[Amended by Ord. No. 1991-14]
The site plan or subdivision developer shall observe the following requirements and the basic principles of site planning in the design of each site plan or subdivision.
[Amended by Ord. No. 2000-18]
A. 
Each design shall encourage good development patterns within the Township. Subdivisions and site plans shall conform to proposals and conditions shown on the official Township Master Plan. Proper performance of all work is the sole responsibility of the developer.
B. 
The streets, drainage rights-of-way, school sites, public parks and playgrounds shown on an officially adopted Master Plan or Official Map shall be considered in approval of site plans and subdivision plats.
C. 
All materials and methods shall conform to the standards of the Residential Site Improvement Standards set out in N.J.A.C. 5:21-1.1 et seq., where applicable, as required by N.J.S.A. 40:55D-40.5 or to the standard specifications of the New Jersey Department of Transportation unless otherwise noted. Design criteria and policy, at a minimum, shall meet the standards established for comparable improvements installed by the Township.
A. 
The arrangement 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 designed to discourage through traffic.
C. 
The Board may require that all lots with frontage on collector or arterial streets, as listed in the Master Plan, have frontage on another minor street to serve as a point of access when this is deemed necessary by the Board. When frontage on a minor street is required, there shall be no driveway or other curb cut permitted along the frontage of the primary road.
(1) 
All lots requiring reverse frontage shall have an additional 25 feet of depth above the requirements of Chapter 355, Zoning, planted in evergreen trees and shrubs so as to provide a visual screen at least six feet high in a staggered double row 15 feet on center. The reverse frontage height may be met in part by grading soil to a height of four feet at a 3:1 slope within the reverse strip.
D. 
The right-of-way width shall be measured to the lot lines and shall not be less than that shown in the table listed below. In all cases, right-of-way widths shall be of sufficient width and design to safely accommodate the maximum traffic, parking and loading needs and provide sufficient access for firefighting equipment:
Street Type
Right-of-Way
(feet)
Cartway
(feet)
Sidewalks Required and Width
Parking Permitted in Right-of-Way
Industrial
60
40
No
No
Arterial
80
50
Yes (5 feet)
No
Collector
60
40
Yes (5 feet)
Yes
Minor
50
34
Yes (4 feet)
Yes
Internal (see below)*
*NOTE: The right-of-way 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 Planning Board, but in no case shall they be less than 33 feet.
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 Township Council under conditions approved by the Planning Board.
F. 
Applicants for subdivisions that adjoin or include existing streets that do not conform to 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 such road. If the subdivision is along one side, only one-half of the required extra width shall be dedicated. If realignment of an existing road is proposed, the developer shall provide not less than one-half of the future width of the side or sides owned by the developer and one-half of the future width from the new center line through any parcels not owned by the developer. It shall be the developer's obligation to obtain the required right-of-way from the owner(s) of the lands not owned by the developer which are affected by the proposed realignment.
G. 
Grades of arterial and collector streets shall not exceed 4%. Grades on all other streets shall be as approved by the Board Engineer. No street shall have a grade of less than 0.75%.
H. 
Street intersections shall be as nearly at right angles as is possible and in no case shall be less than 60 degrees. The block corners at intersections shall be rounded at the curbline with a curve having a radius of not less than 20 feet. Any intersection of other than 90 degrees may be treated as an exception to the above and special requirements may be imposed.
I. 
Street jogs with center-line offsets of less than 125 feet, multilegged intersections with more than four legs and continuous through local streets extending from one major street to another shall be prohibited. Four-legged intersections should be avoided where possible.
J. 
A tangent at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.
K. 
When connecting street lines deflect from each other at any point by more than 10 degrees and no more than 45 degrees, they shall be connected by a curve with a center-line radius of not less than 150 feet for minor streets and 300 feet for industrial, arterial and collector streets. When connecting street lines deflect from each other at any point by more than 45 degrees, they shall be connected by a curve with a radius of not less than 500 feet. Monuments shall be firmly set in the ground on the right-of-way line at each point of curvature and point of tangency on one side of any street.
L. 
All changes in grade shall be connected by vertical curves of sufficient length to provide a smooth transition and proper sight distance as determined by the Board Engineer.
M. 
Dead-end streets (culs-de-sac) shall not be longer than 600 feet and shall provide a turnaround at the end with a radius of 50 feet to the outside edge of the cartway and 58 feet to 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 streets' center line to the center of the radius of the cul-de-sac.
N. 
If a dead end is of temporary nature, a similar turnaround, as set forth in Subsection M, shall be provided and provisions made for future extension of the street and reversion of the excess right-of-way to the adjoining properties.
O. 
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 and approved by the Township Council.
P. 
Any street and the area on each side thereof for a distance of 10 feet on each side of the pavement of such street and for a height of 14 feet from the surface of the road shall be kept free and clear of tree limbs, vines and other obstructions to permit free and unobstructed use of such street by emergency vehicles.
Q. 
In general, continuous longitudinal downgrades shall not be used for more than 1,000 feet. Where the general ground slope makes longer lengths desirable, such run shall be broken by a short upgrade of sufficient length to create a low point at least six inches in depth. Inlets shall be located at the low point.
R. 
