[Amended 6-12-1995 by Ord. No. 5-95; 2-9-1996 by Ord. No. 8-96; 4-20-1998 by Ord. No. 2-98]
[Amended 4-2-2003 by Ord. No. 2-03]
A.
Subdivision design shall conform with the planning
and design principles and other provisions of this article and, for
residential land use, the New Jersey Residential Site Improvement
Standards and Special Area Standards approved for Harding Township.
B.
All site improvements proposed or required for any residential subdivision shall comply with §§ 225-74 and 225-75 of this article and the New Jersey Residential Site Improvement Standards, N.J.A.C. 5:21-1.1 et seq. as modified by resolutions of the New Jersey Site Improvement Advisory Board as follows:
(1)
Private roads located within the Great Swamp Watershed
Overlay Zone shall conform with New Jersey Site Improvement Advisory
Board Resolution No. 97-1, Special Area Standards For Private Roads
in Harding Township, Morris County.
(2)
Stormwater management shall conform with New Jersey
Site Improvement Advisory Board Resolution No. 02-1, Special Area
Standards For Stormwater Management In The Township of Harding, Morris
County.
A.
General. The subdivider shall observe the requirements
and principles of land subdivision of this article in the design of
each subdivision or portion thereof.
B.
Conformance with the Master Plan or Official Map. The plat shall conform to planning and design principles that encourage good development patterns within the Township. Where either or both an Official Map or Master Plan has or have been adopted, the subdivision shall conform to the proposals and conditions shown thereon. The roads, drainage rights-of-way, school sites, public parks and playgrounds shown on an officially adopted Master Plan or Official Map shall be considered prior to the approval of a plat. Roads and drainage rights-of-way shall also be shown on the final plat and shall be such as to lend themselves to the harmonious development of the Township and enhance the public welfare in accordance with § 225-75.
[Amended 4-20-2005 by Ord. No. 5-05]
C.
Stormwater management.
[Amended 4-2-2003 by Ord. No. 2-03]
(1)
Stormwater shall be managed to control the rate and
volume of runoff, to maintain the stability of streams and watercourses,
to control soil erosion and the transport of sediment, to control
nonpoint source pollution of surface waters, to induce groundwater
recharge and to protect the quality of groundwater resources from
degradation.
(2)
Residential subdivisions. Stormwater management proposed
or required for any residential subdivision shall conform with Subchapter
7, Stormwater Management, of the New Jersey Residential Site Improvement
Standards as modified by Resolution No. 02-1, Special Area Standards
For Stormwater Management In The Township of Harding, Morris County,
adopted by the New Jersey Site Improvement Advisory Board.
D.
Natural features and steep slopes. Natural features
such as trees, brooks, hilltops and views shall be preserved and enhanced
wherever possible in designing any subdivision containing such features.
(1)
Trees. Trees of eight-inch diameter or greater, measured
four feet above ground level, and other specimen trees or vegetation
which may be affected by the construction of proposed road or drainage
improvements shall be shown on the plans and designated in the field
prior to the Board's site inspection of the property.
(2)
Steep slopes. All subdivisions shall comply with the provisions of Article XVII and, with respect to subdivisions of land situated in the R-1 and RR Zones, the provisions relating to steep slopes. If a proposed vacant lot in the R-1 and RR Zones does not contain at least 1.75 acres of land (of which at least 10,000 contiguous square feet shall be within the building envelope) free of wetlands and wetland transition areas, flood hazard areas, and slope areas exceeding 12%, whether alone or in combination, a conceptual lot grading plan shall be submitted to demonstrate that the lot is configured in a way that it may reasonably be used for the intended purpose. The lot grading plan shall be drawn in conformance with the standards contained in Article XVIII.
[Amended 9-13-1999 by Ord. No. 11-99; 11-3-2004 by Ord. No.
22-04]
(3)
Wetlands, transition areas, stream corridors and stream encroachment areas. All subdivisions shall be designed to avoid disturbance of wetlands, transition areas, stream corridors and stream encroachment areas, which shall be the subject of conservation easements in accordance with the requirements of § 225-110D.
