A. 
The subdivider shall observe the requirements of this article and principles of land subdivision in the design of each subdivision or portion thereof.
B. 
The subdivision plat shall conform to design standards that will 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.
C. 
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 an approval of subdivision plats. Where no Master Plan or Official Map exists, streets and drainage rights-of-way shall be shown on the final plat in accordance with Section 20 of Chapter 433 of the Laws of 1953[1] and shall be such as to lend themselves to the harmonious development of the Township and to enhance the public welfare in accordance with the following specific design standards of this chapter.
[1]
Editor's Note: See N.J.S.A. 40:55D-38 to 55D-41 and N.J.S.A. 40:55D-44.
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 so designed as to discourage through traffic.
C. 
A subdivision abutting arterial streets shall provide a marginal service road or reverse frontage with a buffer strip for planting or some other means of separation of through and local traffic as the Consolidated Land Use Board of Mansfield Township may determine appropriate.
[Amended 3-5-2020 by Ord. No. 2020-5]
D. 
The right-of-way width shall be measured to the lot lines and shall not be less than the following table listed below. In all cases they shall be of sufficient width and design to safely accommodate the maximum traffic, parking and loading needs and maximum access for fire-fighting equipment.
Name
Right-of-Way
(feet)
Cart-way
(feet)
Sidewalks Required
Parking Permitted in Right-of-Way
Limited access
200
Varies
No
No
Arterial
120
60
Yes
No
Minor arterial
87 to 99
46
Yes
No
Collector
66 to 85
46
Yes
Yes
Minor collector
60 to 66
40
Yes
Yes
Residential
50
34
Yes
Yes
Industrial
60
34
No
No
E. 
The right-of-way and cartway for internal streets in multifamily, commercial and industrial developments shall be determined on an individual basis and shall be subject to recommendation by the Township Engineer and approval by the Consolidated Land Use Board of Mansfield Township.
[Amended 3-5-2020 by Ord. No. 2020-5]
F. 
No subdivision showing reserve strips controlling access to streets shall be approved except where the control and disposal of land comprising such strips has been conveyed to the governing body under conditions approved by the Consolidated Land Use Board of Mansfield Township.
[Amended 3-5-2020 by Ord. No. 2020-5]
G. 
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 said road. If the subdivision is along one side only, 1/2 of the required extra width shall be dedicated.
H. 
Grades of arterial and collector streets shall not exceed 4%. Grades on other streets shall not exceed 10%. No street shall have a minimum grade of less than 1/2 of 1%.
I. 
Street intersections shall be as nearly at right angles as is possible and in no case shall be less than 60º. The block corners at intersections shall be rounded at the curbline with a curve having a radius of not less than 20 feet.
J. 
Street jogs with center-line offsets of less than 125 feet shall be prohibited.
K. 
A tangent at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.
L. 
When connecting street lines deflect from each other at any one point by more than 10º and not more than 45º, they shall be connected by a curve with a radius of not less than 100 feet of residential streets and 300 feet for arterial and collector streets.
M. 
All changes in grade shall be connected by vertical curves of sufficient length to provide a smooth transition and proper sight distance.[1]
[1]
Editor's Note: Minimum length charts for sag vertical curves and crest vertical curves are on file in the office of the Township Clerk.
N. 
Dead-end streets.
(1) 
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 not less than 50 feet and tangent whenever possible to the right side of the street.
(2) 
If a dead-end street is of a temporary nature, a similar turnaround shall be provided and provisions made for future extension of the streets 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.
P. 
The pavement thickness design shall, as a minimum, conform to the following schedule:
Subbase
Base Course
Surface Course
Soil Aggregate Type 2, Class A or B
(inches)
Bituminous Stabilized Base Course
(inches)
Bituminous Concrete Type FABC-1
(inches)
Minor arterial
4
6
2
Collector
*
6
2
Minor collector
*
5
2
Residential
*
5
2
Industrial
*
6
2
*NOTE: No subbase is required if the subgrade is approved by the Township Engineer. When required, a minimum thickness of two inches shall be provided.
Q. 
At the discretion of the Township Engineer, a developer may substitute deep lift paving for the above standards. In such cases, the design and installation shall be in accordance with the standards adopted by the Asphalt Institute and approved by the Township Engineer.
R. 
No certificate of occupancy shall be issued for a lot abutting a proposed street until the base course for said street has been installed.
All cement concrete sidewalks shall be at least four feet wide and four inches thick, except at driveway crossings where the sidewalks shall be increased to six inches thick. Sidewalks are to be placed within the right-of-way and on both sides of the street and shall be located one foot from the property and right-of-way line of the street. All cement concrete sidewalks are to be in accordance with the Standard Specifications for Road and Bridge Construction of the New Jersey State Highway Department.