Pavement design shall conform to the following schedule. All materials, equipment and methods of construction shall conform to the Standard Specifications for Road and Bridge Construction of the New Jersey State Department of Transportation. Minimum slope for drainage of pavement shall be 0.75%.
Street Type
Bituminous Concrete Surface
Bituminous Stabilized Base Course
Subbase
Industrial
2-inch FABC-1
6-inch
(see below)
Arterial
2-inch FABC-1
6-inch
(see below)
Collector
2-inch FABC-1
6-inch
(see below)
Minor
2-inch FABC-1
5-inch
(see below)
Lot Type
Bituminous Concrete Surface
Bituminous Stabilized Base
Quarrya Blend Stone Base
Subbase
Residential
2-inch FABC-1
---
6-inch
(see below)
Commercial
2-inch FABC-1
5-inch or
6-inch
(see below)
Industrial
2-inch FABC-1
5-inch
(see below)
NOTES:
a
Quarry blend stone base shall not be NJDOT Type 5A.
b
Base course as determined by the Board Engineer, depending upon loading.
S. 
If the subgrade has a laboratory California Bearing Ratio (CBR) of 20 or greater (ASTM D-1883), no subbase course is required. If the CBR value is less than 20, Soil Aggregate, Type 2, Class A or B, four inches thick shall be provided for all except industrial streets, which shall have a six-inch-thick subbase. Underdrains shall be constructed where the seasonal high groundwater table is within two feet of the surface of the subgrade.
[Amended 5-23-2006 by Ord. No. 2006-6]
Parking lots shall be laid out for ninety-degree parking, unless otherwise approved by the Planning Board. Stalls shall be 10 feet wide and 20 feet deep. Access aisles and driveways to parking areas shall not be less than 32 feet in width and aisles within parking areas shall be 25 feet in width. Striping shall be four inches wide and white. Handicap spaces shall be 12 feet wide and marked on the pavement and with a standard sign. Designers of parking lots are encouraged to use curb cuts and/or flush curbs to allow for overland flow to landscaped areas for stormwater management. Planners and architects are further encouraged to utilize natural vegetated swales in their designs.
A. 
Block length and width, or acreage within bounding roads, shall be such as to accommodate the size of lot required in the area by Chapter 355, Zoning, and to provide for convenient access, circulation control and safety of street traffic. Block lengths shall not normally exceed 1,200 feet.
B. 
In blocks over 1,000 feet long, pedestrian walkways may be required in locations deemed necessary by the Planning Board. Such right-of-way shall be at least 15 feet wide, be straight from street to street and contain a four-foot-wide sidewalk. No shrubs, trees, fences or other obstructions shall be permitted on the walkway.
C. 
For commercial or industrial use, the block size shall be sufficient to meet all area and yard requirements for such use.
A. 
Lot dimensions and areas shall not be less than the requirements of Chapter 355, Zoning. Lots shall be appropriate to the topography and natural characteristics of the land being subdivided and appropriate to the type of development and use contemplated.
B. 
Insofar as is practical, side lot lines shall be at right angles to straight streets, and radial to curved streets.
C. 
Each lot shall front upon an improved street at least 50 feet in width, except for lots fronting an internal road or alley in multifamily, commercial or industrial developments.
D. 
Where extra width has been dedicated for widening of existing streets, lots shall begin at such extra width line and all setbacks shall be measured from such line.
E. 
Where there is a question as to the suitability of a lot or lots for their intended use due to factors such as soil conditions, rock formations, flood conditions or similar circumstances, the Planning Board, after adequate investigation, may withhold approval of such lots or require remedial action before approval.
F. 
No single-family residential dwelling unit shall be permitted to front on an arterial road or a controlled access highway.
G. 
Subdivisions will not be approved which permit more than one principal residential use on any one lot, except in cases where multiple-family structures are permitted by ordinance.
H. 
If dwelling unit lots are designed with reverse frontage, the rear yard requirement shall be increased to 1 1/2 times the minimum rear yard specified for that zone district in Chapter 355, Zoning, exclusive of buffer area.
I. 
When a proposed single-family or multifamily dwelling unit is to be built on a concrete slab, the lot grading shall be designed to provide the following minimum elevation differential between the top of the slab, exclusive of the garage, and the top of the curb at the street. The horizontal distance shall be measured from the closest edge of the slab to the face of the curb.
Horizontal Distance
(feet)
Elevation Differential
(inches)
0 - 10
12
11 - 20
16
21 - 30
20
31 or more
24
J. 
When a proposed single-family or multifamily dwelling unit is to be built with a basement, all basement windows are to be built above the finished grade of the adjacent ground.
K. 
When a proposed single-family or multifamily dwelling unit is to be built with a crawl space, the bottom of all crawl space vents are to be built a minimum of eight inches above the finished grade of the adjacent ground.
A. 
All water supplies and treatment works shall comply with the rules and regulations established by the State of New Jersey Department of Environmental Protection, as amended and revised.
B. 
Water storage and distribution appurtenances shall be as approved by the New Jersey American Water Company and the Delran Township Fire Marshal.
C. 
In general, criteria affecting valve and hydrant locations shall be that:
(1) 
Not more than one hydrant is affected by shutting off any one section.