[Added 3-19-2003 by Ord. No. 5-03]
(4)
Unique natural or environmentally sensitive areas. All subdivisions shall be designed to preserve and avoid disturbance of any unique natural or environmentally sensitive areas of the property that may be identified during the application review proceedings and be determined to warrant protection. Examples include mature forests or other unique vegetation, extraordinary steep slopes and scenic views. Any such areas may be required to be the subject of a conservation easement in accordance with § 225-110D.
[Added 3-19-2003 by Ord. No. 5-03]
E.
Landscaping. All minor and major subdivision applications
shall be accompanied by a landscape plan prepared by a licensed landscape
architect that addresses the visual impact of the subdivision from
existing public roads, and from proposed roads within the subdivision,
and provides for landscaping consistent with the rural character of
the site or surrounding areas. Specific measures including, but not
limited to, plan notes, specifications, and typical drawings designed
to preserve and protect large trees shall be shown on the plan and
shall be carried out during the construction of all proposed improvements.
Trees or other vegetation approved as part of the landscape plan that
do not survive through two growing seasons following the installation
of subdivision improvements shall be replaced.
[Amended 5-16-2001 by Ord. No. 11-01; 3-15-2006 by Ord. No.
7-06]
F.
Bridle (equestrian) trails. Subdividers should, if
feasible, provide for and preserve existing bridle trails whenever
they traverse a site or a portion thereof. Where preservation of an
existing trail alignment poses practical difficulties for future lot
utilization, the trail should be realigned whenever possible, so as
to maintain the integrity of the trail.
G.
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 six inches of cover
to all areas of the subdivision and shall be stabilized by seeding
or planting.
H.
Renewable energy sources. The Board may, in its discretion,
require that buildings or structures use renewable energy sources.
I.
Plumbing and sewage disposal system. Existing Township
Plumbing and Individual Sewage Disposal System Codes and other such
codes as may from time to time be passed by ordinance shall be complied
with.
J.
Public utilities. All public utility improvements
shall conform to the applicable state standards.
(1)
Location of easements. Wherever the utility is not
installed in the pubic right-of-way, an appropriate utility easement
shall be provided. Such easements shall be located along property
lines or elsewhere in consultation with the companies or Township
departments concerned. Even though construction may not be anticipated
in a proposed new development, provision should be made so that easements
will be available should they be needed in the future.
(2)
Underground installation. In any subdivision, all
utilities and their service lines, including electric, telephone,
gas and water, and lines to serve cable television and satellite antenna
receivers shall be installed underground and in accordance with the
specifications and applicable tariff provisions of the appropriate
utility. Where road widths permit, utilities should be placed in the
right-of-way outside of the paved roadway.
K.
Blocks. Block length, width or acreage within bounding
streets shall be such as to accommodate the topography and area, yard
and parking requirements of this chapter and to provide for convenient
access, circulation, control and safety of road traffic.
L.
Lots.
(1)
Size. Lot dimensions and area shall not be less than
the requirements of the zoning district in which the property is situated,
except in accordance with provisions for lot averaged subdivisions
in the RR Rural Residential Zone.
[Amended 11-3-2004 by Ord. No. 22-04]
(2)
Sidelines. The side lot lines of each lot shall be
at right angles to an existing or proposed straight road or radial
to an existing or proposed curved road.
(3)
Lot frontage. The minimum lot frontage shall be as required in each zoning district as set forth in Part 3, Zoning, of this chapter.
(4)
Lines on widened roads. Where extra width has been
dedicated for widening of existing roads, lots shall begin at such
extra width line, and all setbacks shall be measured from such line.
(5)
Adverse natural conditions. Where there is a question
as to the suitability of a lot or lots for their intended use due
to factors such as rock formations, water conditions, topography or
similar circumstances, the Board may, after adequate investigation,
withhold approval of such lots.
(6)
Rectangular shape. Each lot shall be rectangular in
shape so far as is possible.
M.
Survey monuments. Survey monuments shall be installed
in compliance with the requirements of N.J.S.A. 46:23-9.11(q), as
amended and supplemented.
A.