[Amended 9-15-1987 by Ord. No. 1987-11]
Cement concrete curbs of six inches by eight inches by 20 inches with an eight-inch curb face shall be constructed on all arterial streets. Cement concrete curbs of six inches by eight inches by 18 inches with a six-inch curb face shall be constructed on all other streets. All cement concrete curbs are to be constructed of 4,500 pounds per square inch, twenty-eight-day comprehensive strength portland cement concrete with air entrainment between 5% and 10%.
Street and traffic signs shall be placed at each street intersection. They shall be four-way signs of such material, size, height and location as specified by the Township Engineer and in conformity with signs existing in the Township.[1]
[1]
Editor's Note: Standard details for regulatory signs are on file in the office of the Township Clerk.
[Amended 11-18-1986 by Ord. No. 1986-15]
Where any lot or parcel of land is submitted for approval as a major subdivision, which major subdivision has a side or rear yard lot line abutting an existing roadway, appropriate landscaping and screening shall be provided by the applicant along said roadway and shown as part of the landscape plan in accordance with the Tree Planting and Landscape Ordinance (§ 60A-1 et seq.).[1] The plan may consist of deciduous trees, evergreen trees and/or berms and be so located so as to screen the side and rear yards of the properties without obstructing sight distances.
[1]
Editor's Note: See Ch. 60A, Trees, Shrubbery and Landscaping.
Monuments shall be of the size and shape and set at the locations required by Chapter 358 of the Laws of 1953.[1]
[1]
Editor's Note: See N.J.S.A. 46:23-9.11.
A. 
No plan or portion of a plan of subdivision shall be approved where it is the intention of the owner or owners of the said subdivision to erect 50 or more houses thereon, and no construction permits shall be issued by the Construction Official until satisfactory proof is furnished the Consolidated Land Use Board of Mansfield Township that all housing units will be connected to a publicly or privately owned or operated water and sewer system of sufficient size to assure adequate water supply and sewage disposal. More specifically, home water supply systems and/or individual cesspools and septic tanks in such cases shall be prohibited.
[Amended 3-5-2020 by Ord. No. 2020-5]
B. 
All water mains shall be laid by the developer at his expense and house connections made thereto.
C. 
All water supplies and water treatment works shall comply with the rules and regulations established by the Department of Environmental Protection of the State of New Jersey, as amended and revised.
D. 
Water mains shall be sized for adequate delivery of pressure and volume, including fire flow. In general, the following policies shall be followed in determining the size of water mains:
(1) 
Lines whose primary function is and will be to serve adjacent property will be six inches.
(2) 
Lines which serve as feeder lines to several other streets should be eight inches and should be laid out to provide loops with other lines which enclose areas of not more than 1/4 of a square mile.
(3) 
Lines which provide the main feed from present or future sources of supply or storage shall be 12 inches or larger and shall be laid out so as to form loops with other lines which enclose not more than one square mile.
(4) 
Lines whose only purpose is to serve abutting properties and to which there is no fire hydrant connected and which do not serve more than four residences may be four inches if specifically approved by the Township.
E. 
In any event, the Township shall decide upon the size of lines to be used, and the above general criteria are set forth only as a guide to the subdivider. A blowoff shall be provided beyond the last connection.
F. 
In general, criteria affecting valve and hydrant locations shall be that not more than one hydrant is affected by shutting off any one section; hydrants are located within 600 feet along street lines of any property in the subdivision; not more than three valves are necessary to shut off any one section; and the number of homes affected by shutting off any one section shall be limited to approximately 25.
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, and shall be constructed by the developer at his expense and house connections made thereto.
B. 
Sanitary sewer pipe shall be sized for full flow from the tract. The Township may require larger pipe sizes to accommodate future extensions.
C. 
Minimum grades at terminal runs of all sanitary sewer lines shall be 1%.
D. 
Manholes shall be placed at every point where the sanitary sewer line changes direction. The typical manhole spacing shall be 300 feet, but in no instance shall the spacing exceed 350 feet.
E. 
Prior to final approval by the Consolidated Land Use Board of Mansfield Township, the Township Engineer shall approve all sanitary sewer designs which will become a part of the Township facilities.
[Amended 3-5-2020 by Ord. No. 2020-5]
A. 
Computation of the rate of flow at any given location shall be based on the rational formula:
Q = CIA
Where
Q = Volume in cubic feet per second.
C = Runoff factor.
I = Intensity of rainfall in inches per hour.
A = Watershed area in acres.
In setting the value of the runoff coefficient "C," consideration will be given to the physical features of the drainage basin and the best available data on the future density of development of the drainage basin. In no case shall it be less than 0.33.
B. 
The intensity of the storm shall be based on the following:[1]
(1) 
As a minimum, a five-year storm shall be used where excess flow can continue downhill in the street without flooding adjoining properties.
(2) 
As a minimum, a ten-year storm shall be used at low points with a relief swale, or a twenty-five-year storm where carried in a pipe.
