A.
The site plan or subdivision plat shall conform to
standards that will encourage good design within the Borough. Where
either an Official Map or Master Plan, or both, have been adopted,
the subdivision or site plan plat shall conform to the proposals and
conditions shown thereon. The designated streets, public drainageways,
flood control basins or public areas shown on an adopted Master Plan
or Official Map shall be considered in approval of site plans or subdivision
plats.
B.
Any public area designated on a subdivision or a site
plan shall be of suitable size, shape, location and other physical
characteristics as to be reasonably useful for its intended purpose.
Natural features such as, but not limited to, trees, watercourses,
wetlands, hilltops, trails and views shall be preserved wherever possible
in designing a subdivision or site plan.
A.
Streets.
(1)
Extension of streets. 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 with a minimum right-of-way
of 50 feet.
(2)
Local streets. Local streets shall be so designed
as to discourage through traffic.
(3)
Property abutting major collector streets. Property
abutting major collector streets may be required to provide reverse
frontage with a buffer strip for planting or some other means of separation
of local and through traffic as the approving authority may determine
to be appropriate.
(4)
Minimum rights-of-way, pavement widths and shoulders.
(a)
The right-of-way width shall be measured from
street line to street line.
(b)
The right-of-way pavement and shoulder width
for all streets shall be determined on an individual basis and shall
in all cases be of sufficient width and design to safely accommodate
the maximum traffic, parking and loading needs and maximum access
for fire-fighting equipment.
(c)
When a street is shown at a greater width on
the Master Plan or Official Map or said street constitutes an extension
of an existing street with a greater width than 50 feet, the approving
authority may require the dedication or reservation of more than 50
feet.
(5)
Substandard street right-of-way and pavement width.
In connection with site plans or subdivisions that adjoin or include
existing streets that do not conform to widths specified in this chapter,
the applicant shall be required to grant, by dedication, easement
or reservation, additional width along either one or both sides of
said road. If the property is along one side only, 1/2 of the required
difference in roadway width shall be granted by dedication, easement
or reservations.
(6)
Street orientation. Streets shall be so oriented as
to permit, within limits of practicability and feasibility, the buildings
constructed thereon to maximize solar gain; however, horizontal and
vertical alignments for roads shall relate to the natural contours
of the site, wherever practical, in order to minimize grading and
land disturbances, while being consistent with other design criteria.
(7)
Street grades.
(a)
Streets shall follow the natural contour of
the land wherever possible to avoid excessive land disturbance.
(b)
Grades of major and minor collector streets
shall not exceed 8%. Grades on other streets shall not exceed 10%.
No street shall have a minimum grade of less than 1/2%.
(c)
Intersections of any street with a major or
minor collector street shall have a maximum grade of 3% within 100
feet of the street intersection.
(d)
The street grade for local street intersections
with one another shall not exceed 4% within 100 feet of the street
intersection.
(e)
All changes in grade shall be connected by vertical
curves of sufficient radius to provide a smooth transition and proper
sight distance.
(8)
Street intersections. Street intersections shall be
as nearly at right angles as is possible and in no case shall be less
than 80º. At intersections, curbs shall have a radius of not
less than 25 feet for local streets and 30 feet for minor and major
collector streets. For complex intersections, traffic islands may
be required and such islands shall be landscaped and mountable curbs
shall be utilized and may be required to be provided with reflective
coating.
(9)
Reserve strips. No subdivision that shows reserve
strips controlling access to streets shall be approved except where
control and disposal of land comprising such strips has been deeded
and dedicated to the Borough or county.
(10)
Street jogs. Street jogs shall have center-line
offsets of not less than 150 feet.
(11)
Reverse curve tangents. A tangent at least 100
feet in length shall be introduced between reverse curves on major
and minor collector streets and a tangent at least 50 feet in length
shall be introduced between reverse curves on local streets.
(12)
Street line deflection. 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 for local streets and 300 feet
for collector streets.
