[Amended 8-6-1982 by Ord. No. 15-1982; 5-6-1983 by Ord. No. 6-1983]
The subdivider shall comply with the following requirements and principles of land subdivision and all requirements of the Zoning Ordinance as may be applicable thereto in the design of each subdivision or portion thereof.
The subdivision plat shall conform to design standards that will encourage good development patterns within the Township. The streets, drainage rights-of-way, school sites, public parks and playgrounds shall be shown on the final plat in accordance with N.J.S.A. 40:55.1.20 and shall be such as to lend themselves to the harmonious development of the Township and enhance the public welfare in accordance with the following design standards.
A. 
General. All materials, equipment and methods of construction shall conform to the Standard Specifications for Road and Bridge Construction of the New Jersey Highway Department, 1961. Each stage of the construction must be approved by the Engineer prior to commencing the next stage. The Engineer shall be notified at least one working day prior to the start of any stage.
(1) 
Subgrade. The subgrade shall be in proper finished condition, conforming to the proper line and grade and free of any soft spots or other deficiencies. The subgrade shall be tested by running a roller of a weight at least equal to that to be used in the paving operation over the entire subgrade. If the deformation of the subgrade is excessive in the opinion of the Engineer, the subgrade must be stabilized in a manner satisfactory to the Engineer. Adequate underdrains shall be constructed where the normal groundwater level is within two feet of the surface of the subgrade.
(2) 
Subbase course. If the subgrade has a CBR value of 10 or greater as determined by the American Society for Testing and Materials method for Bearing Ratio of Laboratory-Compacted Soils (ASTM Designation D1883), no subbase course is required. Soils of Type A-1, A-2-4 and A-2-5 of the American Association of State Highway Officials Classification System for Soils (AASHO Designation M145) will not normally require a subbase course. Subgrade soils of other types will normally require a subbase course of soil aggregate Type 2, Class A or B, four inches minimum thickness to provide the required CBR value.
(3) 
Base course. All minor streets shall have a macadam base course, five inches thick. All collector and arterial streets shall have a macadam base course, six inches thick. Where a subbase course is required, an inverted choke layer of screenings two inches thick shall be placed prior to the construction of the base course.
(4) 
Surface course. The surface course shall be bituminous concrete surface course, hot-mixed, Type FABC-2, three inches thick. A prime coat of asphaltic oil shall be applied to the base course prior to the construction of the one-and-one-half-inch-thick bottom course. The one-and-one-half-inch-thick top course shall not be constructed until at least one year after the completion of the bottom course; however, temporary paving shall be placed around all manholes, valve boxes, inlets, etc., immediately after the construction of the bottom course. A tack coat of asphaltic oil shall be applied to the bottom course prior to the construction of the top course.
(5) 
Test cores. Prior to the construction of the top course, but at least six months after the construction of the bottom course, one core sample for each 2,000 square yards of paving shall be taken at points designated by the Engineer. The contractor shall cut the core with a coring machine, jack hammer or other means approved by the Engineer. One core from every 10,000 square yards shall be analyzed by an approved testing laboratory and the results submitted to the Engineer. Any deficiencies shall be corrected prior to the construction of the top course.
B. 
Minor streets shall be so designed as to discourage through traffic.
C. 
Subdivisions abutting arterial streets or county and state highways shall provide a marginal service road.
D. 
The right-of-way width shall be measured from lot line to lot line.
E. 
No subdivision shall show strips controlling access to streets.
F. 
Subdivisions that adjoin or include existing streets that do not conform to widths as shown on 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, one-half (1/2) of the required extra width shall be dedicated.
G. 
Grades of arterial and collector streets shall not exceed 4%. Grades on other streets shall not exceed 7%. No street shall have a minimum grade of less than twenty-five hundredths percent (0.25%).
H. 
Street intersections shall be as nearly at right angles as is possible and in no case be less than 60°. The block corners at intersections may be rounded.
I. 
Street jogs with center-line offsets of less than 200 feet shall be prohibited.
J. 
A tangent at least 100 feet long shall be introduced between reverse curves or on arterial and collector streets.
K. 
When connecting street lines deflect from each other at any one point by more than 10° and not more than 45°, they shall be connected by a curve with a radius of not less than 300 feet for minor streets and 1,000 feet for arterial and collector streets.
L. 
