Township of South Harrison, NJ Improvements

Streets.

The developer shall submit plans, profiles cross sections and design for the work to the Township Engineer for approval prior to the start of any construction and at his or her own expense, grade all streets for their full width, in conformity with the terrain and good engineering practices, have all underground utilities installed prior to any street paving construction, construct adequate underground pipe drainage systems to carry off surface waters, construct streets in accordance with specifications shown below and install a base course.

(2)

Pavement thickness design shall, as a minimum, conform to the following schedule:

Type of Street	Bituminous Concrete Surface Course	Bituminous Concrete Base Course	Subbase
Industrial	2” (Mix I-5)	5” (Mix I-1)	6” quarry blend
Primary Arterial	2” (Mix I-5)	5” (Mix I-1)	6” quarry blend
Secondary Street	2” (Mix I-5)	4” (Mix I-1)	6” quarry blend
Collector Street	2” (Mix I-5)	4” (Mix I-1)	6” quarry blend
Local Street	2” (Mix I-5)	4” (Mix I-1)	6” quarry blend

(3)

Prior to placing the surface course, the base course shall have a tack coat of bituminous material. All of the above construction shall be in accordance with current New Jersey Department of Transportation Standard Specifications and supplements thereto on file in the office of the Township Engineer. The standard specifications are further supplemented to require that, prior to placing final surface course, the intermediate base course shall be open to traffic and shall so remain for at least one winter season. Thereafter, the Township Engineer shall inspect the pavement and will require areas of pavement failure to be removed and replaced, settled areas shall be leveled with hot mixed bituminous concrete. The Township Engineer may require compacted select fill or approved subbase material as needed to replace native subgrade material.

(4)

All traffic lanes, both moving and parking, shall be striped in accordance with the Manual on Uniform Traffic Control Devices, as amended. (United States Department of Transportation, Federal Highway Administration, 1971)

(5)

Construction standards as specified herein shall also apply to any private street as may be part of a development application receiving preliminary approval by the Planning/Zoning Board.

(6)

Fire lanes located in other than those paved portions of a lot shall be designed such that the subsurface base be at least 20 feet wide of twelve-inch thick quarry blend over a quality subsoil necessary and sufficient to support a thirty-ton fire apparatus vehicle. The subsurface base may be covered with at least two inches of topsoil prior to the placement of sod or alternative paving block or similar decorative paving may be used. Final design shall be approved by the Township Engineer.

(7)

If the natural subbase contains more than 15% material passing a 200 sieve and does not have adequate subsurface drainage, underdrains of such size, location and number, together with access facilities as determined by the Township Engineer shall be constructed in addition to the required subbase. Sieve analysis shall be performed at all low points and concave vertical curves along a roadway. The Township Engineer may require additional sieve analysis to be performed. Such underdrains may be constructed longitudinally in the center of the street, longitudinally on the side of the street, and transverse to the street. Where constructed in the center of the street, underdrains shall be located with a minimum of 18 inches clearance from the sanitary sewer. The trench in which underdrains are laid shall be filled with crushed stone or washed pebbles (from 3/8 inch to 3/4 inch in size) for a minimum of six inches below, on both sides and above the pipe, and the balance of the trench, from the top of the stone or washed pebbles, to the subbase, shall be filled with an approved porous material for a width at least equal to the bottom of the trench with a two inch layer of salt hay or filter fabric being placed on top of the stone or washed pebbles.

Curbs. Shall be constructed of portland cement air-entrained concrete having a twenty-eight-day compressive strength of 4,500 pounds per square inch. Dimensions shall be 6 inches x 9 inches x 18 inches with a six-inch reveal. Depressed curbs at driveways shall have a full depth of 18 inches.

Sidewalks. Shall be constructed of portland cement air-entrained concrete having a twenty-eight-day compressive strength of 4,000 pounds per square inch.

