Township of Franklin, NJ
Hunterdon County
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Table of Contents
Table of Contents
Prior to the granting of final major subdivision approval, the applicant shall have installed or furnished performance guaranties for the ultimate installation of the following improvements.
A. 
A right-of-way width of 50 feet shall be dedicated. Rights-of-way shall be granted and streets shall be constructed in accordance with the construction standards and specifications of Chapter 272, Road and Improvement Specifications. Arterial and collector streets may be given special, increased specifications by the Board if they are subject to heavy use.
B. 
All streets to be constructed in the Township shall conform to the requirements and standards established by Chapter 272, Road and Improvement Specifications.
C. 
All streets shall be designed to minimize cuts and fills, tree removal and shall incorporate curvilinear design to more appropriately reflect the rural character of the Township.
[Added 10-31-2006 by Ord. No. 2006-12]
A. 
Grades for main traffic arteries shall not exceed six feet in 100 feet (6%).
B. 
Grades for all streets other than main traffic arteries shall not exceed 10 feet in 100 feet (10%).
C. 
The grade of any street shall not exceed two feet in 100 feet (2%) for a distance of 50 feet from its intersection with the pavement line of any other street.
Street intersections shall be as nearly at right angles as is possible and in no case shall be less than 70°. The block corners at street intersections shall be rounded at the curbline by a curve having a radius of not less than 20 feet. Normally the radius at the property line shall be not less than 10 feet. Longer radii shall be provided when the Board finds it reasonably necessary to accommodate traffic or topographic conditions or when a special feature of a subdivision requires emphasis.
Center-line offsets of less than 125 feet shall be prohibited.
A tangent at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.
When connecting street lines deflect from each other at any one point by more than 10° and not more than 45°, they shall be connected by a curve having a radius of not less than 100 feet for minor streets or 300 feet for arterial and collector streets.
A vertical curve shall be provided at each change of grade. Such vertical curve shall have a length sufficient to enable a driver with his eye at 4 1/2 feet above the street surface to observe an object four feet high in the same line at a distance of not less than 150 feet; provided, however, that in no case shall the length of a vertical curve be less than 100 feet.
A. 
Dead-end streets shall be limited to not more than 20 lots located thereon from any common entrance or exit to a through street and shall be provided with a turnaround at the end with a radius of not less than 50 feet to the edge of pavement, tangent wherever possible to the right side of the street, which turnaround may contain a one-way rotary with a center island if required by the Board.
B. 
If any dead-end street is of a temporary nature, a similar turnaround shall be provided and provisions shall be made for future extension of the street and reversion of the excess right-of-way to the adjoining properties.
No street shall have a name which will duplicate or so nearly duplicate an existing street name as to be confused with the name of any existing street. The continuation of an existing street shall have the same name.
Street signs shall be of the same type and design as the street signs currently in use in the Township and shall be installed in accordance with applicable Township ordinances and state statutes in such manner that the name of each intersecting street is clearly visible to approaching traffic. Where traffic signs are deemed necessary by the Township Engineer, such signs shall be required. The cost of signs and the installation thereof shall be borne by the applicant.
Subdivisions that adjoin or include existing streets which do not conform to widths as shown on the Master Plan. Official Map or the street width requirements of this chapter shall dedicate such required additional width along either one or both sides of such streets. If the subdivision is along one side only, 1/2 of the required additional width shall be dedicated.
The right-of-way width for internal streets and alleys in any multifamily, commercial or industrial development shall be determined on an individual basis and shall in all cases be of sufficient width and design to safely accommodate the maximum traffic, parking and loading needs and maximum access for fire-fighting and emergency equipment.
No subdivision showing reserve strips controlling access to streets shall be approved except where the control and disposition of land comprising all such strips have been placed by the applicant with the Township Committee under terms and conditions approved by the Board.