All changes in grade shall be connected by vertical curves of sufficient length to provide a smooth transition and proper sight distance.
M. 
No street shall have a name which will duplicate or so nearly duplicate as to be confused with the names of existing streets. The continuation of an existing street shall have the same name. All street names shall be subject to the approval of the Pemberton Township Planning Board.
N. 
Monolithic portland cement concrete curb and gutter and portland cement concrete sidewalks shall be constructed in all major subdivisions and shall conform to the standard specifications and drawing PTCS No. 6.
(1) 
Curb and gutters at intersections are to be constructed on a curve having a minimum radius of 12 feet.
(2) 
Where block corners have been rounded, the inside line of the concrete sidewalk shall be constructed on a curve parallel with the property line.
O. 
The developer shall plant deciduous trees of not less than one and three-fourths (1 3/4) inches caliper at fifty-foot intervals on the property line. All trees shall be of a quality in accordance with the American Standard for Nursery Stock. All trees are to be planted in accordance with the standard specifications. The species of tree shall conform to the specifications on drawing PTCS Nos. 1 and 2.[1]
[1]
Editor's Note: The drawings referred to are on file in the office of the Township Clerk.
P. 
Embankments shall be constructed in accordance with the standard specification.
Q. 
In all major subdivisions, the developer shall provide and install a new four-way street name sign at every intersection. Such signs shall be mounted on a two-and-three-eighths-inch outside diameter, galvanized steel pole which shall be placed not less than three feet below ground level and shall extend approximately seven feet above ground level. Such poles shall be securely anchored in a concrete base below ground level and the amount of concrete shall be not less than one cubic foot.
(1) 
Nameplates: extruded aluminum not less than ninety-one thousandths (.091) inch in thickness, approximately six and three-fourths (6 3/4) inches in height and not less than 18 inches in length.
(2) 
Lettering (street names): white, reflectorized; four-inch standard alphabet, B series.
(3) 
Lettering (prefixes and suffixes): white, reflectorized; two-inch standard alphabet, C series.
(4) 
Color (street nameplates): translucent green baked-enamel background.
(5) 
Post caps: aluminum with self-locking slots.
(6) 
Brackets: aluminum with self-locking slots.
R. 
Within the Pinelands Area, each subdivision of 25 or more lots have two accessways.
[Added 8-6-1982 by Ord. No. 15-1982]
A. 
Blocks shall be identified by either numbers or letters, in consecutive order. Each section of blocks shall be identified as a separate entity.
B. 
Block length and width or acreage within bounding roads shall be such as to accommodate the size of lot required in the area by the Zoning Ordinance[1] and to provide for convenient access, circulation, control and safety of street traffic. Blocks will not be over 1,400 feet in length except upon approval by the Township Planning Board.
[1]
Editor's Note: See Ch. 190, Zoning.
C. 
In blocks over 1,000 feet long, pedestrian crosswalks will be required in locations deemed necessary by the Planning Board. Crosswalk areas shall be constructed following in general the designs suggested on drawing PTCS No. 5.
A. 
Lots shall be numbered in consecutive order for each block, starting with Lot No. 1. All lot sizes shall conform to the Zoning Ordinance of the Township of Pemberton.[1] Lot width shall be the distance as measured along the street line. Building setback lines as specified in the Zoning Ordinance are to be considered minimum. Setback distances may be greater than the minimum specified; however, setback lines shall be consistent throughout the subdivision.
[1]
Editor's Note: See Ch. 190, Zoning.
B. 
Insofar as is practical, side lot lines shall be at right angles to straight streets and radial to curved streets. Each lot must front upon an approved street.
C. 
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.
D. 
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, flood conditions or similar circumstances, the Planning Board may, after adequate investigation, withhold approval of such lots.
A. 
Where easements are required, they shall be at least 20 feet wide and located in consultation with the companies concerned or the Township Engineer.
B. 
Where a subdivision is traversed by a watercourse, drainageway channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse, and such further width or construction, or both, as will be adequate for the purpose.
C. 
Wherever a drainage ditch intersects any street, the subdivider shall install and maintain a chain link fence which is four feet in height, with concrete posts, and said fence shall cover the entire width of the ditch. The subdivider shall likewise install chain link wings from each end of said fence to his property line.
D. 