(3) 
As a minimum, all culvert designs shall be based on a twenty-five-year storm according to the data specified in § 50-55, Standard details and drawings.[2]
[2]
Editor's Note: The time of flow curves chart is on file in the office of the Township Clerk.
[1]
Editor's Note: A rainfall intensity table is on file in the office of the Township Clerk.
C. 
Storm sewer grades are to be such that a minimum velocity of 2.5 feet per second will be obtained with a pipe flowing 1/4 full. Drainage calculations shall be submitted for review by the Township Engineer for any and all storm sewer systems.
D. 
In general, the minimum pipe size shall be 15 inches in diameter. However, under special conditions for short runs, a size of not less than 12 inches in diameter may be permitted, but only after proper review by the Township Engineer. The location of inlets shall be located at street intersections to intercept stormwater prior to reaching pedestrian crossings; however, the spacing of inlets shall not exceed 400 feet. Generally, inlets shall be designed such that entrance capacity equals the computed gutter-line flow as determined by the use of Manning's formula. Where underdrains exit to inlets, the maximum spacing of inlets shall not exceed 300 feet, regardless of design conclusions. For the purpose of design; the average inlet entrance capacity shall be 0.95 cubic foot per second per foot of inlet length. Inlet castings shall have streamflow grates or approved equal. Where pipe sizes increase, the general practice shall be to keep the inside top of the larger pipe at the same elevation as the inside top of the smaller pipe. Except in special cases, minimum cover of the storm sewer is to be two feet. Concrete headwalls shall be constructed at the end of all storm sewers discharging into existing streams or channels. In case of excessive groundwater where instability of the road subbase would result, underdrains shall be constructed. A minimum six-inch diameter drain is to be used as directed by the Township Engineer.
[Amended 9-15-1987 by Ord. No. 1987-11]
E. 
A subbase outlet drain shall be constructed at each inlet in accordance with the data specified in § 50-55, Standard details and drawings.[3]
[3]
Editor's Note: Standard details for subbase outlet drains are on file in the office of the Township Clerk.
F. 
Detention ponds will be required in all major developments unless deemed unnecessary by the Township Engineer. Detention ponds shall be designed to limit the stormwater runoff after development to a controlled rate of flow equal to or less than stormwater runoff prior to development. The required storage in the basin should be for a twenty-five-year storm, with the outflow from the basin limited to a ten-year storm. Complete calculations for the basin should be supplied at the time the preliminary plan is submitted. These calculations should include runoff prior to development, runoff after development and complete calculations for the sizing of the basin, including the outfall pipe.
[Amended 9-15-1987 by Ord. No. 1987-11]
G. 
Headwalls and trash bars.
(1) 
Standard headwalls shall be installed on all pipes, and additionally, trash bars shall be installed on all pipes equal to or greater than 24 inches in diameter.
(2) 
At locations specifically approved by the Consolidated Land Use Board of Mansfield Township, flared end sections will be permitted in lieu of headwalls.
[Amended 3-5-2020 by Ord. No. 2020-5]
[Amended 9-15-1987 by Ord. No. 1987-11; 6-9-1988 by Ord. No. 1988-9]
A. 
Streetlighting shall be installed by the subdivider in locations approved by the Township Engineer.
B. 
The subdivider shall submit a plan to the Township Engineer indicating:
(1) 
The proposed spacing of the lights;
(2) 
The proposed fixtures;
(3) 
The fixture height above the cartway center line and luminaire extension from the pole;
(4) 
The isolux pattern for the footcandle intensity required, superimposed on the plan at each light location;
(5) 
The proposed pole material; and
(6) 
A statement that all Public Service Electric and Gas Co. construction standards shall be complied with.
C. 
The table set out below will be used by the Township Engineer in evaluating the subdivider's streetlighting plan. Luminaires provided are to have a medium semicutoff, Type II, light distribution.
Average Maintained Horizontal Illuminance in Footcandles Required at the Center Line of the Cartway
Street Description
(feet)
Type of Development
Pavement Width
Right-of-way Width
Rural Residential
Residential
Retirement
24
50
See note
--
--
34
50
See note
0.017
0.100
40
60/66
See note
0.017
0.100
NOTE: One light at all intersections and at each side of the center of the arc of roadway bends when the included angle of the center line is an isolux pattern that extends from the light along any one roadway center line with intensity of 0.034 footcandles at the center of the bend.
D. 
The Township will assume the operating expense for streetlights in a particular section when 75% of that section is occupied, unless ownership of the streetlights reverts to a homeowners' association or similar organization, whereupon the Township shall reimburse said association or similar organization for the cost of said lighting to the extent that payment for electricity is required (but not included is the installation or maintenance of lamps, standards, wiring or other equipment, and said reimbursement shall cover only those streetlights determined by the Township Engineer to be minimally necessary to comply with applicable standards and regulations, and in the event that the developer or the homeowners' association or similar organization elects to erect or install additional streetlights, the Township shall not be liable for reimbursement for the additional lights.