(2) 
Hydrants are located within 600 feet along street lines of any property in the subdivision.
(3) 
Not more than three valves are necessary to shut off any one section.
(4) 
The number of homes affected by shutting off any one section shall be limited to approximately 25.
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, unless the Delran Sewerage Authority requires pipe sized to accommodate future extensions.
C. 
Minimum grades at terminal runs of all sanitary sewer lines shall be 0.8%, with 1% or greater preferred.
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 Sewerage Authority shall approve all sanitary sewer designs which will become a part of, or connect to, the Sewerage Authority facilities.
[Amended 5-23-2006 by Ord. No. 2006-6]
All storm drainage shall comply with the New Jersey Stormwater Management Regulations Best Management Practices Manual and Residential Site Improvement Standards.
A. 
As part of and as a condition for approval for each application for all development or site plans, other than applications for variances, signs, minor site plans, and conditional uses, the applicant shall comply with the residential site improvement standards promulgated at N.J.A.C. 5:21-7.1 et seq., as amended from time to time and the New Jersey Stormwater Management Regulations.
B. 
Developments and site plans that are granted variances or exceptions from the stormwater management design and performance standards shall be required to perform off-site improvements for the purpose of increasing water quality, increasing ground water recharge, and/or reducing flooding. The effect of off-site improvements shall be equal to or greater than the shortfall granted as a variance or exception, as determined by the Planning Board. The off-site improvements shall be performed within the same HUC-14 zone as the proposed development or site plan. If no off-site improvements are necessary within the same HUC-14 zone, then off-site improvements shall be made in another HUC-14 zone within the municipality. The list of HUC-14 Mitigation Plans is available through the Public Works Department.
A. 
Where underdrains in streets are required, they shall be constructed of corrugated perforated polyethylene pipe encased in a stone envelope and filter fabric and shall have a minimum six-inch diameter. The size of the underdrains shall be increased not less than 10% in cross section area for each 1,000 feet of longitudinal drain. Underdrains in streets shall be provided with minimum separations from the sanitary sewer of three feet horizontally and one foot vertically. Cleanouts shall be provided at all changes in line or grade; however, the distance between cleanouts shall not exceed 400 feet. In no case shall cleanouts be permitted in sanitary manholes.
B. 
Underdrains shall be provided throughout all developments to carry groundwater from below structures to the storm drainage system. Perimeter house underdrains shall be installed around footings. Trenches shall be dug adjacent to the footing, 12 inches wide and extending to the bottom of the footing. A bed of two inches of three-quarter-inch washed stone shall be placed in the trench. Corrugated, perforated, polyethylene pipe four inches in diameter shall be placed around the entire perimeter of the house. The trench shall then be covered with three-quarter-inch washed stone to the top of the footing, or as directed by the Board Engineer. A cleanout with a screw-type cap shall be provided in line with the pipe connecting the perimeter house underdrain to the storm drainage system.
C. 
Any dwelling for which a basement is proposed shall provide for a sump pump to supplement the underdrain system around the structure. The sump pump shall discharge through a pressure line directly into an approved storm drainage system or an extension of the storm drainage system bordering on the lot. Extensions of the storm drainage system shall be located between the curb and the sidewalk and constructed in accordance with the specifications of the Board Engineer.
D. 
The requirements of this section may be waived by the Township if, in the opinion of the Board Engineer, the soil and groundwater conditions in the area of the housing development indicate no need for this type drainage. To qualify for the waiver, the developer shall submit engineering evidence of soil and groundwater conditions to the Board Engineer, who shall review the evidence and make a recommendation to the Board.
A. 
All concrete for sidewalks, curbs, gutters or other site work shall be 4,000 psi air entrained portland cement concrete.
B. 
Sidewalks shall be installed on one or both sides of the streets as the Planning Board may direct. Widths shall be as required by § 310-33C.
C. 
All sidewalks shall be four inches thick, except at driveway crossings where they shall be six inches thick.
D. 
Concrete curbs, gutters and drive aprons shall be in accordance with the construction standard drawings. Minimum curb radii shall be 20 feet on minor streets and 30 feet on collector or arterial streets.
E. 
Developers are encouraged to drain sidewalks to landscaped areas and to use permeable surface where appropriate, encourage the use of curb cuts and/or flush curbs to allow for overland flow to landscaped areas for stormwater management.
[Added 5-23-2006 by Ord. No. 2006-6]
A. 
Easements. In larger developments, easements along rear property lines or elsewhere for utility installation may be required. Such easements shall be at least 20 feet wide and located in consultation with the sewerage authority, Public Service Electric and Gas Co. and the New Jersey American Water Co. No trees, shrubs, fences or other obstructions shall be permitted on the easements.
B. 
Underground wiring. All electric telephone, television and other communication service facilities, both main and service lines, shall be provided by underground cables, installed in accordance with the prevailing standards and practices of the utility or other companies providing such services.
A. 
Streetlighting shall be installed in locations approved by the Township on laminated wood poles 30 feet high, using high-pressure sodium (hps) luminaries or as specified by PSE&G.
B. 
For industrial and commercial sites, poles shall be approximately 400 feet on centers on alternate sides of the street, with 100 watt hps fixtures at interior locations and 150 watt hps fixtures at intersections.