Water mains. Water mains are to be installed in accordance with the following:

(1)

Engineering requirements for all water main installations are to comply with the rules and regulations of the New Jersey State Department of Health.

(2)

All pipe shall be not less than Class 52 ductile iron pipe of the size determined by the Township Engineer, but in no case less than six inches in diameter, and meeting the current specifications of the American Water Works Association. PVC water mains with push-on joints may be used if approved by the applicable public utility.

(3)

All joints shall be lead or mechanical joint.

(4)

The depth of pipe from the finished surface or roadway or grade shall be not less than four feet from the top of pipe.

(5)

Fire hydrants shall be generally located not more than 800 feet apart and spotted, where practicable, as follows: near streetlights, near inlets, near street intersections, and on property lines.

(6)

Valves shall be installed with all fire hydrants and at such other locations in the lines as directed by the Township Engineer.

(7)

House service connections, from the main to the curb stop and box, must be installed at all lots prior to placing any foundation or surface on the roadway.

(8)

No installation shall be covered until inspected and approved by the Township Engineer or the appropriate utility (water purveyor) as the case may be.

Sanitary sewers.

(1)

Where required by the Planning/Zoning Board, sanitary sewers including service laterals and cleanouts at curbside, shall be installed in all streets and easements before the base materials for the streets are in place or the fine grading of the easement is complete, whether or not such sewers can be put to immediate use.

(2)

Where, in the opinion of the County Board of Health so expressed to the Planning/Zoning Board, the subsurface soil characteristics and/or the percolation rate are such to permit subsurface disposal of sewage from individual dwellings as a temporary expedient until the sewers installed in the streets can be connected to the Township sewer system, such temporary subsurface disposal facilities may be permitted and constructed in addition to the sewers in the streets and easements. Sewerage facilities for individual dwellings shall conform with the code promulgated by the NJDEP Standards for Individual Subsurface Sewage Disposal Systems (N.J.A.C. 7:9A-1.1 et seq.) and current County health regulation codes.

(3)

Sewers in the streets and easements are to be constructed in accordance with the following:

(a)

Standards. All sewers, manholes, appurtenances and equipment shall be designed, constructed and installed in accordance with the requirements of the Department of Environmental Protection and Energy, the approval of which shall be noted on plans and specifications submitted as part of the data required, and in accordance with the most recent approved specifications and details of the Township.

(b)

Pipe material. Pipe shall be PVC-SDR35 or ductile iron pipe of the class, type and strength of each required for the particular use and location.

(c)

Pipe dimensions. The minimum inside diameter shall be eight inches for sewers in roadways or easements and four inches for house connections; the diameter and slope (gradient) being such as to maintain theoretically a velocity of two feet per second when flowing 1/2 full (or full) with an assumed n = 0.013. Without special permission of all approving authorities, pipes larger in diameter with flatter slopes shall not be permitted if the project rate of flow does not theoretically fill the pipe 1/2 full.

(d)

Joints. Sections of pipe shall be joined by slip-type rubber gasketed joints, mechanical joints and such other gasketed joints as approved. Hot poured bituminous joints and caulked lead joints may be used, if approved, where conditions are such that preformed gasketed joints are not applicable.

(e)

Watertight caps or plugs. Termination of service laterals or any other temporary or permanent opening into the system shall be sealed by an acceptable means against the entrance of surface and groundwater. Such sealed caps or plugs shall be so installed as to be watertight against any such internal pressure as might be applied in the testing of the sewer, as well as external subsurface water infiltration. Terminations of laterals shall be referred to "S" cuts on curbs or to other permanent monuments to facilitate locating the ends in the future.

(f)

Manholes. Manholes may be either precast or built in place. No more than four courses of brick may be used for casting grade adjustments. No deviation from the approved standards will be permitted which may adversely affect watertightness, structural strength, safe use or maintenance of the manhole or the pipes connecting thereto.

(g)

Service connections.