Roads. Except as modified by the special area standards set forth below, roads and other site improvements installed as part of an approved subdivision plan shall be designed and constructed in accordance with the state standards and the applicable provisions of Chapter 346, Streets and Driveways, of this Code.
B.
Plans for all roads shall be prepared and submitted in accordance with Chapter 346, Streets and Driveways, of this Code.
C.
Relationship to adjoining roads. The arrangement of
roads now shown on the Master Plan or Official Map shall be such as
to provide for the appropriate extension of existing mapped or potential
roads. Consistent with N.J.A.C. 5:21-4.8 of the state standards, new
subdivisions that adjoin or include existing roads that do not conform
to widths as shown on the Master Plan or Official Map or the road
width requirements of the state standards shall dedicate additional
width along either one or both sides of said road. If the subdivision
is along one side only, 1/2 of the required extra width shall be dedicated.
D.
Right-of-way width. The right-of-way width shall be
measured from lot line to lot line and, whether a public or private
road, the right-of-way width shall be consistent with that specified
for the street type as set forth in the state standards.
E.
Access. Each lot shall have adequate access to a road.
[Amended 11-3-2004 by Ord. No. 22-04; 10-17-2007 by Ord. No.
12-07]
F.
Cul-de-sac. An improved turnaround shall be provided
at the end of a public or private dead-end road (cul-de-sac). The
turnaround shall be designed in accordance with the state standards,
but the level of improvements shall be consistent with that of the
road of which it is a part, in accordance with the special area standards
if located in the Watershed Overlay Zone, or the state standards if
located outside the Watershed Overlay Zone. The cul-de-sac turnaround
shall be tangent whenever possible to the right side of the road.
Where a parallel series of dead-end roads are proposed, the plan shall
provide easements for cross-connection of utilities. If the dead-end
road is of a temporary nature, the cul-de-sac turnaround shall have
provisions for reversion of the excess right-of-way to the adjoining
properties in the event the road could be extended.
G.
Road names. No road shall have a name which will duplicate
or so nearly duplicate in spelling or phonetic sound as to be confused
with the name of an existing road within the Township or within an
adjoining municipality. The continuance of an existing road shall
have the same name. All road names and changes in road names shall
be subject to the approval of the Township Committee. When approving
or disapproving a road name, the Committee shall give primary consideration
to the proposed name's relationship with local historical, geographical,
topographical or natural features of the site.
[Amended 3-20-2002 by Ord. No. 2-02]
H.
Road name signs. Road name signs shall be provided
and installed by the subdivider on all road intersections of the subdivision,
including intersections with existing roads outside of the subdivision.
Dead-end road signs shall be installed wherever applicable. The design
and location of all road signs shall be subject to the approval of
the Township Engineer.
I.
Off-street parking. Adequate off-street parking areas shall be provided for all uses, and the adequacy of provisions for such facilities shall be approved in advance by the Board. Off-street parking for residential uses shall conform to the state standards. The construction of private driveways, including off-street parking areas for single-family dwellings, shall be in accordance with Chapter 346. The construction of off-street parking for nonresidential uses shall conform to zoning regulations and site plan requirements.
J.
Numbers. Road numbers shall conform to the system
adopted by the Township Committee and shall have the approval of the
Township Engineer.
K.
Fire protection facilities for major subdivisions
and flag lots. All major subdivisions and any minor subdivision involving
the creation of a flag lot shall be served by a natural or man-made
water supply source for fire protection purposes. Where public or
private central water supply systems are not available or not capable
of being used for fire protection services, the subdivider shall comply
with the following criteria and standards:
[Added 10-5-1998 by Ord. No. 8-98; amended 10-17-2007 by Ord. No.
12-07]
(1)
Preliminary subdivision plans shall include provisions
for a fire protection water supply located and available within 1,850
feet of all building lots measured along the roadway. Where there
is a flag lot, the measurement shall be made to the building setback
line nearest to the proposed driveway. Acceptable sources for water
supply include lakes, streams, natural or man-made ponds, existing
or proposed man-made storage facilities including underground storage
tanks and swimming pools, all in accordance with the criteria and
standards listed below and the standards of the National Fire Protection
Association. Consideration shall be given to the recommendations of
the Fire Department and Township Engineer.