C. 
For residential locations, poles shall be 200 feet on centers on alternate sides of the street with 50 watt hps fixtures in interior cartway areas and 100 watt hps fixtures at intersections.
D. 
At major intersections of an arterial road or roads, the fixture shall be 400 watt hps.
E. 
For private parking areas, lighting designed to provide an average maintained horizontal illumination of one footcandle shall be installed.
F. 
A representative isolux trace showing the average maintained horizontal illumination for each type of pedestrianway or parking area lighting to be installed shall be supplied with the plan submissions to the Board.
A. 
The developer or individual seeking approval of a street name or renaming shall make application with the Secretary of the Planning Board of the Township of Delran, on an application form obtained from the Board as part of the application package. The application shall require the developer or individual to sign the application and obtain approval of the local postmaster. In addition, the application must contain the approving signature of the Delran Township Chief of Police and the Delran Township Fire Marshal.
B. 
The application shall contain a statement that the Planning Board of the Township of Delran shall not be bound by any street namings that are part of sales agreements and the developers or individual seeking the street naming.
C. 
Applications seeking the approval of street names in a development shall be submitted to and have approval from the Planning Board prior to the developer receiving final subdivision approval.
D. 
No street shall have a name which will duplicate or so nearly duplicate in spelling or phonetic sound as to be confused with the names of existing streets in the Township of Delran. The continuation of an existing street shall have the same name.
E. 
Whenever a person or entity makes application for the renaming of an existing street, the person or entity making the application shall be required to file the application therefor with the Township Clerk on the same form as used by a developer before the Planning Board, to publish notice of the application and the time and place of the hearing thereof in the official newspaper of the Township of Delran at least 10 days in advance of the date when the Township Council will consider the application and provide notice of the application and the time and place of the hearing thereon by certified mail to the owners of all real property abutting the street which is proposed to be renamed. Except for the requirement of Subsections A through D which provide for Planning Board action, the provisions of those subsections shall be applicable to an application for the renaming of a street.
F. 
The renaming of a street must be approved by a vote of 2/3 of the full membership of the Township Council.
G. 
Street signs shall be placed at each intersection and be in conformity with the signs already existing in the Township. They shall be placed in a minimum three-foot-by-one-foot-by-one-foot concrete foundation, with the vertical member three feet into the concrete. The head of the sign shall be securely fastened so as to prevent turning or removal under normal circumstances. Signs shall identify each street at the intersection.
Monuments shall be of concrete or hard durable material at least 30 inches long, with the top and bottom a minimum of four inches square.
Shade trees shall be planted in all major subdivisions and shall be located on the street line in a manner not to interfere with utilities or sidewalks or create a hazard to traffic. The variety shall be approved by the Planning Board. The method of installation and location shall be approved by the Planning Board, upon advice of the Board Engineer. Shade trees shall be installed at a minimum size of two-inch caliper, at a minimum distance of six feet from the inside edge of the sidewalk, 30 feet on center.
[Amended by Ord. No. 2000-18]
A. 
Planted buffer areas shall be installed to provide a year-round visual screen of such width, height and location as approved by the Planning Board. The size, variety and planting design of the buffer area shall be as approved by the Planning Board, upon recommendation of the Board Engineer.
B. 
Developers of commercial and industrial sites shall provide no less than 25% of the site area for green space, not including areas in other rights-of-way.
C. 
The provisions of Chapter 355, Zoning, of the Code of the Township of Delran shall be controlling as to the location and nature of the buffer areas and green space, where applicable.
D. 
All tree clearing shall be limited to an area no greater than 20 feet beyond the driveway, parking lot, stormwater management facilities and building footprint except as required and approved by the Township Planner for the installation of utilitites and emergency access easements according to the approved plans.
[Added 5-23-2006 by Ord. No. 2006-6]
[Amended by Ord. No. 2000-18]
A. 
Every effort shall be made to avoid removal of trees having a caliper of five inches or greater from the property in the process of subdividing, grading or installing improvements. Where, in the judgment of the Planning Board, such removal is unavoidable, the applicant shall install trees in such locations and of such size, variety and quantity as the Planning Board shall direct.
B. 
Notwithstanding the five-inch-caliper limitation, no substantial area of smaller trees or shrub cover shall be removed without the provision of comparable replacement, as approved by the Planning Board. A plan and a statement of material to be removed and/or demolished shall be submitted for approval.
C. 
The provisions of Chapter 355, Zoning, of the Code of the Township of Delran shall be controlling as to compensatory planting, where applicable.
[Amended by Ord. No. 1998-12; Ord. No. 1999-15]
A. 
Topsoil shall contain no stones, lumps, roots or similar objects larger than two inches in any dimension, and shall have a pH value of not less than 5.8 nor more than 6.5. When the pH value of the topsoil is less than 5.8, it shall be increased by applying ground limestone at a rate necessary to attain a pH value of 6.5.
B. 