[1]

Laterals for sanitary sewers shall be constructed from mains to a point two feet beyond underground utility easement in front of the realty improvement to be sewered.

[2]

The owner shall, at the time he or she deeds the streets within a development to the Township, give a bill of sale to the municipality, transferring title to all sewer utility improvements within street line limits and within easement limits absolutely free to the Township of South Harrison.

Street signs.

(1)

All street signs shall have reflectorized white letters on a green background (e.g., type E-450 or equal). Both signs and poles shall either be of nonferrous metal or galvanized steel. Neighborhood or directional signs shall be installed on major roads to aid in circulation.

(2)

All signs shall be mounted on two-inch diameter posts embedded in concrete.

(3)

Street signs shall be approved by the Township Engineer prior to ordering by the developer.

(4)

Street signs shall comply with the requirements contained within the Manual of Uniform Traffic Control Devices.

(5)

Street signs shall be installed by the developer upon the completion of the base course of each roadway within the development. No certificates of occupancy will be issued until the signs are installed and approved by the appropriate Township officials.

(6)

No decorative street signs are permitted within the Township of South Harrison.

Sidewalks. All required sidewalks shall be four feet wide (minor street) or five feet wide (primary or collector street) by four inches thick, except at driveways and aprons where they shall be eight inches thick.

Streetlights.

(1)

All streetlights shall be installed at least at all street intersections and as may be required by the Township Engineer. They must be shielded so that no direct light or glare is visible from house or apartment windows, and do not produce glare in the eyes of a motorist.

(2)

Poles shall be laminated, gray wood.

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 in all areas of the subdivision and shall be stabilized, seeded or planted, so as to remain in place.

Monuments. All monuments are to be of the size and shape required by the Map Filing Law (1960) N.J.S.A. 46:23-9.9 et seq., or other applicable statutes, on both sides of all new streets.

Storm drainage systems.

(1)

All storm drainage systems consisting of catch basins, underground sewers, paved swales, box culverts, riprap or otherwise stabilized stream banks, dams, retention basins and swales, and other devices shall be installed so that all stormwater is led to and confined in natural drainage channels without causing erosion. Bicycle safe storm sewer gratings are required. They shall also he or she designed in accordance with the standards established in Article XXI of this Part 4.

(2)

Concrete pipe is preferred to box culverts for drainage under roads. In such cases an easement of appropriate width extending at least 50 feet beyond the right-of-way line shall be granted on either side, and the pipe shall be covered for the full width of the right-of-way and 20 feet beyond.

Additional elements necessitated by topography. Retaining walls, cribbing, ground cover, diversionary swales, and guard rails shall be installed as necessary to prevent erosion, hazard, and unusual problems of maintenance.

Electrical, telephone lines and similar utilities. All such lines shall be underground from existing utility poles.

Landscaping.

(1)

Landscape plans shall conform to the following general design principles.

(a)

Landscaping shall be provided as part of site plan and subdivision design. It shall be conceived in a total pattern throughout the site, integrating the various elements of site design, preserving and enhancing the particular identity of the site and creating a pleasing site character.

(b)

Landscaping may include plant materials, such as trees, shrubs, ground cover, perennials, and annuals and other materials such as rocks, water, sculpture, art, walls, fences and building and paving materials.

(c)

Use landscaping to accent and complement buildings. For example, groupings of tall trees to break up long, low buildings and lower plantings for taller buildings.

(d)

Locate landscaping to provide for climate control. For example, shade trees on the south to shield the hot summer sun and evergreens on the north side for windbreaks.

(e)

Provide for a variety and mixture of landscaping. The variety shall consider susceptibility to disease, colors, season, textures, shapes, blossoms, and foliage.

(f)

Local soil conditions and water availability shall be considered in the choice of landscaping.

(g)

Consider the impact of any proposed landscaping plan at various time intervals so that, for example, shrubs do not grow and eventually block sight distances or encroach upon roads or sidewalks.