[Amended 10-14-1998 by Ord. No. 1998-9]
[1]
Editor's Note: Section 50-28, Environmental assessment report, was adopted 6-25-2008 by Ord. No. 2008-16, and was redesignated as § 27-30.4.1 by Ord. No. 2008-28, adopted 10-8-2008.
A. 
Blocks or the distance between street intersections shall not be less than 600 feet nor more than 1,000 feet in length except when the Consolidated Land Use Board of Mansfield Township may deem that existing conditions or special plan provisions warrant a variation from the requirement. Likewise, except where existing conditions or special plan provisions warrant variation, no block shall be less than 300 nor more than 400 feet in depth.
[Amended 3-5-2020 by Ord. No. 2020-5]
B. 
In blocks over 1,000 feet long, pedestrian crosswalks may be required in locations deemed necessary by the Consolidated Land Use Board of Mansfield Township. Such walkway shall be 10 feet wide and shall be straight from street to street.
[Amended 3-5-2020 by Ord. No. 2020-5]
C. 
For commercial, group housing or industrial use, block size shall be sufficient to meet all area and yard requirements for such use.
A. 
Lot dimensions and area shall not be less than the requirements of the Chapter 65, Zoning.
B. 
In areas where no public water supply or public sewer is available, the local Board of Health may require that test borings and percolation tests for each lot be made to determine the suitability of the soil to provide for the proper disposal of sanitary sewage. If, as a result of the Consolidated Land Use Board of Mansfield Township's review, it is deemed necessary, the size of the lot or lots shall be increased to the extent necessary.
[Amended 9-15-1987 by Ord. No. 1987-11; 3-5-2020 by Ord. No. 2020-5]
C. 
Insofar as is practical, side lot lines shall be at right angles to straight streets and radial to curved streets.
D. 
Each lot must front upon an approved street at least 50 feet in width, except lots fronting on streets described in ~ 50-19E. 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 Consolidated Land Use Board of Mansfield Township may, after adequate investigation, withhold approval of such lots or require remedial action before approval.
[Amended 3-5-2020 by Ord. No. 2020-5]
F. 
No single-family residential dwelling unit shall be permitted to front on an arterial, minor arterial or collector road, except for a minor subdivision fronting on an existing street.
G. 
Detention and retention basins and existing bodies of water shall not be used in the calculation of minimum lot area. Wetlands and wetlands buffers, floodways, floodplains and flood hazard areas may be used in the calculation of minimum lot area, provided that these features do not infringe into any required minimum yard area. Wetlands buffers on individual properties may be maintained by the lot owner in order to preserve the integrity of the wetlands delineation line.
[Amended 5-23-1990 by Ord. No. 1990-16]
H. 
Lot frontage shall be measured and defined as that distance between the side lot lines measured along the street line. On curved alignments, the lot frontage at the street line may be reduced but shall not be less than 75% of the required minimum lot frontage. Lot width shall be measured at the building setback line, which line shall be established at the front yard setback distance for that zone. Lot width shall not be less than the frontage requirements for that particular zone as set forth in the Schedule of Area, Lot and Bulk Requirements of the Chapter 65, Zoning.
Easements shall be required to facilitate the maintenance and repair of utility lines, whether pipe or wire. General easements may be provided for overground facilities. Underground facilities shall be suitably located within a public right-of-way or in the center of an easement not less than 15 feet wide. As far as it may be reasonable, utility lines shall coincide with property lines.
[Amended 3-5-2020 by Ord. No. 2020-5]
In order to promote public safety, a primary design criterion shall be the separation of pedestrian traffic and vehicular traffic. To this end, subdivisions shall be designed, wherever feasible, to provide for pedestrian walkways separated from vehicular use streets. The location, width and construction of such walkways shall be subject to the approval of the Consolidated Land Use Board of Mansfield Township and the Township Engineer. Sidewalks shall be constructed and lighting shall be installed prior to occupancy. Prior to final approval for any section, the responsibility for the construction, operation, maintenance and liability for these walkways shall be clearly established. Grade separated pedestrian crossings shall be provided across primary roads at points required by the Consolidated Land Use Board of Mansfield Township.
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.
When a proposed single-family or multifamily dwelling unit is to be built on a concrete slab, a grading plan shall be submitted, showing positive drainage away from the dwelling.
[Amended 9-15-1987 by Ord. No. 1987-11]
Any house for which a basement or cellar is proposed shall provide for a sump pump if deemed necessary by the Building Code Official or the local Board of Health, after consultation with the Township Engineer. The sump pump shall pump groundwater through a pressure line and discharge directly into an approved storm drainage system or an extension of the storm drainage system bordering on the lot, if available. The extension of the storm drainage system shall be located between the curb and the sidewalk if the discharge is to be made in front of the property and shall be in accordance with the specifications of the Township Engineer. The construction of the basement floor, the groundwater collection system and the sump pump installation shall be in accordance with the requirements of the Construction Code Official. Any deviation from this shall be approved by the Construction Code Official and the Township Engineer.