Topsoil shall have a minimum organic content of not less than 2.75% by weight. When the organic content of the topsoil is less than 2.75%, it shall be increased by adding peat at a rate necessary to attain this minimum organic content. The organic content of soils shall be determined by a laboratory using the chromic acid titration method, as described in the United States Department of Agriculture's Circular 737. The gradation of the topsoil shall be determined by the laboratory using the Buoyances Hydrometry Analysis, conforming to the requirements of current AASHTO Designation T88. The gradation of the topsoil shall be within the following ranges:
Sand
2.000 - 0.050 mm
40% - 80%
Silt
0.050 - 0.005 mm
10% - 30%
Clay
0.005 mm and smaller
10% - 30%
(1) 
When one-half of the sand content is larger than 0.500 mm, the maximum sand content shall be 75% and the minimum clay content shall be 15%.
C. 
Topsoil shall be placed in such a manner as to have a minimum depth of four inches after it has been thoroughly compacted by repeated watering. The Board Engineer shall inspect the depth of the topsoil and certify as to its conformity in the case of residential building lots.
D. 
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 removed for sale or for use other than on the premises from which the soil was taken or change the contour or grades of any lot or parcel more than six inches from the existing grades except in connection with the construction or alteration of a building on such premises and excavation or grading incidental thereto which has been approved by the Planning Board of the Township of Delran, without first having procured permission therefor from the Township Council of the Township of Delran. No person shall clear a parcel of land exceeding one acre in size or any part thereof of vegetation, trees or other natural growth, except in connection with the construction or alteration of buildings on such premises and excavation, grading or clearing incidental thereto which shall have been approved by the Planning Board of the Township of Delran, without first having procured permission therefor from the Township Council of the Township of Delran.
E. 
The Township Council of the Township of Delran shall not consider any application for the removal or the addition of soil or the clearing of vegetation on premises unless and until the owner of the premises shall first file with the Township Clerk of the Township of Delran an application requesting such permission, together with a map of the premises showing the existing contour lines and the proposed contour grades resulting from such intended removal or addition of soil in relation to the topography of the premises, and said proposed contour lines and proposed grades shall be subject to the inspection and approval of the Township Council of the Township of Delran. Said plan or map shall include the contour lines of adjacent property within 200 feet. No permission for soil removal or addition or clearing of vegetation shall be issued until such map has been filed and until the proposed contour lines and grade have been approved by the Township Council of the Township of Delran.
F. 
Upon written request for a hearing made by the applicant to the Township Council, an opportunity to be heard shall be granted within 30 days thereafter, and the Township Council, in considering and reviewing the application and arriving at its decision, shall be guided and take into consideration the public health, safety and general welfare. Particular consideration shall be given to the following factors:
(1) 
Soil erosion by water and wind.
(2) 
Drainage.
(3) 
Soil fertility.
(4) 
Lateral support slopes and grades of abutting streets and lands.
(5) 
Land value and uses.
(6) 
Such other factors as may bear upon or relate to the coordinated, adjusted and harmonious physical development of the Township.
(7) 
Ecology.
G. 
If, after examining the application and the map provided for in Subsection E of this section, and after the hearing in the event that a hearing is requested by the applicant, the Township Council shall be of the opinion that the proposed soil removal or addition or the clearing of vegetation will not create conditions detrimental to the public health, welfare and safety, and will not result in the creation of any sharp declivities, pits, depressions or hills, soil eroding or fertility problems or depressed land values, nor create any drainage or sewerage problems, or other conditions or danger, permission to remove the soil shall be granted.
H. 
If permission to remove soil or add soil or clear vegetation shall be granted, the owner or person in charge shall so conduct the operation that there shall be no sharp declivities, pits, depressions, mounds or hills, and in such a manner that the area shall be properly leveled off, cleared of debris and graded to conform to the contour lines and grades as approved by the Township Council of the Township of Delran.
I. 
The owner of the premises or person in charge of removal or addition of soil, when permission has been duly granted, shall not take away or cover up the top layer of arable soil to a depth of six inches; but such top layer of arable soil to a depth of six inches shall be set aside for retention on the premises and shall be respread over the premises when the rest of the soil has been removed or soil has been added pursuant to levels and contour lines approved by the Township Council of the Township of Delran.
J. 
Before any permit or permission for soil removal, soil addition or the clearing of vegetation shall be granted or issued, the owner or applicant shall file with the Township a bond, in form and with surety acceptable to the Township, in such amount as, in the opinion of the Township Council of the Township of Delran and its Engineer, shall be sufficient to ensure the faithful performance of the work to be undertaken pursuant to the permission granted by the Township Council pursuant to the provisions of this section.
K. 
No excavation shall be made and no soil shall be removed and no soil or fill shall be added and no vegetation shall be cleared under the provision of this section unless a permit therefor shall have been first obtained as provided herein; and no excavation or fill shall be made and no soil shall removed or brought in and no vegetation shall be cleared, except in conformity with provisions of this section.
[Amended by Ord. No. 1997-1]
A. 
The following objectives are hereby established to guide and promote the development of a coordinated and balanced open space recreation program for the Township:
(1) 
To provide the recreational needs of a diverse population.
(2) 
To reduce maintenance responsibilities.
(3) 
To provide flexibility as recreation needs change over periods of time.
(4) 
To provide alternative options in response to the individual physical characteristics associated with development projects.
(5) 
To prevent duplication or an imbalance of facilities.
(6) 
To make facilities accessible to persons with handicapping conditions.