(2)
Where there are adequate water resources and favorable
topographic features on a site to develop a pond to provide water
storage for fire protection, provisions may be made for such a facility.
The minimum storage capacity for a pond shall be 120,000 gallons except
where the Board finds that this is not feasible because of topographic
or other site constraints.
(3)
Combined stormwater retention/fire protection ponds
are encouraged.
(4)
Underground water storage tanks shall have a capacity
of at least 30,000 gallons. Where more than one underground storage
tank is necessary in a development, the capacity of each tank shall
be at least 25,000 gallons.
(5)
All fire protection facilities shall be served by
an all-weather access lane and a suitable location for a Fire Department
pumper truck to draft water. Plans for ponds used for fire protection
shall include an all-weather access lane as well as a suitable location
for a pumper to draft water directly from the pond. Tanks installed
below ground level shall be located within the right-of-way of the
road or other suitable location, provided that all-weather access
shall be made available. Swimming pools used for fire protection purposes
shall be provided with adequate access in accordance with the requirements
of the Fire Department.
(6)
All underground storage tanks shall be covered with
at least three feet of earth. In areas of high water table, the tank
shall be installed with anti-flotation footings and straps. Based
upon the recommendations of the Fire Department, the Board may require
the installation of a permanent sign within the road right-of-way,
no greater than two square feet, to indicate the location of the tank.
(7)
All underground storage tanks shall be constructed
of fiberglass, concrete, or other noncorrosive materials and shall
be installed in accordance with the manufacturer's specifications.
All underground tanks shall include the following:
(a)
An access manhole.
(b)
Riser connections which shall be capable of
producing 1,500 gallons per minute for a minimum of 75% of the tank
capacity.
(c)
A refilling system in accordance with Fire Department
requirements.
(d)
A suction hydrant with six-inch NST threads
located at an elevation no higher than 12 feet above the bottom of
the tank.
(8)
Upon recommendations of the Fire Department and Township
Engineer, the Board may approve alternate arrangements for fire protection
such as dry water lines and hydrants installed close to active water
lines if, in their opinion, such arrangements would constitute an
acceptable source of water meeting the intent of this chapter.
(9)
The fire protection system shall be installed or constructed
and fully operational prior to the issuance of the first building
permit for a new dwelling in the subdivision.
(10)
The homeowners' association, if any, or property
owner shall be responsible for fire protection system maintenance
including but not limited to the maintenance of proper water levels
in water storage tanks or approved swimming pools and clear access
to fire protection facilities for the Fire Department.
L.
Recycling and solid waste requirements for new developments of multifamily residential units or commercial, institutional, government or industrial properties. Any application for subdivision approval for the construction of multifamily dwellings of three or more units, single-family developments of 50 or more units or any commercial, institutional or industrial development shall include a recycling plan that satisfies the requirements set forth in § 225-87.
[Added 4-16-2008 by Ord. No. 5-08]
A.
Applicability. The following provisions shall apply to all subdivisions of land within the Great Swamp Watershed Overlay Zone as designated in § 225-110 of this chapter. These standards are intended to modify the provisions of the state standards that would otherwise be applicable to development. Except as modified below, all other applicable provisions of the state standards shall apply to the design and construction of subdivision improvements.
[Added 10-21-2009 by Ord. No. 12-09]
B.
Private roads. In order to protect the Great Swamp
National Wildlife Refuge, lessen stormwater runoff, and encourage
the construction of new roads that are compatible with the rural and
historic character of Harding, it is the policy of the Township to
encourage narrow, low-impact private roads within the Watershed Overlay
Zone, consistent with the standards as set forth in N.J.A.C. 5:21-4.1(c)
as modified by Resolution 97-1 adopted by the New Jersey Site Improvement
Advisory Board, for streets termed "country lanes" (one lane and two
lanes). In any subdivision application involving the need for a road
within the Watershed Overlay Zone, the Board may permit and can require
the road to be a private road, in accordance with the country lane
standards referenced above, as follows:
(1)
When the road will serve no more than four lots, the
construction standards for the road shall be consistent with country
lane (one lane) standards as follows:
(a)
The road shall be graded to a width of at least
16 feet and shall be improved to a width of 12 feet with two-foot
shoulders on each side of the improved portion of the road.