A welded wire mesh fence four feet in height shall be installed by the subdivider along each side of any drainage ditch whenever the difference in elevation between the top of the bank and the bottom of the ditch exceeds four feet. The subdivider shall likewise plant multifloral rose or similar plantings along the complete length of any such welded wire mesh fence.
E. 
The adequacy of design and the installation of the facilities required by this chapter shall be subject to inspection and approval of the Municipal Engineer.
F. 
Natural features such as trees, brooks, hilltops and views shall be preserved whenever possible in designing any subdivision containing such features.
The capacity of the proposed water plant and system shall be sufficient to supply the area to be served for home consumption, fire protection and industrial use. Provisions shall be made in the treatment of the water for the purification and removal of undesirable elements so that the water shall meet the standards of the State Department of Health for human consumption. In order to obtain approval for the installation of a community water plant and distribution system, the following information must be submitted to the Pemberton Township Planning Board and the Township Engineer for review and recommendation to the Pemberton Township Committee:
A. 
An engineer's report which shall include the following:
(1) 
Detailed plans and specifications for the construction of the proposed water supply and distribution system or modification of an existing supply system and water treatment plant.
(2) 
The present population to be served; the estimated population to be served; and the water consumption 10 and 25 years hence.
(3) 
The source of supply, either surface or from underground wells.
(4) 
A description of the pumping equipment.
(5) 
A description of the method of treatment.
B. 
Evidence of approval by the State Water Policy Commission of diversion rights.
C. 
Evidence of approval by the New Jersey State Board of Health of the proposed construction.
D. 
Evidence of approval by the Board of Public Utility Commissioners.
A. 
In order to obtain approval for the installation of a community sewage plant and/or sewerage system, the following information must be submitted to the Pemberton Township Planning Board and the Township Engineer for review and recommendation to the Pemberton Township Committee:
(1) 
An engineer's report which shall include the following:
(a) 
Detailed plans and specifications for the construction of the proposed sewage treatment plant and/or sewerage system and the basis for the design.
(b) 
The nature and extent of the area which it is proposed to sewer.
(c) 
The population to be served.
(d) 
The estimated per capita daily flow of sewage.
(e) 
The character of the sewage, either domestic, industrial or process waste.
(f) 
The nature of treatment to be used and the disposition of the effluent and other waste products.
(2) 
Evidence of approval of the New Jersey Department of Environmental Protection.
[Amended 8-6-1982 by Ord. No. 15-1982]
B. 
The sewers shall be designed to carry at least four times the average flow. Average flow shall be assumed to be 150 gallons per person per day, with each housing unit being occupied by four persons per unit. Treatment shall be provided for all domestic sewage before discharging to waters of the state. The degrees of sewage or waste treatment shall be specified by the State Department of Health.
C. 
If public sewage treatment facilities are not available, the owner shall provide for on-lot sewage disposal according to the rules, regulations, terms, definitions and conditions of the State Department of Environmental Protection and of the Zoning Ordinance.
[Added 8-6-1982 by Ord. No. 15-1982]
A. 
The developer shall provide a means of flow of all stormwater runoff by surface flow and/or subsurface flow in pipes to existing stormwater facilities or a natural flow channel or ditch without causing damage to property owners by flooding or ponding. The design criteria shall be of sufficient capacity to take the maximum rainfall intensity which may be expected in a five-year period. Storm sewer systems will be designed in accordance with drawing PTCS Nos. 4, 7 and 8 of this chapter.[1]
(1) 
Trunk lines are to be run from manhole to manhole. Catch basins are to have sump pits as shown on the attached drawings.[2]
[2]
Editor's Note: The drawings referred to are on file in the office of the Township Clerk.
(2) 
Catch basins are to connect with trunk lines at manholes using a twelve-inch pipe (minimum) lateral.
(3) 
All drainage easements shall have a minimum width of 20 feet.
[1]
Editor's Note: The drawings referred to are on file in the office of the Township Clerk.
B. 
Surface water runoff, provided that the requirements of § 190-50.10 are met.
[Added 8-6-1982 by Ord. No. 15-1982; amended 4-6-1989 by Ord. No. 11-1989; 4-3-1997 by Ord. No. 1-1997; 5-3-2023 by Ord. No. 9-2023]
Any lot upon which a building is contemplated must front upon a public street improved to meet the Township's requirements or for which such improvements have been ensured by the posting of performance guaranties as set forth in Article V.