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. Under no circumstances shall any soil or earth be sold or otherwise removed from the site, unless application is made and approval granted.
Natural features, such as trees, brooks, hilltops and views, shall be preserved whenever possible in designing any subdivision containing such features.
[Amended 5-23-1990 by Ord. No. 1990-14]
A. 
Developers required to construct recreation facilities shall conform to specifications and standards adopted under the specific facilities.
B. 
Actual size, placement and other specifications of recreation facilities to be developed shall be recommended by the approving body after negotiations with the developers.
C. 
Preliminary subdivision and/or site plans shall indicate location and specifications of all recreation facilities to be constructed and metes, bounds and acreage of the recreation area(s).
D. 
Recreation facilities shall be fully bonded.
E. 
If the recreation facilities are required to be built within the project:
(1) 
Such facilities shall be built prior to the issuance of the fifty-percent building permit or prior to any contiguous residential units.
(2) 
A four-foot by eight-foot sign shall be erected on the recreation site, stating "Future Recreation Facilities."
F. 
Unless waived by the approving body, all facilities, except playgrounds, shall be lighted in accordance with the following guidelines:
(1) 
Ballfields.
(2) 
Basketball courts.
(3) 
Tennis courts.
(4) 
Hockey courts.
[Added 5-23-1990 by Ord. No. 1990-14]
The intent of these standards is to promote the development of safe, attractive and well-maintained recreational facilities in Mansfield Township. These standards should be considered as general guidelines only.
A. 
General standards.
(1) 
In all cases, storm drainage computations shall be performed in accordance with existing regulations as outlined in this chapter, including calculation of flows, sizing of facilities and provision for stormwater detention.
(2) 
Grading of recreational facilities shall be performed in accordance with accepted engineering standards, as well as with recommended standards for the specific athletic facility in question. All grading shall be subject to review and approval by the Township Recreation Director.
(3) 
All stormwater collection and conveyance facilities shall be designed in such a fashion that interference with the safety and function of the facility is minimized. Under no circumstances are storm drainage structures, except for underground pipes, to be located within playing areas. Wherever possible, structures such as inlets, headwalls and flared end sections should be located at least 10 feet from the defined limit of any play area or the required fence line, whichever is greater.
(4) 
The stormwater management plan of a multipurpose recreational facility should be designed so that stormwater runoff is intercepted and conveyed to a discharge point as efficiently as possible to minimize overland flow.
B. 
Open channel system.
(1) 
Wherever possible, within the recreational complex, swales should be used as a means of conveying stormwater to minimize construction costs and maintenance liability.
(2) 
Side slopes of drainage swales should be no steeper than 10 to one.
(3) 
A minimum longitudinal grade of 1% shall be maintained to preclude ponding in swales.
(4) 
Culverted pedestrian walkways should be provided, as necessary, to facilitate pedestrian circulation during wet weather.
C. 
Pipe systems.
(1) 
If required, due to the close proximity of playing fields and the resulting lack of area for construction of swales, the construction of piped storm drainage systems may be necessary.
(2) 
All storm sewers within recreational facilities shall be designed for highway loading, since they may be exposed to heavy construction and maintenance vehicle traffic.
(3) 
Exposed drainage structures shall be located as far as possible from playing areas to minimize tripping and falling hazards.
[Added 5-23-1990 by Ord. No. 1990-14]
A. 
Playgrounds.
(1) 
A minimum depth of 12 inches of loose surfacing (sand, pea, gravel, bank, etc.) shall be placed under all equipment, extending at least six feet in all directions around equipment. Underdrains shall be provided, if required by the Township Engineer.
(2) 
The playground shall consist of equipment as specified by the Department of Parks and Recreation.
(3) 
The spacing and installation of the equipment shall conform to guidelines addressed in A Handbook for Public Playground Safety, Volumes I and II, United States Consumer Products Safety Commission, 1981, and any subsequent updates.
B. 
Tennis courts.
(1) 
All tennis courts shall be regulation size and shall be oriented on a north-south axis. The blacktop and color coating shall be extended one foot beyond the fence line.
(2) 
The courts shall be enclosed with a ten-foot-high, eleven-gauge free-vinyl-coated galvanized chain link fence. The bottom of the fencing shall be a uniform one inch from the court surface at all locations. Line posts are to be a minimum two-and-one-half-inch-outside-diameter terminal posts or a minimum three-inch outside diameter with brace assembly, and the top and bottom rail a minimum one-and-five-eighths-inch outside diameter. Posts shall be evenly spaced no further apart than 10 feet on center and shall provide at least 36 inches setting in concrete. Gate openings shall be not less than seven feet wide, with a double door.