(13)
Acceleration and deceleration lanes. Acceleration
and deceleration lanes shall be provided where major collector streets
intersect with other major collector streets and may be required when
any other street or driveway intersects with a major collector street
where there is a significant amount of traffic or specific safety
factors govern the matter. These lanes shall be designed in accordance
with American Association of State Highway Officials guidelines as
defined in A Policy on Geometric Design of Rural Highways, 1965.
(14)
Cul-de-sac streets.
(a)
Dead-end streets (culs-de-sac) shall be no longer
than 800 feet and shall provide a turnaround at the end. Cul-de-sac
turnarounds shall conform with either the standard or tear drop culs-de-sac
as shown on Plat 10-1[1] and described below. Where special conditions warrant
and are justified by the applicant, greater center islands may be
considered by the approving authority.
[1]
Editor's Note: Plat 10-1 is on file in the
Borough offices.
(b)
Types.
[1]
Standard. Right-of-way shall have a radius of
50 feet and be tangent to the right side of the street. Outside curb
radius shall be 38 feet, and inside curb radius shall be 12 feet.
The center island shall be landscaped to provide minimum maintenance.
[2]
Teardrop. Right-of-way shall have a radius of
73 feet. Outside curb radius shall be 61 feet, and inside curb radius
shall be 35 feet. The center island shall remain in its natural state.
(c)
Utilities shall not be permitted within the
center islands of culs-de-sac.
(15)
Street names. No street shall have a name which
will duplicate or so nearly duplicate a name as to be confused with
the names of existing streets. The continuation of an existing street
shall have the same name as the existing street. The approving authority
shall approve all street names.
(16)
Street name signs.
(a)
Street name signs shall be located at the intersections
of all streets.
(b)
Street name signposts shall be constructed of
two-inch outside diameter galvanized steel with 1 5/8 inches
inside diameter. They shall have a height of eight feet above adjacent
grade and shall be constructed so as to form a strong junction between
the nameplate and the post. The nameplate portion shall measure 24
inches in length by three inches wide by 0.08 inch thick of 6061-T6
aluminum and shall be centered on the post and shall be clearly marked
with white reflective letters upon a medium green dull background.
Alternately, the approving authority may approve a variation of these
standards if it can be demonstrated by the applicant that the alternative
proposal shall, in regard to the health, safety, welfare and aesthetic
interest of the municipality, meet or exceed the standards described
above.
(c)
Street name signs shall be installed prior to
the issuance of the first building permit.
(17)
Street curbs. Concrete or Belgian block curbs shall be constructed along all streets in accordance with the standards provided in Subsection B herein.
(18)
Streetlights. Streetlights shall be installed
at intersections of major and minor collector streets in accordance
with the provisions of this chapter.
(19)
Land disturbance. All roadways shall be designed
to minimize land disturbance to the maximum practical extent. These
roadways shall avoid, wherever possible, critical areas such as steep
slopes, buffer areas, waterways and the area immediately adjacent
thereto, wetlands, floodways and flood hazard areas.
(20)
Cross sections for streets. Cross sections for
streets shall be provided at fifty-foot intervals along the length
of the street where the proposed road center line differs from the
existing grades by four or more feet. Where the proposed street center-line
elevation is less than four feet, a standard cross section for the
street shall be provided to indicate the methods of construction for
the development. Cross sections shall extend 50 feet beyond top of
slope or toe of slope on each side of the proposed street.
(21)
Sight distances and sight triangles. Site distances
shall be provided in each direction at an intersecting street and
driveway to provide a driver with clear, visible sight along the intersected
street to safely cross or enter the intersection or driveway. See
Zoning Ordinance for further standards.[2]
(22)
Street trees. Street trees shall be planted along all new streets in accordance with § 149-52H herein.
(23)
Street locations. No street shall be located
so as to create a three-sided lot.
B.
Street construction standards. All new streets in
the Borough shall be constructed in accordance with the following
provisions:
(1)
Local street construction shall contain a total thickness
of 8 1/2 inches consisting of a four-inch subbase course, a three-inch
base course and a one-and-one-half-inch surface course. Major and
minor collector street construction shall contain a total thickness
of 11 1/2 inches consisting of a six-inch subbase course, a four-inch
base course and a one-and-one-half-inch surface course.