(b)
If the road will exceed 500 feet in length,
it shall have one or more turnouts for passing within sight of each
other or a connecting public or private road, not more than 500 feet
apart. Turnouts shall be improved to a width of at least 18 feet and
shall have a minimum length of 25 feet with fifteen-foot tapers on
each end.
(c)
Road improvements shall be constructed in accordance
with the following requirements:
[1]
If the road (country lane - one lane) is proposed
to be paved, it shall be paved in conformance with the state standards
pavement specifications for rural streets.
[2]
Where the grade of a the road (country lane
- one lane) does not exceed 6%, the road may be gravel surfaced in
compliance with the following standards:
[a]
The base course shall consist of
dense-graded aggregate (DGA) conforming with the Standard Specifications
for Road and Bridge Construction of the New Jersey Department of Transportation
(NJDOT). The base shall be constructed to the thickness shown in the
following schedule:
|
Subgrade Category
|
Base Thickness
(inches)
| |
|---|---|---|
|
Good to excellent
|
4
| |
|
Medium
|
5
| |
|
Poor
|
7
|
|
All subgrades shall be considered "poor" unless
the applicant proves otherwise through CBR testing or field evaluation
of soil classification. Test results shall be reviewed by the Township
Engineer.
| ||
[b]
Construction shall conform with
Section 301 - Soil Aggregate Base Course and Dense-Graded Aggregate
Base Course of the Standard Specifications for Road and Bridge Construction
of the NJDOT.
[c]
The subgrade preparation shall
be approved by the Township Engineer prior to placement of base course
material.
[d]
The surface course shall consist
of No. 8 coarse aggregate conforming with the Standard Specifications
for Road and Bridge Construction of the NJDOT. The surface course
shall be one inch thick and shall be compacted as specified for the
base course.
[3]
Where a gravel-surfaced road (country lane -
one lane) intersects a street of higher order as set forth in the
state standards, the road shall be paved in conformance with the state
standards pavement specifications for rural streets a minimum distance
of 20 feet from the edge of pavement or curb of the higher order street.
[4]
Where the grade of a road (country lane - one
lane) exceeds 6%, the road shall be paved in accordance with the state
standards pavement specifications for rural streets.
(2)
When the private road will serve more than four lots,
the construction standards for the road shall be consistent with country
lane (two lanes) standards as follows:
(a)
The road (country lane - two lanes) shall be
graded to a width of at least 20 feet and shall be improved to a width
of 16 feet with two-foot shoulders on each side of the improved portion
of the road.
(b)
The road shall be paved in accordance with the
state standards pavement specifications for rural streets.
(3)
Additional road construction requirements.
(a)
Road grade and design criteria shall be in accordance
with the following standards:
|
Design Standard
|
Gravel
Road
|
Paved
Road
| |
|---|---|---|---|
|
Minimum grade
|
1%
|
0.5%
| |
|
Maximum grade
|
6%
|
12%
| |
|
Maximum grade within 50 feet of a street intersection
|
5%
|
5%
| |
|
Minimum center-line radius (feet)
|
100
|
100
| |
|
Minimum tangent length between reverse curves
(feet)
|
25
|
50
| |
|
Intersection curb radii (feet)
|
25
|
25
|
(b)
Minimum vertical curve length shall be established
in accordance with the 1990 AASHTO A Policy on Geometric Design of
Highways and Streets and based on a speed limit of 30 miles per hour.
(4)
If a private road serves one lot only, the Board may
waive requirements to improve the cul-de-sac turnaround unless the
Board determines that improvements are needed for public safety reasons.
The owner of the lot so served shall own title to the private road.
If a private road serves more than one lot, one of the lot owners
or an association of all users shall have title to the private road,
and ingress and egress easements shall be granted to all non-owner
users, and all users shall share equally in the cost of maintenance
and repairs, unless an agreement binding on all users provides to
the contrary. The provisions regulating such easements and agreements
shall be approved by the Board or, at its discretion, the Board Attorney.