(3) 
Tennis courts shall be in a true plane and graded side to side with a cross slope of 1%.
(4) 
The courts shall be four inches of bituminous stabilized base course on a properly prepared subgrade acceptable to the Township Engineer; a one-and-one-half-inch-thick FABC-1 leveling course; and a one-inch SP-1 top course coated with a two-colored sealer as approved by the approving body. The sealer shall be Monsey-Decoralt or an equivalent approved by the Township Engineer. Underdrains and granular subbase may be required as determined by the Township Engineer.
(5) 
The courts shall be lined in accordance with the rules of the United States Lawn Tennis Association. The paint shall be white line paint by Monsey-Decoralt or an equivalent approved by the Township Engineer.
(6) 
Tennis court nets shall be nylon as manufactured by Gametime No. 329 or an equivalent as approved by the Township.
(7) 
Tennis posts shall be baked-on enamel with enclosed ratchets as manufactured by Chevron or an equivalent approved by the Township. Posts shall be set in concrete.
(8) 
An eight-foot aluminum bench with back support shall be located near each gate entrance and be accessible from the walk. The benches shall face the courts and shall be Model Number 881 manufactured by Gametime or an equivalent as approved by the Township.
(9) 
Signs shall be located on each court, identifying the court number, rules and regulations. The sign material, size, color, location, method of fastening, lettering and message content shall be as specified by the Township.
(10) 
Deciduous trees shall not be planted closer than 20 feet to a tennis court fence. All existing trees shall be trimmed to prevent overhanging branches.
(11) 
Lighted tennis courts shall provide a minimum of 30 footcandles maintained average in the court area at grade level, using metal halide lamps. Every two courts shall be on a separate electrical control system. Each control system will consist of an astronomical-dial time clock; a waterproof push-bottom surface-mounted station limited to turning the light on only, with provision for padlocking; and a watertight cast-aluminum meter cabinet, with a manual on/off switch and provision for a key lock. The meter cabinet shall be baked green enamel. Poles shall be Corten Steel, self-weathering, except that aluminum poles shall be used when the poles are located on the playing surface.
(12) 
Tennis courts shall be designed with three poles along each side of the court.
C. 
Basketball and hockey courts.
(1) 
The dimensions of the paved basketball court area shall be a minimum of 60 feet by 94 feet and larger, 74 feet by 108 feet if the same court is to be used for hockey. Courts shall be oriented on a north-south axis.
(2) 
The court shall be enclosed with a four-foot-high, eleven-gauge green vinyl-coated galvanized chain link fence, subject to all of the specifications of Subsection B(2). The fencing shall be located at the edge of the paved area and shall be one inch off the surface.
(3) 
The courts shall be four inches of bituminous stabilized base course on a properly prepared subgrade acceptable to the Township Engineer and a one-and-one-half-inch-thick FABC-1 top course. Courts shall be in a true plane and graded side top side with a cross slope of 1%.
(4) 
The basketball courts shall be lined with two-inch-wide painted white lines, with court dimensions of 50 feet by 84 feet as measured from the inside of the court lines. All other line locations shall be in accordance with standard design practice as approved by the approving body.
(5) 
Basketball posts shall be Gametime 233 goals and nets are to be Gametime 423, and the backboard shall be Gametime 853 or the equivalent for all items if approved by the Township.
(6) 
Lighted courts shall be as specified in Subsection B(11).
(7) 
A bench for each court shall be included as specified in Subsection B(8).
(8) 
If required by the approving body, curbing shall be placed around the court perimeter to enable the courts to be used for ice-skating. Specifications shall be determined by the Township Engineer.
(9) 
The court shall be enclosed with a four-foot-high, eleven-gauge green-vinyl-coated galvanized chain link fence. The bottom of the fence shall meet the court surfacing. The remainder of fencing shall be subject to all of the specifications of Subsection B(2).
(10) 
The courts shall be four inches of bituminous stabilized base course on a properly prepared subgrade acceptable to the Township Engineer and a one-and-one-half-inch-thick FABC-1 top course. The blacktop shall extend one foot beyond the fence line. Courts shall be in a true plane and graded side to side with a cross slope of 1%.
(11) 
The courts shall be lined with two-inch-wide painted white lines. All line locations shall be in accordance with stand-design practice as approved by the Township.
(12) 
Play equipment shall be as specified by the Township.
D. 
Baseball fields.
(1) 
All baseball fields will be designed and constructed based on Building a Little League Diamond, Little League, Inc., and any subsequent updates. The approving body may specify altered dimensions for baseball and softball fields.
(2) 
The entire infield shall be skinned within a radius measuring 95 feet from the front center of the pitcher's plate.
(3) 
The infield area shall contain infield mix equal to or better than Best Top as furnished by Jesse Morie and Son, Inc.