(2)
The quality of materials and performance of work specified
herein shall be in accordance with the 1961 Standard Specifications
for Road and Bridge Construction of the State Highway Department,
and amendments thereto, to include Addenda A. All reference to "Standard
Specifications" shall refer to these specifications and amendments.
(a)
Subbase. The street subbase shall be constructed to the thickness noted in Subsection B(1) herein and shall contain quarry process stone, Type 5A, as defined in Article 2.92 of the Standard Specifications. All topsoil shall be stripped from the proposed limits of the roadway and placed outside the limits for use as final grading of landscaped or grassed areas. The subgrade shall be excavated to the limits and grades as indicated on the approved plans. Preparation of subgrade shall be in conformance with Article 2.10.3 of the Standard Specifications. Installation of the subbase shall be in conformance with Article 2.9.3 of the Standard Specifications.
(b)
Base course. The street base course shall be constructed to the thickness noted in Subsection B(1) herein and shall contain course aggregate bituminous concrete (CA-BC) mix No. I-2 as detailed in Articles 3.2A.2 and 3.10.2 (Table 3) of the Standard Specifications. Construction of the base course shall be by a self-contained power-propelled bituminous concrete paver meeting the requirements of Article 3.10.3 of the Standard Specifications.
(c)
Surface course.
[1]
The street surface course shall be constructed to the thickness noted in Subsection B(1) herein and shall contain fine aggregate bituminous concrete (FA-BC) mix No. I-5 as detailed in Article 3.10.2 of the Standard Specifications. Installation shall conform with Article 3.10.3 of the Standard Specifications.
[2]
Where five days or greater has elapsed before
installation of the surface course, a tack coat shall be applied to
the base course prior to construction of the surface course to ensure
proper bond.
[3]
The tack coat material shall be cutback asphalt,
grade RC-70, conforming to Article 3.10.2 of the Standard Specifications.
The tack coat shall be applied at a rate of 0.07 gallon per square
yard of street surface.
(d)
Street curbing.
[1]
Street curbing shall be required for all new
street construction and shall consist of concrete or Belgian block.
All curbs shall have an exposed face of six inches.
[2]
Belgian block curbing shall be constructed of
solid granite blocks with the following minimum dimensions: five inches
wide, nine inches long and five inches thick. These shall be set in
a bed of 3,000 pounds per square inch concrete, 15 inches deep and
12 inches wide.
[3]
Concrete curbing shall be constructed of 3,000
pounds per square inch concrete, 20 inches deep, six inches wide at
the top and seven inches wide at the bottom, and shall be in accordance
with the Standard Specifications.
(e)
Shoulders. Shoulders shall be graded to provide
positive drainage to the street between 1% and 5%.
C.
Sidewalks.
(1)
Each land development requiring approval may be required
to provide a sidewalk within the right-of-way or in the development.
(2)
Sidewalks shall be required for any development of
50 or more parking spaces within said parking area to provide convenient
and safe access for pedestrian circulation.
(3)
Sidewalks shall be constructed of concrete, brick
or other material deemed appropriate by the approving authority and
shall be at least four feet in width. Where concrete is used, four-inch-thick
reinforced concrete shall be utilized.
(4)
Sidewalks between parking areas and principal structures,
along aisles and driveways and wherever pedestrian traffic shall occur
shall be raised six inches or more above the parking area, except
when crossing streets or driveways. Sidewalks, when constructed along
the side or rear of a building, shall be located not less than three
feet from the building.
(5)
Where applicable, the design and placement of sidewalks
shall conform to the standards of this chapter and of New Jersey law
regarding use by physically handicapped persons.
D.
Trails.
(1)
Any marked hiking trail which is located within a
subdivision or site plan as provided in the Borough Master Plan shall
be duly noted and preserved wherever possible.
(2)
When the original location cannot be maintained, trails
shall be relocated to provide a continuous scenic path through the
subdivision or site plan and shall continue to rejoin to the original
trail.
E.
Guardrails. Guardrails shall be provided in appropriate
locations where required for safety purposes. Guardrails shall be
provided in all locations where slopes exceed 1:4 and the horizontal
deflection exceeds two feet, along all streets, driveways and parking
areas.