(h)

All landscape plants shall be typical full specimens conforming to the American Association of Nurserymen Standards and/or landscape plans and specifications for quality and installation.

(i)

Assure that no aspect of the landscape design inhibits access to the development by emergency vehicles.

(2)

A landscape plan prepared by a qualified professional shall be submitted with each site plan application, unless an exception is granted by the approving authority. 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. When existing natural growth is proposed to remain, applicant shall include in the plans proposed methods to protect existing trees and growth during and after construction.

(3)

Site protection and general planting requirements.

(a)

Topsoil preservation. Topsoil moved during the course of construction shall be redistributed on all regraded surfaces so as to provide at least four inches of even cover to all disturbed areas of the development and shall be stabilized by seeding or planting.

(b)

Removal of debris. All stumps and other tree parts, litter, brush, weeds, excess or scrap building materials, or other debris shall be removed from the site and disposed of in accordance with the law. No tree stumps, portions of tree trunks or limbs shall be buried anywhere in the development. All dead or dying trees, standing or fallen shall be removed from the site. If trees and limbs are reduced to chips, they may, subject to approval of the be used as mulch in landscaped areas. A developer shall be exempt from these provisions, however, and shall be permitted to dispose of site-generated new construction wastes on site as long as the conditions set forth in N.J.A.C. 7:26-1.7 are met.

(c)

Protection of existing plantings. Maximum effort should be made to save fine specimens. Specimen trees over 15 inches in diameter shall be retained and incorporated into all landscape plans. No material or temporary soil deposits shall be placed within four feet of shrubs or 10 feet of trees designated to be retained on the preliminary and/or final plat. Protective barriers or tree wells shall be installed around each plant and/or group of plants that are to remain on the site. Barriers shall not be supported by the plants they are protecting, but shall be self-supporting. They shall be a minimum of four feet high and constructed of a durable material that will last until construction is completed. Snow fences and silt fences are examples of acceptable barriers.

(d)

Slope plantings. Landscaping of the area of all cuts and fills and/or trenches shall be sufficient to prevent erosion and all roadways slopes steeper than one foot vertically to three feet horizontally shall be planted with ground covers appropriate for the purpose and soil conditions, water availability and environment.

(e)

Additional landscaping. In residential developments, besides the screening and street trees required, additional plantings or landscaping elements shall be required throughout the subdivision where necessary for climate control, privacy or for aesthetic reasons in accordance with a planting plan approved by the Planning/Zoning Board and taking into consideration cost constraints. In nonresidential developments, all areas of the site not occupied by buildings and required improvements shall be landscaped by the planting of grass or other ground cover, shrubs, and trees as part of a site plan approved by the Planning/Zoning Board.

(f)

Planting Specifications. Deciduous trees shall have at least a two-and-one-half-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 accepted horticultural standards. Dead or dying plants shall be replaced by the developer during the following planting season.

(g)

Plant species. The plant species selected should be hardy for the particular climatic zone in which the development is located and appropriate in terms of function and size.

(4)

Street trees.

(a)

Location. 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.

[1]

When trees are planted at predetermined intervals along streets, spacing shall depend on mature tree size as follows:

	Tree Size (Height) (in feet)	Planting Interval (in feet)
	Large (40+)	50 – 70
	Medium-sized (30-40)	40 – 50
	Small (to 30)	30 – 40

[2]

When the spacing interval exceeds 40 feet, small ornamental trees can be spaced between the large trees. If a street canopy effect is desired, trees may be planted closer together, following the recommendations of a certified landscape architect and approval of the Township, trees shall be planted so as not to interfere with utilities, roadways, sidewalks, sight easements, or streetlights. Tree location, landscaping design and spacing plan shall be approved by the Planning/Zoning Board as part of the landscape plan.

(b)

Tree type. 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/Zoning Board.