Concrete sidewalks shall be installed along one or both sides of all streets as designated by the Board. Sidewalks shall in all cases be of sufficient width to accommodate the maximum pedestrian traffic, but in no case shall be less than five feet in width in the Commercial or Neighborhood Business Zones or four feet in width in all other zones, and shall be constructed in accordance with the standards and specifications of Section 8, Division 5, of the NJDOT Specifications. Concrete curbs shall be installed on both sides of all streets, running from one end of the street to the other and continuous at the intersections of the streets. Drop curbs shall be provided in the curbline at the appropriate locations for driveways or entrance points.
Streetlighting shall be provided at locations designated by the Board and in a manner prescribed by the Board.
A. 
Shade trees shall be planted along both sides of every street at the intervals and locations and in the types and sizes according to standards approved by the Board. Such trees shall be located two feet back from the property line and shall not be placed closer than 25 feet to an existing or proposed streetlight nor closer than 25 feet to an existing or proposed street intersection.
B. 
Existing trees near street rights-of-way shall be preserved as designated by the Board.
C. 
Shade trees may not be required if the Board finds that the existing trees on the property which will not be destroyed by the subdivision will provide sufficient foliage and that the resulting informal arrangement of trees within the subdivision will be at least equally desirable. In such cases the Board may require that the applicant plant shrubs in lieu of providing shade trees.
D. 
Trees whose trunk base is covered or filled to a depth of six inches or more above the original grade shall be properly welled in accordance with the standards and specifications of Section 3, Division 7, of the NJDOT Specifications.
E. 
All trees not surviving after one growing season shall be replaced by the applicant. Other species may be proposed in writing to the Board, subject to its approval. The Board may provide rules and regulations compelling the applicant at his sole expense to retain a qualified forester to report to the Township Engineer as to what can be done to save existing trees and natural growth.
F. 
All stumps, litter, rubbish, brush, weeds, dead and dying trees, roots and debris shall be removed or destroyed immediately upon the request of and to the satisfaction of the Township Engineer.
A. 
The applicant shall arrange with the serving utility for the underground installation of the utility's distribution supply lines and service connections in accordance with the provisions of the applicable standard terms and conditions incorporated in its tariff as the same are then on file with the State Board of Public Utility Commissioners and shall submit to the Board, prior to the granting of approval, a written instrument from each such serving utility which shall evidence full compliance with the provisions of this Subsection A; provided, however, that lots in such subdivisions as abut existing streets where overhead electric or telephone distribution supply lines have theretofore been installed on any portion of the streets involved may be supplied with electric and telephone service from such existing lines or overhead extensions thereof, but the service connections from the utility's overhead lines shall be installed underground. The installation of such utility services shall be completed as a condition of final subdivision approval.
B. 
On minor subdivisions the Board shall determine the necessity or the advisability of installing underground utility services. If the Board determines that the utility services shall be installed underground, the applicant shall comply with all the requirements set forth in Subsection A above.
C. 
Utility trench standards. See § 310-103H for the design standards that shall apply.
[Added 10-31-2006 by Ord. No. 2006-12]
A. 
General. Block length and width or acreage within bounding roads shall be such as to accommodate the size of the lot required by Chapter 220, Land Use, in the area and to provided adequately for sewage disposal, convenient access, circulation, control and safety of street traffic.
B. 
Size. Blocks shall not be less than 600 feet in length and not a lesser number of feet in width than is necessary to comply with Chapter 220, Land Use, except where the Board may deem that the existing conditions or special plans warrant a deviation from such minimum requirements.
C. 
Commercial. Block sizes for commercial, business or industrial use shall be sufficient to meet all area and yard requirements for such use.
D. 
Easements. Rights-of-way and easements within blocks located in commercial, business or industrial areas shall not be less than 20 feet in width.
A. 
General. Lot dimensions, front, side and rear yards, total area in square feet and frontage shall not be less than the requirements of Chapter 220, Land Use, for the zoning district in which the property is located.
B. 
Side lines. Insofar as practical, side lot lines shall be at right angles to streets and radial to curved streets.
C. 
Setbacks. Where extra width has been dedicated to allow for the widening of existing streets, all setback lines shall be measured from such extra-width lines.
D. 
