possible
in designing any subdivision containing such features.
(36)
Soil erosion and sediment control. Soil erosion
prevention and sediment control techniques shall be submitted with
the preliminary plan. Silt retention basins may be required or determined
by the Engineer at storm drainage outfall lines.
(37)
Lot depth to width ratio. All lots created by
major or minor subdivision, which lots shall contain the minimum lot
volume (or less if permitted by variance) allowed in the zone in which
said lot is located, shall be designed so that its depth shall not
exceed 2 1/2 times its width.
[Added 7-10-1990 by Ord. No. O-17-90]
(38)
Clearing of trees. For all newly created residential lots, a maximum of sixty-percent clearance of trees is permitted. Each building lot will maintain wooded side yard buffers of 15 feet. The limits of clearing established through this standard shall be deed restricted in perpetuity. Establishment of a fire hazard clearance from the wooded area to the structures utilizing § 253-79 Fire management, shall be required.
[Added 7-25-2006 by Ord. No. O-21-2006]
B.
Soil removal operations, which require a permit as per Chapter 325, Soil Removal, of the Township Code, shall meet the requirements of § 253-82, Resource extraction, of this chapter.
[Added 9-27-1994 by Ord. No. O-6-94]
(1)
Non-Pineland areas may provide the species and requirements
listed in § 253-82C(10)(h) and/or other non-Pineland species
as may be approved pursuant to the required reclamation plan, as per
§ 253-82A(13) of this chapter.