F.
Block patterns.
(2)
In blocks of 1,000 feet or more in length, walkways interconnecting between streets may be required in locations deemed necessary by the approving authority. Such walkways shall have a right-of-way width of 10 feet and a six-foot-wide improved surface, the construction of which shall be as provided in Subsection H herein. Such walkway may also be required to include other improvements such as lighting.
(3)
For all uses, block sizes shall be sufficient to accommodate
the proposed uses and to permit reasonable circulation and access
for fire-fighting and emergency services.
G.
Lots.
(2)
Insofar as is practical, side lot lines shall be at
right angles to straight streets and radial to curved streets.
(3)
Each lot must front upon an approved and improved
street with a right-of-way width of at least 50 feet, except as provided
herein.
(4)
Where extra width has been dedicated or reserved for
widening of existing streets, lots shall begin at such extra width
line for determination of compliance with lot width, depth and setback
requirements.
(5)
Where there is a question as to the suitability of
a lot or lots for their intended use due to such factors such as rock
formations, drainage conditions, watercourses, historic sites, flood
conditions, steep topography or similar circumstances, the applicant
shall demonstrate the suitability of these lots to accommodate such
development or the approving authority may withhold approval of such
lots.
(6)
No development shall take place where the ground surface
slope exceeds 20% except that in the MF-1 Zone such ground surface
slopes may be disturbed provided that no more than 60% of the land
area having a surface with a slope in excess of 20% shall be disturbed
subject to the approval of the reviewing authority and based on comments
from the reviewing authority engineer and other professionals. The
reviewing authority's approval shall be exercised in connection with
its site plan review and shall not necessitate a waiver except where
the 60% limitation is exceeded.
[Amended 12-17-2001 by Ord. No. 17-2001]
(7)
Corner lots shall have property lines that have rounded
corners.
(8)
The approving authority may require that the minimum
lot area of a corner lot be increased by 5%.
(9)
No lot shall front along three streets unless the
area of said lot shall be 100% in excess of the minimum lot size in
the zone in which it is located.
H.
Bikeways or walkways. Where bikeways or walkways are developed, they shall be constructed of three-inch-thick CA-BC base material as provided in Subsection B herein for roadway construction. Bikeways or walkways shall have a minimum width of six feet.
I.
Building accessibility. Access is required around
the entire building or structure, where terrain permits, due to firesafety
requirements.
All site plan and subdivision applicants, where
appropriate, shall be required to file a landscaping plan with the
application.
A.
The landscaping plan shall adhere to the following
design principles:
(1)
Landscaping shall be designed to provide for climate
control, to accent and complement buildings, to visually break up
expansive walls and parking areas, to screen parking, storage and
loading areas, to control erosion, to shield different types of land
uses from one another and to lessen deleterious noise and other adverse
effects.
(2)
Provisions shall be made for a variety of landscaping.
Landscaping should reflect local soil conditions, water availability,
mature growth characteristics, sight distance requirements, seasonal
changes and other related factors.
B.
Shade and flowering decorative trees and upright shrubs
shall be balled with burlap and shall conform to the following:
(1)
Shade trees shall be of a deciduous type and shall
not be less than one-and-one-half-inch caliper, measured 18 inches
above the ground, nor less than 10 feet high. They shall be well branched,
the branches to start not less than six feet from the crown to the
root system.
(2)
Flowering decorative trees shall not be less than
one-and-one-eighth-inch caliper, measured 18 inches above the ground,
nor less than six feet high. They must be well branched, the branches
to start not less than three feet from the crown to the root system.
(3)
Upright shrubs shall not be less than two feet tall
at planting. Spreading shrubs shall have at least a two-foot spread.
(4)
Shade trees shall be planted at intervals from 40
feet to 60 feet. Flowering decorative trees shall be planted at intervals
from 25 feet to 40 feet. Trees shall not be planted closer than 30
feet from two intersecting streets or from any streetlight.
C.
Evergreens and earthen berms used as screening devices
shall conform to the following:
(1)
Evergreens shall be planted in at least two staggered
rows. The rows shall be four feet apart with trees planted at four-foot
intervals in each row. Plants shall be at least four feet tall, balled
and burlapped.