B. 
All subdivisions which result in 25 or more dwelling units shall set aside no less than 15% of the total area of the subdivision for off-street recreation and open space.
[Amended 5-23-2006 by Ord. No. 2006-6]
C. 
Open space and recreation sites proposed for dedication shall be large, useful and usable parcels and not small, fragmented and isolated pieces of land. If, in the opinion of the approving body, the proposed open space, recreation areas and facilities do not conform to the Township's current programs and policies, that portion of the plan so affected shall be revised by the applicant, as directed by the approving body. Any recreation and open space modifications shall be deemed to be minor plan amendments, not having a major impact on the basic housing concept and, therefore, shall not be subject to further public hearings to accomplish such plan changes. As a minimum, any modified and substituted facilities shall be equivalent in dollar value.
D. 
The area shall not include rights-of-way, easements, except easements across open space, ponds, man-made or natural, or floodplains.
E. 
The applicant shall create open space and recreation parcels not less than 1/2 acre in size if possible. Wherever possible, one open space recreation site per development should be provided.
F. 
All proposed recreation areas shall have minimum grades sufficient to permit active recreation facilities. All recreation areas and open space shall have a detailed grading plan submitted at the time of preliminary application.
G. 
The method of preserving such areas for recreation and open space shall be a dedication to the Township, to a homeowners' association or other means approved by the approving body.
H. 
In the selection of the location of such open spaces, consideration shall be given to the preservation of natural features. Open areas shall be covered with approved plantings, such as seedlings or permanent ground cover, that will eliminate repetitive maintenance, such as grass cutting. All stream banks and swales shall be covered with a maintenance-free groundcover and/or suitable engineering improvement, such as riprap, as required by the approving body. Slopes over five to one may be in grass.
I. 
The developer shall install, as a minimum, the following recreation facilities, or the equivalent, if approved by the approving body, on the land which has been set aside for these purposes:
Number of Dwelling Units
Playground
Tennis, Basketball or Hockey Courts
Baseball, Soccer or Football Fields
1 - 9
--
--
--
10 - 25
1
--
--
26 - 100
1
1
--
101 - 150
1
2
--
151 - 200
1
3
1
201 - 300
2
4
1
301 - 350
2
5
2
351 - 400
3
6
2
401 or more
*
*
**
NOTES:
*
One additional for every 100 units or fraction thereof over 400.
**
One additional for every 200 units or fraction thereof over 400.
J. 
The Township's policy is to centralize recreation facilities at key locations throughout the Township. The purpose is to prevent a multitude of small, scattered sites with insufficient facilities that cannot be properly maintained and secured. Instead, the Township shall generate a few large-scale recreation facilities with major recreation components and adequate support facilities, such as parking, that will benefit more of the Township's residents.
K. 
Where, in the opinion of the appropriate board, the general welfare of the public will be better served by construction of new or improvement of existing regional recreation areas, the applicant shall make a contribution to the Township in lieu of the provision of such open space land. Such contributions shall be placed in a special recreational open space land fund to be utilized solely for the purchase or improvement of public recreational open space.
(1) 
The amount of the contribution shall be $575 per residential lot, which has been calculated based upon the actual cost of construction of recreation facilities within a typical project.
(2) 
The sum of $575 per residential lot shall be increased 5% per year, compounded as of January 1 of each year.[1] Each section of the project shall be subject to the figure in effect at the time each final plan application is determined to be a complete submission.
[1]
Editor's Note: Ordinance adopted November 26, 1991.
(3) 
The sums due shall be paid periodically, based on the ratio of the number of lots in each final plan approval to the total number of lots of the entire development, and prior to the Township's officials signing the plans.
(4) 
All contributions shall be payable to the Township of Delran and kept in a capital reserve fund. Moneys in such fund shall not be used for wages, salaries, insurance, gasoline, telephone, advertising or printing, but shall be expended directly for land, buildings, recreation facilities, recreation equipment and facilities necessary to maintain such recreation.
Natural features, such as trees, brooks, hilltops and views, shall be preserved whenever possible in designing any subdivision containing such features. Appropriate federal, state and county permits and/or certifications shall be obtained as a condition of preliminary approval.
[Added 10-26-2010 by Ord. No. 2010-18]
A. 
Purpose. The Township of Delran finds that reducing the amount of solid waste and conservation of recyclable materials is an important public concern and is necessary to implement the requirements of the SWMA and the County Plan. Areas for the collection of recyclables on residential properties should be designed to effectuate collection of material in a safe and sanitary manner and should be sized to meet current industry standards for volumes and containers.
B. 
Statutory authority. This section is adopted pursuant to P.L. 1987, § 102 (effective April 20, 1987), N.J.S.A. 40:48-2, N.J.S.A. 40:66-1 and N.J.S.A. 40:49-2.1 and any amendments adopted thereto.
C. 
Definitions. As used in this section, the following definitions shall apply:
ACT OR SWMA
The Solid Waste Management Act, N.J.S.A. 13:1E-1 et seq., as amended and supplemented.
BURLINGTON COUNTY REGIONAL PROGRAM
The program utilized for the collection of those recyclable materials as designated by the Department of Solid Waste from residential curbside, participating multifamily and participating school collection programs.