(c)

Planting specifications. All trees shall have a minimum caliper of 2 1/2 inches and they shall be nursery grown, of substantially uniform size and shape, and have straight trunks. Trees shall be properly planted and staked and provision made by the applicant for regular watering and maintenance until they are established. Dead or dying trees shall be replaced by the applicant during the next planting season.

(5)

Buffering.

(a)

Function and materials. Buffering is intended to provide a year-round visual screen in order to minimize adverse impacts and to enhance the visual character of the Township. Buffering may consist of decorative fencing, evergreens, berms, rocks, boulders, mounds, shade trees and ground cover to achieve the stated objectives. All buffer areas shall be planted and maintained with a combination of grass or ground cover, live shrubs and trees, and other landscape materials. Preserved wooded tracts may be calculated as part of the required buffer area, provided that the growth is of a sufficient density to serve the purpose of the buffer.

[Amended 12-12-2007 by Ord. No. 0-07-25; 7-9-2008 by Ord. No. 0-08-12]

(b)

When required. Buffering shall be required when topographical or other barriers do not provide reasonable screening and when the Planning/Zoning Board determines that there is a need to shield the site from adjacent properties and to minimize adverse impacts such as incompatible land uses, noise, glaring light, and traffic. In small-lot developments, when building design and siting do not provide privacy, the Planning/Zoning Board may require landscaping, fences or walls to ensure privacy. When required, buffers shall be measured from side and rear property lines, excluding access driveways.

[1]

Where more intensive land uses abut less intensive land uses, a planted buffer strip 25 feet in width shall be planted within the buffer area defined in § 90-5.24. Where the lot is narrow and additional land is unavailable, the Land Use Board may consider reducing the buffer area and buffer strip to 25 feet total with 15 feet of planting.

[Amended 12-12-2007 by Ord. No. 0-07-25; 7-9-2008 by Ord. No. 0-08-12]

[2]

Parking areas, garbage collection and utility areas, and loading and unloading areas shall be screened around their perimeter by a buffer strip a minimum of five feet wide or in such manner approved by the Township Engineer.

[3]

Where residential subdivisions abut higher order streets, the scenic rural corridor standards shall be applied. The scenic corridor shall contain a landscape buffer strip a minimum of 25 feet in width within the required setback.

[Amended 12-12-2007 by Ord. No. 0-07-25; 7-9-2008 by Ord. No. 0-08-12]

(c)

Design. Arrangement of plantings in buffers shall provide maximum protection to adjacent properties and avoid damage to existing plant material. Possible arrangements include planting in parallel, serpentine or broken rows. If planted berms are used, the minimum top width shall be four feet, and the maximum side slope shall be 2:1.

(d)

Planting specifications. Plant materials shall be sufficiently large and planted in such a fashion that a screen at least eight feet in height shall be produced within three growing seasons. All plantings shall be installed according to accepted horticultural standards.

(e)

Maintenance. Plantings shall be watered regularly and in a manner appropriate for the specific plant species through the first growing season, and dead or dying plants shall be replaced by the applicant during the next planting season. No building, structures, storage of materials or parking shall be permitted within the buffer area; buffer areas shall be maintained and kept free of all debris, rubbish, weeds and tall grass.

(6)

Paving materials, walls and fences.

(a)

Paving materials. Design and choice of paving materials used in pedestrian areas shall consider the following factors: cost, maintenance, use, climate, characteristics of users, appearance, availability, glare, heat, drainage, noise, compatibility with surroundings, decorative quality and aesthetic appeal. Acceptable materials shall include but are not limited to concrete, brick, cement pavers, asphalt and stone.

(b)

Walls and fences shall be erected where required for privacy, screening, separation, security or to serve other necessary functions and shall comply with the following provisions shall not apply to the required screening of storage or similar areas for business or industrial uses.

[1]

All applications for a fence permit shall be accompanied with a drawing of the proposed fence design which meets the following standards and provides the following information:

[a]

The drawing shall be neatly and accurately drawn at an appropriate scale of not more than 20 feet to the inch.