(2)
Earthen berms shall be maintained with a minimum height
of four feet and a maximum slope of two feet horizontal to one foot
vertical. The slopes shall be suitably stabilized with vegetation
to prevent erosion.
D.
Landscaped buffer areas, where required between abutting properties, shall include evergreens such as white pine, Austrian pine, Canadian hemlock or Serbian spruce. The buffer shall be planted to a depth of 10 feet. Buffer zone area landscaping may include screening devices identified in Subsection C(1) and (2) herein. The screen area can be supplemented by deciduous trees and plants and may include fencing and/or walls, if deemed necessary by the approving authority.
E.
Existing trees to remain shall be preserved by not
varying the grade around the trees by more than 12 inches, by construction
of tree wells and by erecting protective fences.
F.
In parking lots, at least 5% of the area within the
perimeter of the paved surface shall be covered by landscaping. The
landscaping shall be located along walkways, in center islands and
at the end of bays and placed or protected from damage by vehicles
overhanging the edge of the pavement.
A.
Design principles.
(1)
Provisions shall be made for the drainage of surface
runoff waters in and from the premises so that flooding and erosion
of the property and the property of others shall be prevented.
(2)
Soil erosion and sediment control and stormwater management
plans must coordinate with all other applicable ordinances, statutes
and governmental agency requirements, including but not limited to
Soil Conservation Service, Army Corps of Engineers, the New Jersey
Department of Environmental Protection and the United States Environmental
Protection Agency.
(3)
The following principles shall govern the preparation
of all applications and guide the approving authority in its consideration
of same:
(a)
Vegetation.
[1]
The practical philosophy regarding sediment
control is to arrest it at the earliest possible stage and retain
it on the construction site. The susceptibility of the land to erosion
shall be minimized during and after development.
[2]
The smallest practical area of soil shall be
exposed at any one time. As the use of natural cover is an effective
method of limiting erosion and stormwater runoff, existing natural
vegetation shall be protected and preserved to the maximum extent
possible.
[3]
Temporary plant cover and/or effective mulching
shall be used to protect critical erosion areas during development.
Temporary vegetative cover shall be such as to perpetuate itself until
permanent vegetation is provided. Vegetative cover shall be established
as early during development as possible.
[4]
Specifications for both temporary and permanent
seeding shall be prepared and submitted. Permanent measures for soil
erosion and stormwater management, including seeding and/or sodding
of grass waterways, shall be completed before beginning any other
land disturbance or construction.
(b)
Nonvegetation. To intercept sediment and debris in runoff water during development, nonvegetative measures such as stone filter berms, brush barriers, staked straw bale barriers, sediment basins or silt traps shall be installed and maintained. Maintenance for all nonvegetation shall be subject to § 149-49 herein.
(c)
Excavation.
[1]
The manner and sequence in which excavation
takes place can strongly affect the success of the soil erosion and
sediment control plan.
[2]
Excavated material shall not be spilled or dumped
into streams, watercourses, wetlands or stream buffers or placed in
such a manner that it will easily erode into them.
[3]
Stream buffers shall remain in their natural
vegetative state, undisturbed, except as provided herein, and shall
not be used for storage or parking of equipment and automobiles.
[4]
Depressions and pits shall not be created. Lateral
support of abutting roads and properties shall be provided.
[5]
Except for excessive amounts of topsoil, no
topsoil shall be removed from the site. No topsoil shall be used as
spoil.
[6]
Topsoil moved during the course of development
shall be redistributed so as to provide at least six inches of cover
to all disturbed areas of the development and shall be stabilized
by seeding or plantings.
(d)
Drainage patterns.
[1]
Wherever possible, streams, watercourses and
wetlands and their stream buffers shall be preserved, and interruption
or impediment of natural drainage entering or leaving the property
shall be minimized.
[2]
Maximum use shall be made of presently existing
surface water runoff control devices, mechanisms or areas such as
existing berms, terraces, streams, grass waterways, favorable hydrologic
soils, swales, watercourses, woodlands, floodplains and wetlands as
well as any proposed retention/detention structures.