(4) 
Construction of the infield shall be as follows: The skinned subbase area should be graded to within four inches of finished grade and to a point 10 feet beyond the baselines and home plate. The infield area, from the edge of the pitcher's mound to the base paths, should not have more than a one-percent grade. Stones should be removed and a soil sterilizer applied. The base should be lightly scarified and infield mix applied uniformly to a depth of six inches, and then matt dragged to a smooth level grade. Lastly, the skinned area should be moistened with a fine spray to a depth of 1 1/2 inches and rolled to a uniform smooth surface.
(5) 
The pitcher's plate and home plate shall be Sav-A-Pitch, and the home plate shall be Sav-A-Leg as manufactured by Robert Sisco Association or its equivalent as approved by the Township.
(6) 
The backstop shall be constructed in the following manner:
(a) 
The backstop shall be located a minimum of 25 feet behind home plate. It shall consist of two panels each 12 feet high by 10 feet wide behind the catcher's position with wings 12 feet high by 10 feet wide on both sides. Overhang sections, 10 feet wide by six feet high, shall be over the back and wing panels. It shall be made of 9-gauge chain link fencing with top, center and bottom rails. The design and construction shall be equivalent to an extra-heavy-duty hardball backstop manufactured by Quality Industries (No. H12201-66).
(b) 
Knuckled sideline fencing eight feet high and 30 feet long with bottom rails shall be installed parallel to the first and third base lines. On each side, there shall be a four-foot opening after the first twelve-foot section that is followed in a straight line by the remaining 18 feet of fencing.
(c) 
It may be required by the approving body that the entire field is enclosed by chain link fence. If this is required, the outfield fence shall start after the 40 feet of sideline fencing and shall be four feet high. There shall be a ten-foot no-grass space just inside the outfield fence that shall be excavated to four inches deep, sterilized and filled with infield mix or an equivalent as approved by the Township.
(7) 
All upright pipes are to be three inches outside diameter. All crossbars and braces are to be 1 5/8 inches, outside diameter. All upright pipes shall be set three feet into a concrete foundation 12 inches in diameter and 42 inches deep. All pipes shall be standard weight Schedule 40. All materials shall be galvanized, and all crossbars and bracing shall face away from the playing area.
(8) 
The pitcher's mound and batter's box shall be constructed in the following manner:
(a) 
The height and dimensions of the pitcher's mound will be specified by the approving body and shall contain mound mix, equal to or better than Morie mound clay as furnished by Jesse Morie and Son, Inc. The mound clay shall be applied to the pitcher's mound area in layers of approximately seven-inch increments, wetting lightly and then tamping into place. This shall be continued until the specified dimensions are attained.
(b) 
The batter's box on each side of home plate shall be excavated to a depth of eight inches, with the sides of the dugout straight and the bottom uniform. Morie mounted clay or an equivalent material shall be applied in two equal layers, moistened and tamped firm between layers. The clay shall be brought to a level within two inches below the baselines. At that point, a rubber doon mat shall be installed and then covered with a blend of infield mix and mound mix, tamped until firm.
(9) 
Where possible, softball and baseball fields shall have a field orientation with the line from home plate through second pointing north-northeast.
(10) 
Outfield distances shall not be less than 300 feet from home plate.
(11) 
Off-street parking shall be provided if required by the Township.
(12) 
The athletic field shall be constructed in the following manner:
(a) 
The drainage design shall be in accordance with ~ 50-39.1, Storm drainage standards for recreation facilities.
(b) 
In the area under construction, all trash and stones shall be removed and the area shall be brought to grades shown on the approved plans. Any topsoil moved during the course of construction shall be redistributed so as to provide at least six inches of cover. Where additional fill is required to bring an area to grade specifications, a sample shall be submitted to the Township Engineer for approval prior to adding to the site.
(c) 
The area to be seeded shall receive lime and fertilizer. Types of fertilizer and lime used and rates of application shall be determined by a soil analysis and approved by the Township Engineer.
[1] 
In preparation of the seedbed, all areas shall be tilled to a minimum depth of six inches with tillage equipment approved by the Township Engineer.
[2] 
Following tillage, lime and fertilizer shall be incorporated into the soil to a minimum depth of six inches in a manner and with equipment that is approved by the Township Engineer.
[3] 
Starter fertilizer shall be applied and worked in to a depth of one inch maximum with a suitable tool.
(d) 
Seed for each area should be applied in two applications, with the second application made at a right angle to the first. Hydroseeding is acceptable but lime, fertilizer and mulch should not be mixed with the seed. The type of equipment to be used should be specified, and the method of covering and firming the seed in contact with the soil should be outlined. The seed mixture shall be 80% tall fescue, 10% rye grass and 10% bluegrass or upgraded varieties suitable for athletic fields.
(e) 
Mulching of the areas seeded is required. Hydromulching, hay or straw are acceptable. The kind, quality and rate of application need to be approved by the Township Engineer.
(f) 
Repair. Areas that do not show an acceptable stand of desirable turf grass plants per square foot three months after seeding shall be reseeded at the contractor's expense.