[b]

The drawing shall show all dimensions and shall be clearly marked.

[2]

A fence or fencing shall be defined as any wood, masonry, metal or aluminum structure(s) or any wall or hedge constructed on the front, side or rear yard and designed to shield, screen or protect a lot(s) or a portion of a lot(s) in a residential district.

[3]

Fences may be erected, altered or reconstructed to a height not to exceed four feet above ground level when located within the front yard area and to a height not to exceed six feet above ground level when located in the side or rear yard.

[4]

Fences located within the front yard area shall be constructed in such a manner as to provide at least 50% open space. Picket fences shall have at least 50% open space between vertical pickets when considering total fence area.

[5]

The foregoing restrictions shall not be applied so as to prevent the erection of an open wire fence not exceeding eight feet above ground level anywhere within a public park, public playground, school premises, or commercial zone.

[6]

All fences must be erected within the property lines and no fences shall be erected so as to encroach upon adjacent properties or public rights-of-way. Fence gates shall be designed to prevent the open swing of the gate from encroaching upon adjacent properties or public rights-of-way.

[7]

All fences shall be constructed with the face, or finished side, away from the property and the structural side toward the interior of the lot(s) on which it is erected.

[8]

All fencing shall be in conformance with the requirements for visibility at intersections.

[9]

Living fences, hedges or screen plantings shall be planted no closer than three feet to a property line and shall be maintained in a neatly trimmed condition on the property so planted.

[10]

All fences and walls shall be maintained in a safe, sound and upright condition.

[11]

If the Zoning Officer, upon inspection, determines that any fence or portion thereof is not being maintained in a safe, sound or upright condition, he or she shall notify the owner of such fence in writing of his or her findings and state briefly the reasons for such findings and order such fence repaired or removed within 30 days of the date of the written notice.

[12]

Fencing may not be erected in any yard if it acts to inhibit access to Township fire, police and emergency medical services.

[13]

These restrictions shall not be applied so as to restrict the erection of a wall for the purpose of retaining earth.

[14]

These restrictions shall not be applied so as to restrict the erection, alteration or reconstruction of fences used in connection with farms and farm operations except insofar as such fences might affect the public safety.

[15]

Temporary fences such as snow fences, expandable fences, collapsible fences, canvas, and cloth fences may be permitted upon a determination by the Zoning Officer that such fencing is necessary to inhibit the dispersal of airborne material during construction activity.

[16]

The following fences are prohibited in all residential districts except when constructed as per N(6)(b)[14] above: barbed wire, razor wire, electric and other similar type fences.

(7)

Landscape maintenance.

(a)

A landscape management/maintenance specification shall be provided in conjunction with all approved subdivisions as to street trees, common open space, and areas to be dedicated to the public and all approved site plans. In addition, a copy of the reverse frontage maintenance specifications for the tasks outlined below for this area must be provided to all owners of fee simple reverse frontage lots at the time of sale.

(b)

These documents shall provide specifications for perpetual maintenance in order to assure a safe and attractive landscape environment and to promote healthy growth of all plant materials. They make take the form of a monthly schedule or a categorized guideline.

(8)

Installation and inspection of landscaping. The following installation and performance and inspection principles and procedures should be applied to all landscape installations.

(a)

Prior to the issuance of any certificate of occupancy, the proposed landscape as shown on the approved landscape plan must be installed, inspected, and approved by the Township Engineer.

(b)

All plantings shall be made in a manner consistent with the instructions and graphics set forth in the following planting details.

(c)

For all reverse frontage and other buffer areas, the following installation and inspection procedures shall be followed. First, the area should be rough graded for the approval of the Township Engineer. Based upon comments made during these two inspections, the sidewalk shall be formed for inspection and approval. Subsequent to sidewalk installation, the area should be fine graded and the planting staked for the approval of the Township Engineer.