[3]
Due consideration shall be given to the relationship
of the subject property to the natural or established drainage pattern
of the subwatershed of which it is a part.
[4]
Surface water runoff shall not be transferred
from one watershed to another by artificial means.
[5]
Evaluation shall be made of the characteristics
of the subwatershed of which the development is a part and the receiving
stream capacities.
[6]
Streams, watercourses and wetlands which normally
carry or receive surface water runoff shall not be overloaded with
increased runoff, sediment or other pollution during or after development.
[7]
Any changes in the contours of the land from
its natural state or any structures, diversions or other improvement
shall not introduce into any stream, watercourse, wetland or aquifer
recharge area any pollutant, whether from a point or nonpoint source,
discharge or sediment load which would affect the stability or ecological
balance of the streams, watercourses, wetlands or aquifer recharge
areas by either pollution or any increase or decrease of the natural
flows.
(e)
Groundwater recharge. The ability to retain
and maximize the groundwater recharge capacity of the area being developed
is encouraged. Design of the stormwater runoff control system shall
give consideration to providing groundwater recharge to compensate
for the reduction in the percolation that occurs due to the increase
in impervious surface areas.
(f)
Drainage facilities.
[1]
All water-carrying structures and/or retention/detention
areas shall be completed and stabilized prior to diversion of water
to them.
[2]
Temporary drainage facilities shall be provided
to accommodate water runoff during the construction of permanent drainage
facilities.
[3]
Where development of a property presents the
threat of flooding or damage by flash runoff to downstream areas,
the facilities for stormwater runoff control shall be constructed
prior to any earthmoving or drainage construction of the development.
[4]
To the greatest possible extent, the plan shall
avoid the concentration of flow and shall provide for dissipation
of velocities at all concentrated discharge points.
[5]
Stormwater runoff from roads and structures
shall have suitable retention or pollution controls to minimize pollution
and runoff entering a stream, watercourse, wetland or aquifer recharge
area.
[6]
Where drainage swales are provided, they shall
be constructed to afford a minimum amount of land disturbance. They
should be placed between trees with a minimum side clearance of disturbance.
They should follow natural drainage courses and contours.
B.
Drainage design standards.
(1)
The drainage systems shall be designed in conformance
with accepted engineering standards. A report on storm drainage calculations
shall be prepared, signed and sealed by a licensed professional engineer
in the State of New Jersey, in sufficient detail for a review of these
calculations. Includes shall be maps, plats or other materials necessary
to establish areas tributary to the site as well as areas within the
site tributary to a specific drainage structure, methodology for selection
of various variables and capacity of proposed systems.
(2)
The design considerations shall include and not be
limited to drainage areas, runoff calculations, flow velocities, storm
drains, pipelines, inlet designs and manholes.
(a)
All stormwater drainage facilities shall be
designed using a twenty-five-year-design storm. Detention or retention
facilities shall be designed utilizing a one-hundred-year-design storm.
A twenty-five-year storm shall have a one-hour intensity of 2.6 inches
of rainfall and a one-hundred-year storm shall have a one-hour intensity
of 3.3 inches of rainfall.
(b)
Stormwater facilities include, but are not limited
to, dry wells, swales, basins, porous pavement, drainage pipes or
a combination of these, or other methods.
(c)
All applications for subdivision and site plan
approval shall be required to maintain the rate of stormwater runoff
for the property to no more than the rate of runoff from the lands
in its present state, both during and after construction.
(d)
Methodology for determining runoff shall conform
to one of the following:
[1]
Soil Conservation Service runoff equation, runoff
curve numbers and dimensionless unit hydrograph as described in National
Engineering Handbook Section 4, Hydrology, United States Department
of Agriculture, Soil Conservation Service, August 1972, and Technical
Release Number 55 - Urban Hydrology for Small Watersheds, United States
Department of Agriculture, Soil Conservation Service, Engineering
Division, January 1975.
[2]
The rational formula and runoff coefficients,
published in the Handbook of Applied Hydrology, Ven Te Chow, Editor,
McGraw-Hill, 1964.