Substandard suitability. Where there is a question as to the suitability of a lot or lots for their intended use due to factors such as flood conditions, sewage disposal or similar circumstances, the Board may, after investigation with professional assistance if deemed necessary, withhold approval of such lots. For residential lot purposes, a building lot shall be required to have a minimum contiguous buildable area of two times the maximum allowable impervious coverage to be deemed a buildable lot.
[Amended 10-31-2006 by Ord. No. 2006-12]
E. 
Easements excluded. Easements for natural watercourses shall not be deemed part of any servient lot for the purpose of complying with area, frontage and yard requirements.
F. 
Lot corners. In addition to the requirements of the Map Filing Law (N.J.S.A. 46:23-9.9 et seq.), every lot hereinafter subdivided or resubdivided shall have each and every corner thereof marked with permanent monumentation. Said monumentation shall comply with prevailing surveying standards. In the event that a lot corner lies within the bed of any road, the bed of any watercourse or at any other point otherwise restricted by law from the placement of permanent monumentation, then relief by way of a waiver may be granted upon appropriate application to the municipal agency.
[Added 4-13-1995 by Ord. No. 95-4]
G. 
Impervious coverage - allowable calculation. The calculation of impervious coverage allowable on a lot shall be based on the actual lot size times the appropriate impervious coverage ratio as defined for the zone in the Schedule of Zone Requirements in Chapter 220, Land Use.
[Added 10-31-2006 by Ord. No. 2006-12]
A. 
Utility easements. In large-scale developments where unusual circumstances warrant or wherever the utility is not installed in the public right-of-way, easements may be required for utility installations. Such easements shall be at least 15 feet wide and shall be located after consultation with the utility companies or Township agency concerned.
B. 
Drainage easements. Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way at least 15 feet wide conforming substantially with the lines of such watercourse and of such further width as will be adequate for the purpose of disposing of stormwater and for flood control. Such easements shall be deeded to the Township prior to final subdivision approval.
C. 
Conservation. Natural features, including but not limited to trees, brooks, hilltops and views, shall be preserved as designated by the Board.
D. 
Recreation areas. The Board may require the applicant to provide recreation areas within the development.
A. 
Drainage structures such as culverts, headwalls, inlets and catch basins shall be constructed in accordance with Section 3 and Section 12, Division 5, of the NJDOT Specifications. Drainage ditches shall be constructed in accordance with approved practice and design. The velocity of flow shall be greater than two but less than three feet per second. For those velocities, there shall be provided a well-grassed ditch. Where velocities of flow are between three and four feet per second, the ditches shall be sodded; where velocities are between four and seven feet per second, the ditches shall be surfaced with nine-inch cobbled stone on a three-inch gravel bed or six-inch-thick bituminous paving on a four-inch gravel bed. Where velocities of flow exceed seven feet per second or where a change of direction of flow will cause erosion, the bottom and banks of the ditches shall be protected with a suitable protective material such as riprap or concrete bag material installed in accordance with Section 15, Division 2, of the NJDOT Specifications. The sides of such ditches shall be sloped at 3:1 wherever practical, and in no case steeper than 1 1/2:1. The cross section of such ditches shall be designed by the use of Manning's Formula.
B. 
Culverts shall be at least 12 inches in diameter under driveways. Sanitary sewers, where required, shall be adequately sized and in conformance with the State Department of Health regulations. All storm and drainage pipe appurtenances shall be adequate in size to provide for the proper drainage of the contributing areas with final discharge to an adequate natural or artificial watercourse. Design size and capacity shall be sufficient to carry the runoff of a storm frequency period of one year with all tributary land area fully developed.
C. 
Water mains, where installed, shall be in accordance with specifications of the water supplier and shall not be less than six-inch pipes, except where otherwise permitted by the rules and regulations of the New Jersey Public Utility Commission, and shall be properly connected with an approved system of sufficient size and capacity to provide fire protection.
D. 
Given the rural nature of the community, detention structures shall be designed to minimize their appearance on the viewscape and minimize disturbance.
[Added 10-31-2006 by Ord. No. 2006-12]
E. 