(d)

If minor changes to the approved plan are made prior to or during construction, revised or record drawings must be submitted to the Township Engineer for approval. Such revisions shall be indicated by a formal letter of request to the Township with a copy to the Township Engineer. Substantial changes shall require the approval of the board of jurisdiction. If unapproved or inadequate landscape is implemented, then appropriate replacement may be required.

(e)

Subsequent to landscape installation and until release of performance bonds, the Township shall have the right to inspect all landscape areas for conformance to the approved plans, proper installation and maintenance, and performance of landscape material.

Site amenities. Site amenities include, but are not limited to, tot-lots, play structures, benches, tables, bridges, paths, fences, walls, banks, bicycle racks, and signs. All of these amenities shall be periodically inspected. Maintenance procedures will vary from one site to another. At a minimum, inspection shall occur twice a year in early March and early August. Any damaged, worn, or unsafe conditions shall be rectified immediately.

Landscape lighting. All lighting essential to pedestrian and vehicular circulation shall be periodically inspected. Damaged or malfunctioning lights shall be replaced or repaired immediately.

Paved surfaces. All paved surfaces shall be periodically inspected and maintained. Items of normal maintenance not listed below but found to be necessary shall be performed as soon as possible to keep these surfaces safe and in satisfactory condition.

(1)

All roadways, parking areas, loading areas, and pedestrian walkways shall be maintained free of snow, trash, and debris at all times.

(2)

All stains shall be washed off paved surfaces.

(3)

During building occupation, sidewalks shall not be obstructed with maintenance equipment, trash, or grass clippings.

(4)

Damaged pavements shall be repaired and properly resurfaced or replenished as necessary to assure a neat appearance and safe usage.

Bicycle-safe storm grates. Storm sewer grates installed on roadways, including driveways and parking lot aisles and dedicated bikeways, shall be bicycle safe. Standard Township construction detail for such grates shall be utilized.

Other improvements. In the event the Township has not adopted standards for a specific type of improvement, then generally accepted engineering standards as set forth in engineering and construction manuals as may be approved and modified by the Township Engineer for a specific situation shall be used.

Traffic signs.

(1)

A proposed traffic control plan showing traffic signs to be installed by the developer at its sole expense shall be submitted with each application for subdivision or site plan approval. The plan shall indicate the nature and proposed location of traffic and street signs needed to assure the safe and controlled flow of traffic on the tract, including ingress and egress to the site. The information to be set forth on each sign, including street names, permissible speed limits, stop and yield signs at intersections, designations of one-way and dead-end streets, and prohibited parking locations, shall be specified.

(2)

Final sign locations shall be determined by the Township after review, when necessary, with the New Jersey Department of Transportation of proposed traffic generation and vehicular movement data and relevant speed and accident sampling data.

(3)

All signs shall be approved by the Township Engineer prior to their purchase by the developer, to assure uniformity and conformance with the standards contained in the Manual on Uniform Traffic Control Devices.

(4)

No certificate of occupancy shall be issued for any structure located on the tract until the Township Engineer has certified the satisfactory installation by the developer of all signage in accordance with the traffic control plan, as it may be modified by the Township Police Department or the New Jersey Department of Transportation.

(5)

The installation of electronic traffic control signaling devices is not prescribed by this section, since a pro rata portion of the developer's cost for such devices shall be assessed and collected from the developer pursuant to § 90-4.14B of this chapter.

Lot grading.

[Added 12-10-2003 by Ord. No. 0-03-10]

(1)

Applicability. The requirements set forth herein shall apply to the development of all lots within the Township of South Harrison for residential purposes. The requirements do not apply to the construction of proposed additions and/or buildings having at grade or floor level a total area of 600 square feet or less.

(2)

Prior to the issuance of a building permit, the applicant for the building permit and/or the lot owner shall submit a lot grading and drainage plan pursuant to the terms and conditions of this chapter. The lot grading plan shall be prepared by a New Jersey licensed professional engineer or land surveyor. No building permit shall be issued until the lot grading and drainage plan is approved by the Township Engineer.