CLASS A RECYCLABLE MATERIAL
Source-separated, nonputrescible, metal, glass, paper and plastic containers; and corrugated and other cardboard.
COMMINGLED
A combining of source-separated recyclable materials for the purpose of recycling.
COMMON AREA RECYCLING STORAGE LOCATION
A location designed in accordance with the land use ordinances of this municipality as required for multifamily dwellings with more than 20 residential units where curbside collection is not provided under the Burlington County Regional Program.
CONDOMINIUM COMPLEX
A group of units, arranged horizontally or vertically, where the form of ownership of real property under a master deed providing for ownership by one or more owners of units of improvements together with an undivided interest in common elements appurtenant to each such unit.
CORRUGATED AND OTHER CARDBOARD
All corrugated cardboard normally used for packing, mailing, shipping or containerizing goods, merchandise or other material, but excluding plastic, foam or wax-coated or soiled corrugated cardboard.
COUNTY
The Burlington County Board of Chosen Freeholders, and its successors and assigns, acting through the Burlington County Department of Solid Waste.
CURBSIDE DESIGNATED RECYCLABLES
Those designated recyclables that are placed for collection within the parameters of the curbside collection program as outlined herein.
CURBSIDE RECYCLING CONTAINER
A container(s) provided by the municipality or persons for the temporary storage of recyclable materials within the residential unit(s).
DEP OR DEPARTMENT
The New Jersey Department of Environmental Protection.
DESIGNATED RECYCLABLE MATERIALS
Those recyclable materials to be source-separated in this municipality, including but not limited to aluminum cans, antifreeze, consumer electronics, corrugated cardboard, fluorescent lights, glass containers, lead-acid batteries, leaves, metal appliances, paper, plastic bottles (coded Nos. 1 and 2), rechargeable batteries, steel (tin) cans, textiles, tires & used motor oil.
DSW
The Burlington County Department of Solid Waste, its successors and assigns.
FIBER
All newspaper, fine paper, bond paper, junk mail, office paper, magazines, paperback books, school paper, catalogs, computer paper, telephone books, chipboard, corrugated and other cardboard and similar cellulosic material whether shredded or whole, but excluding wax paper, plastic- or foil-coated paper, thermal fax paper, carbon paper, blueprint paper, food-contaminated paper, soiled paper and cardboard.
MOBILE HOME PARK
Any park, including a trailer park or camp, equipped to handle mobile homes sited on a year-round basis as defined in N.J.S.A. 2A: 18-61.7 et seq.
MULTIFAMILY DWELLING
Any building or structure or complex of buildings or structures in which three or more dwelling units are rented or leased or offered for rental or lease for residential purposes; whether privately or publicly financed, except hotels, motels or other guest houses serving transient or seasonal guests as those terms are defined under Subsection (j) of § 3 of the Hotel and Multiple Dwelling Law, P.L.1967, c. 76 (N.J.S.A. 55: 13A-1 et seq.) and N.J.S.A 40:66-1.2 et seq.
MUNICIPALITY
The Township of Delran located within the County of Burlington, State of New Jersey.
MUNICIPAL SOLID WASTE
Residential, commercial and institutional solid waste generated within a community.
PAPER
All newspaper, fine paper, bond paper, junk mail, office paper, magazines, paperback books, school paper, catalogs, computer paper, telephone books and similar cellulosic material whether shredded or whole, but excluding tissue and towel paper, wax paper, plastic- or foil-coated paper, thermal fax paper, carbon paper, NCR paper, blueprint paper, food-contaminated or soiled paper.
PERSON
Any individual, firm, partnership, corporation, association, cooperative enterprise, trust, municipal authority, federal institution or agency, state institution or agency, municipality, other governmental agency of any other entity or any group of such persons, which is recognized by law as the subject of rights and duties.
QUALIFIED PRIVATE COMMUNITY
A residential condominium, cooperative or fee simple community or horizontal property regime, the residents of which do not receive any tax abatement or tax exemption related to its construction comprised of a community trust or other trust device, condominium association, homeowners' association or council of co-owners, wherein the cost of maintaining roads and streets and providing essential services is paid for by a not-for-profit entity consisting exclusively of unit owners within the community. No apartment building or garden apartment complex owned by an individual or entity that receives monthly rental payments from tenants who occupy the premises shall be considered a qualified private community. No proprietary campground facility, as defined in § 1 of P.L. 1993, c.258 (N.J.S.A. 45: 22A-49), shall be considered to be a qualified private community.
RECYCLABLE MATERIALS
Materials that would otherwise become solid waste that can be separated, collected and/or processed and returned to the economic mainstream in the form of raw materials or products.
RECYCLING
Any process by which materials, which would otherwise become solid waste, are collected, separated or processed and returned to the economic mainstream in the form of raw materials or products.
RESIDENT
Any person residing within the municipality on a temporary or permanent basis, but excluding persons residing in hotels or motels.
SOLID WASTE
Garbage, refuse and other discarded materials, as defined in N.J.S.A. 13:1E-1, et seq. and N.J.S.A. 48:13A-1, et seq.
SWMA
The New Jersey Solid Waste Management Act, as amended.
SOURCE-SEPARATED
Recyclable materials separated from the solid waste stream at the point of generation.