Stormwater control structures shall be designed to allow for easy maintenance. Surface to detention structures shall not exceed 10% of the buildable area, shall have no mowable slope steeper than 5:1 and shall have a depth of no greater than five feet. Swales shall have no mowable slope steeper than 5:1.
[Added 10-31-2006 by Ord. No. 2006-12]
F. 
To minimize visual intrusion, any stormwater control device shall be designed to minimize berming and, where required, said berm shall have an exterior slope not to exceed 8:1. All outlet structures shall be designed to be hidden or to take on a natural look with the use of stone facades or equivalent.
[Added 10-31-2006 by Ord. No. 2006-12]
G. 
In accordance with RSIS standards, quarterly inspections and repair cost allocations shall be calculated as part of any site plan or subdivision review process. Where such structures are proposed to be dedicated to the Township, the cost of said inspections and repairs for a period of 20 years shall be calculated and deposited for use by the Township and maintenance thereof.
[Added 10-31-2006 by Ord. No. 2006-12]
H. 
Utility trench standards.
[Added 10-31-2006 by Ord. No. 2006-12]
(1) 
All utility trenches and stormwater structures including cables, pipes, catch basins and other water management structures must contain a minimum of six inches of three-fourths-inch clean stone base down to virgin soil under the structure, with clean stone also being placed at least six inches around and to the top of the pipe. Backfill shall then include three-fourths-inch quarry process stone (DGA) being placed in six-inch compacted lifts to the top of the trench. Compaction within the trench must reach 95% density as verified by a qualified testing laboratory. Utility structures outside of the road easement may be covered with compacted native fill. Backfill of all utility trenches shall be inspected prior to backfill and prior to any fill above the structures.
(2) 
Cutoff or french drains shall be installed uphill of and/or behind a road curbline and must be properly connected to the nearest stormwater inlet. These drains are required anywhere slopes exceed 5% or as directed by the Township Engineer.
I. 
Dry wells. Percolation tests must be performed at proposed dry well locations to verify soil infiltration to meet the two-year storm criteria. The dry well shall include a silt catch and the outflow must be designed to handle the one-hundred-year storm without erosion. Procedures for biannual inspection and potential cleaning must be provided and shall be documented on all plot plans and zoning applications.
[Added 10-31-2006 by Ord. No. 2006-12]
Bank and slope protection in cuts and fills and wherever else such protection is deemed necessary by the Board shall be provided by the use of topsoiling and seeding, slope boards, sodding and planting in accordance with Sections 5, 6, 8 and 10, respectively, Division 7, of the NJDOT Specifications.
No topsoil shall be removed from the site or used as fill. Topsoil removed during the course of construction shall be redistributed so as to provide at least six inches of cover to all areas of the subdivision and shall be stabilized by seeding or planting.
No change shall be made in the elevation or contour of any lot or site by the removal of earth to another lot or site other than a required minimal amount as determined by the Township Engineer, except as may be approved by the Board. All changes in elevation and contours approved by the Township Engineer and the Board shall be shown on the preliminary and final plats and profiles.
[Amended 12-27-1996 by Ord. No. 96-32]
Monuments shall be of the size and shape required by the Map Filing Law, N.J.S.A. 46:23-9.11, and shall be placed in accordance with said statute. In addition, monuments conforming with prevailing surveyor's standards for lot corner monumentation shall be placed at the corners of all new lots, including the remainder lot, created by subdivision.
Fire hydrants shall be installed on proposed water mains at intervals of not more than 1,200 feet and shall be located so as to afford fire protection in an overlapping radius of not more than 600 feet in each direction from the hydrant location. All hydrants shall be located at or near street intersections or at property lines in such a manner as approved by the Board so as to least interfere with the use of roads and property.
The construction standards and specifications of the Township as now or hereafter adopted, if any, shall govern the construction and installation of all the above improvements. Failure of the applicant, his contractor or agent to conform to such specifications shall be just cause for the suspension of the work being performed, and no person, firm or corporation shall have the right to demand or claim damage from the Township, its officials, agents or employees by reason of said suspension.