(g) 
Maintenance.
[1] 
Watering. The contractor shall be responsible for any necessary irrigation to secure adequate germination and initial establishment until the work has been accepted.
[2] 
Mulch removal. Mulch shall be removed from all seeded areas, if necessary, by the contractor at any time prior to first cutting, as requested by the Township Engineer.
[3] 
Cutting. The contractor shall be responsible for the mowing of the grass prior to acceptance.
(h) 
Prior to proceeding with any of the above items, inspections by the Township are required at the following times:
[1] 
Installation of the drainage system, if required.
[2] 
Grading of the site to ensure adherence to plans.
[3] 
Preparation of the seedbed, which includes approval of fertilizer, lime, seed and mulch as well as equipment to be used.
[4] 
Prefinal inspections to assess the initial stand of turf grass plants.
[5] 
Final inspection, which includes inspecting the fencing, parking facility, backstop, benches and any other required amenities.
(13) 
Two permanent fifteen-foot aluminum players' benches per field shall be provided as manufactured by Mexico Forge No. 157-115 or the equivalent, as approved by the approving body. Six inches of infield mix shall be applied from the fence to one foot past the benches and one foot beyond the length of the benches.
(14) 
One portable all-aluminum bleacher, five rows, 15 feet, which seats 50, shall be provided as manufactured by Gametime No. 2342 or equivalent as approved by the Township.
(15) 
First priority shall be given to designating separate fields with no overlap. Where overlapping occurs, there shall be not less than 10 feet between the baseball infield area and the soccer-football playing area. The applicant shall provide one pair of removable combination football-soccer goals with nets, sleeves and caps as manufactured by Mexico Forge No. 901-000 and No. 920-080 or an equivalent approved by the Township.
(16) 
Lighted baseball fields shall provide a minimum of thirty-footcandle maintained average for the infield and a twenty-footcandle maintained average for the outfield. Corten Steel self-weathering poles or aluminum poles and metal halide lamps shall be used.
E. 
Softball, football and soccer fields.
(1) 
All softball, football and soccer fields shall be subject to Subsection D(12) and to the Field and Facility Specification Guide, 1984, published by the Amateur Softball Association, and any subsequent updates.
(2) 
The entire field shall be skinned within a radius measuring 60 feet from the center of the pitcher's plate.
(3) 
There will not be any pitcher's mound.
(4) 
Outfield distances shall be 275 feet minimum from home plate.
(5) 
The distance between bases will be 60 feet or such other dimension specified by the approving body.
(6) 
The distance of the backstop from home plate shall be a minimum of 25 feet or a maximum of 30 feet.
(7) 
Lighted softball fields shall provide a minimum of a twenty-footcandle maintained average for the infield and a fifteen-footcandle maintained average for the outfield. Corton Steel self-weathering poles or aluminum poles and metal lamps shall be used.
(8) 
The standards set forth in Subsection D(15) shall be followed, where applicable.
(9) 
Portable bleachers, a pitcher's plate and home plate and players' benches shall be supplied by the applicant as specified in the appropriate sections.
F. 
Other recreation standards.
(1) 
All recreation facilities shall be designed with minimum grades to facilitate access by people with handicapping conditions.
(2) 
Concrete or bituminous sidewalks, not less than four feet wide, shall be constructed to connect recreation facilities with adjacent parking lots and residential sidewalks. Buffer trees and maintenance-free ground cover shall be placed in the open space access area when the sidewalk is contained in an open space access less than 50 feet wide and is between residential lots. Such sidewalks shall be constructed to the actual playing facility and spectator areas.
(3) 
Four-inch-thick concrete pads shall be placed under the benches and picnic tables and extend four feet out on the three sides and one foot to the rear to provide a stable area for wheelchairs, to reduce lawn maintenance and to provide a continuous connection to the walkways.
(4) 
Evergreen buffer plantings shall be provided wherever necessary to create a visual and noise barrier between adjacent residential dwellings.
(5) 
Landscaping of recreation sites shall be with maintenance-free ground cover as approved by the Township.
(6) 
All facilities shall be designed in accordance with barrier-free design regulations.
(7) 
The following specific standards shall be followed for designing facilities to meet the needs of handicapped persons:
(a) 
Handicapped parking stalls with ramps shall be provided.
(b) 
Barrier-free routes of travel with no obstructions and minimal grade changes shall be provided.
(c) 
Plantings next to walkways shall be a species selected that will not interfere with handicapped travel.
(8) 
All routes of travel, pedestrian and vehicular, shall be illuminated wherever use after dark is anticipated. Lighting intensity and design shall be approved by the Township Engineer.
(9) 
The quantity and location of gate openings shall be as determined by the approving body. Gate handles shall be located 32 inches from the ground, and sixteen-inch high metal kickplates shall be provided across the entire width of gates.