D. 
Design of containment areas for designated recyclable materials on residential sites.
(1) 
Design standards for common area recycling storage locations.
(a) 
In accordance with the municipal recycling ordinance located at Chapter 299, Article II, of the Township Code of Delran Township, every multifamily, qualified private community and mobile home park within the Township of Delran shall be required to provide, for the use of its residents, centralized and common locations on its property for the storage, prior to collection, of source-separated recyclables generated by the residents of the property.
(b) 
Each common area recycling storage location shall, at a minimum, conform to the following standards:
[1] 
The dimensions of the recycling storage location shall be sufficient to accommodate recycling containers which are of size and number as required by the DSW and which are consistent with current methods of collection utilized by the Burlington County Regional Program or the private collection company being utilized. The following tables indicate the minimum container capacity requirements for weekly recycling service and common container dimensions.
Minimum Container Capacity Requirements for Weekly Recycling Service
Dual Stream Collection
Fiber
(paper and cardboard)
Commingled
(bottles and cans)
Non-age-restricted complex
One cubic yard of capacity for every 15 dwelling units
0.47 cubic yards (96 gallons) of capacity for every 18 dwelling units
Age-restricted complex
One cubic yard of capacity for every 20 dwelling units
0.47 cubic yards (96 gallons) of capacity for every 24 dwelling units
Single Stream Collection
Fiber and Commingled
--
Non-age restricted complex
2 cubic yards of capacity for every 20 units
--
Age-restricted complex
1.4 cubic yards of capacity for every 20 units
--
Common Container Dimensions
Size
Length
(inches)
Width
(inches)
Height
(inches)
1 cubic yard
72
24
29
2 cubic yards
72
34
45 (rear) / 34 (front)
3 cubic yards
72
43
48 (rear) / 40 (front)
4 cubic yards
72
51
56 (rear) / 46 (front)
6 cubic yards
80
66
71 (rear) / 47 (front)
8 cubic yards
80
71
86 (rear) / 53 (front)
[2] 
Unless expressly prohibited by a municipality, or not feasible due to existing site constraints, recycling containers for all Class A designated recyclables shall be co-located at all solid waste collection areas within the complex.
[3] 
The recycling storage locations shall be conveniently located for the residential disposition of source-separated recyclable materials, preferably co-located, but clearly separated from, refuse containers.
[4] 
Outdoor recycling storage locations shall include a concrete pad of the size as specified herein. The dimensions of the recycling storage location shall provide sufficient area for the required container(s):[1]
[1]
Editor's Note: The diagram, Common Area Recycling Storage Location (Dual Stream) Detail, is included at the end of this chapter.
[5] 
The recycling storage locations shall be well lit and shall be safely and easily accessible by recycling personnel and vehicles. Collection vehicles shall be able to access the recycling areas without interference from parked cars or other obstacles. The following turning template can be used to plan vehicular accessibility to recycling storage locations:
310-51.1.tif
[6] 
Reasonable measures shall be taken to protect the recycling areas and the bins or containers placed therein against theft of recyclable materials or the bins or containers themselves.
[7] 
Signs as approved by the DSW clearly identifying the recycling areas and the materials accepted therein shall be posted adjacent to all points of access to the recycling areas.
[8] 
Each recycling area shall be enclosed on three sides by a solid fence or masonry enclosure six feet in height and shall be surrounded by landscaping. A durable closable access gate on the fourth side should be provided.
(2) 
Recycling container storage design standards; new residential construction. In order to facilitate recycling in all new construction, and to avoid the creation of unhealthful or cramped storage situations, sufficient storage shall be available for recycling containers within all new construction of residential housing.
(a) 
Recycling storage locations. Curbside recycling container storage locations shall not include basements that require the negotiation of stairs, or any location either above or below finished grade. Locations shall be on a hard-wearing, smooth continuous surface with access to a path with a width no less than three feet and headroom of not less than seven feet.
(b) 
Single-family and two-family dwellings. Each residential dwelling unit shall be designed to provide a curbside recycling storage container storage location containing at a minimum, dimensions (length by width by height) of no less than 36 inches by 32 inches by 84 inches per unit. The location shall be clearly marked as such on floor plans of the dwelling unit if to be located inside the dwelling unit. If to be located outside the dwelling unit, adequate storage space for the container shall be identified on the property survey. This shall be done at the time of subdivision approval, if applicable, or at the time of zoning or building permit application.
(c) 
Multifamily and condominium complex dwellings. Curbside recycling container storage locations shall be provided for each multifamily and condominium complex dwelling where common area recycling storage locations are not otherwise provided. Each multifamily and condominium complex dwelling unit shall be designed to provide a curbside recycling container storage location containing at a minimum, dimensions (length by width by height) of no less than 36 inches by 32 inches by 84 inches per unit. The location shall be clearly marked as such on floor plans of the dwelling unit if to be located inside the dwelling unit. If to be located outside the dwelling unit, adequate storage space for the container shall be identified on the site plans or subdivision plans.
E. 
Construction. The terms and provisions of this section are to be liberally construed, so as best to achieve and to effectuate the goals and purposes hereof. This section shall be construed in pari materi with the SWMA and the County Plan.