(3)

The lot grading plan shall show the site benchmark, proposed house location, finished floor elevation, garage (slab) elevation, exterior grades at the building and garage corners, proposed elevations at the lot corners, overall lot grading (proposed contours superimposed on existing contours), swales, driveway(s), septic system location and grading and other on-site improvements as they relate to improvements (roadway and storm drainage) constructed or to be constructed by the applicant or developer. The lot grading plan shall also show the locations of wetlands, wetlands transition areas and floodplains when any these areas are present on a building lot.

(4)

Prior to issuance of a certificate of occupancy, the applicant for the certificate of occupancy and/or the lot owner shall submit an as-built plan of the lot grading plan confirming that the lot has been graded in accordance with the approved plan. The as-built lot grading plan shall be prepared by a New Jersey licensed professional land surveyor. No certificate of occupancy shall be issued until the Township Engineer has agreed that the as-built plan is in substantial compliance with the approved lot grading plan.

(5)

Grading plan requirements. The developer of a tract of land in the Township shall provide a grading plan for each proposed lot to be developed. The grading plan shall meet the various requirements under this chapter. The developer must provide a completed grading plan checklist on the form provided by the Township. The grading plan must contain the items indicated on the checklist and comply with the conditions of this chapter.

Underground water storage tanks and standpipe for fire protection.

[Added 2-9-2005 by Ord. No. 0-05-03]

(1)

Every major subdivision shall be equipped with either a 10,000 fiberglass reinforced plastic (FRP) underground water storage tank or, if feasible, a fire protection standpipe connected to a permanent water body.

(2)

The location and details of the water storage tank or standpipe shall be shown on the major subdivision plans, with easements as may be appropriate. Standpipes and storage tanks must be accessible from public rights-of-way.

(3)

Underground water storage tanks shall be maintained by a homeowners' association. The Harrisonville Fire Company, or another fire company or department, shall be responsible for filling the tank with water.

(4)

FRP tanks shall be as manufactured by the Xerxes Corporation, or approved equal and shall be a minimum of 10,000 gallons with typical dimensions of eight feet diameter and 31.5 feet long, and contain the following appurtenances:

(a)

Twenty-two-inch-diameter manway (for an eight-foot-diameter tank).

(b)

A twenty-two-inch ID by three-foot-high FRP riser extension with a hinged and lockable lid for maintenance and primary tank filling.

(c)

Two separate four-inch service fittings for auxiliary access/secondary fill and tank venting system.

(d)

A six-inch service fitting for the primary discharge connection point to be field adapted with a field built riser pipe and NFT threaded fitting for a Fire Department hose connection. This fitting shall contain an internal riser with an anti-vortex plate attached inside the tank.

(e)

Concrete deadmen for ten-thousand-gallon, eight-foot diameter tank, FRY hold-down straps and turnbuckle assemblies.

(f)

Standpipe details must indicate the location of the standpipe in relation to the cartway of public rights-of-way. Vertical sections of standpipes shall be encased in six inches of concrete for stability and insulation. The minimum standpipe diameter shall be six inches. Standpipe materials shall be either class 52 CLDIP or schedule 40 PVC pipe. Thrust blocks must be provided at pipe bends. A four-foot-by-four-foot-by-four-inch thick concrete pad shall be constructed around the standpipe to prevent vegetative growth around it. The strainer must be located a minimum of two feet above the bottom of the pond and a minimum of two feet below the permanent water surface level. Supports shall be provided for the strainer as may be required. The strainer material must be either PVC or stainless steel. A strainer must also be provided at the discharge end of the standpipe. All standpipe connections shall be subject to approval by the Harrisonville Fire Company.

(5)

A thirty-year guarantee/warranty naming the homeowners' association and the Township shall be provided for each underground water storage tank.