(e)
Interceptor ditches shall be established above
all cut/fill slopes and the intercepted water shall be conveyed to
a stable channel or watercourse with adequate capacity.
(f)
Stormwater retention/detention basins may be
depressions in parking areas, excavated basins, basins created through
use of curbs, stabilized earth berms or dikes or any other form of
grading which serves to temporarily impound and store water. The following
standards shall apply:
[1]
Where retention ponds are to be provided, dual
purpose controls for storing excess water runoff and a settling period
for particulate matter shall be provided.
[2]
A routing study shall be provided and shall
conform to Technical Release Number 55 - Urban Hydrology for Small
Watersheds, United States Department of Agriculture, Soil Conservation
Service, Engineering Division, January 1975, or any other acceptable
method.
[3]
Detention and retention areas.
[a]
Detention areas shall be designed
to contain stormwater discharge. Peak discharge from a one-hundred-year
design storm after development shall be controlled to a rate of discharge
equal to the peak discharge of a twenty-five-year design storm prior
to development.
[b]
Retention areas shall accept all
surface waters from a one-hundred-year design storm and absorb these
waters within a seven-day period.
[4]
If earth berms or dikes are used to create the
impounding area, they shall be provided with an emergency spillway
or outlet to pass the one-hundred-year storm and be adequately stabilized
and the slopes protected with vegetative cover, paving or riprap to
protect against failure or breaching.
[5]
Outlet pipes shall be at least six inches in
diameter to facilitate cleaning. Trash racks shall be installed to
prevent clogging of the outlet pipe. Maximum bar spacing shall be
75% of outlet pipe size. Trash racks shall have area openings totaling
five times the area openings of the outlet pipe.
[6]
Suitable linings shall be placed upstream and
downstream from principal inlets or outlets to prevent scour and erosion.
[7]
Embankments shall have side slopes not steeper
than 3:1.
[8]
Safety ledges shall be constructed when side
slopes steeper than 3:1 have been specifically allowed and where basins
have a permanent pool of water. These ledges shall be at least four
feet in width with one located one to l 1/2 feet above and the other
located 2 1/2 to three feet below the permanent water surface.
[9]
Basin bottoms shall be designed to protect against
residual water periods to prevent mosquito breeding.
[10]
Fencing and/or vegetative screening may be required
around basins.
[11]
Basins shall be vegetated with suitable plant
and natural materials consistent with the environment.
[12]
A percolation test and soil log is required
per 1/2 acre of surface area of a proposed retention basin.
(g)
Ground absorption systems. Ground absorption
systems such as dry wells, porous pavement, porous piping systems
or the like shall be used only where the infiltration rate of the
receiving soil is acceptable as determined by percolation tests and
soil logs. One percolation test and soil log is required per absorption
unit.
(h)
Drainage channels.
[1]
Drainage channels shall be designed utilizing
Manning's formula. One foot of freeboard above the design storm flow
line shall be provided. Channel lining shall be suitable for the design
velocity in accordance with Standards for Soil Erosion and Sediment
Control in New Jersey, adopted by the New Jersey State Soil Conservation
Committee, as may be amended.
[2]
Where velocities exceed five feet per second,
the tributary area exceeds 10 acres or where the channel has side
slopes of greater than one vertical to three horizontal, channels
shall be riprap lined.
(i)
Pipe sizes.
[1]
The minimum pipe size shall be 15 inches, and
pipes shall be of reinforced concrete. Pipe strength shall be adequate
to withstand external loading, but in no case shall it be less than
Class III strength.
[2]
Slopes shall be designed for all pipes so that
a minimum velocity of two feet per second shall be obtained when the
pipe is flowing 1/2 full.
[3]
Where pipe sizes are increased, the invert of
the larger pipe shall be dropped so that the tops of the pipes shall
be at the same elevations. All storm sewers shall have a minimum cover
of two feet.
(j)
Inlets.
[1]
Inlets, or catch basins, shall be spaced so
that the run of water does not exceed 350 feet and so that flow to
any inlet does not exceed 4.5 cubic feet per second for the design
storm. Manholes or inlets shall be placed wherever a change in grade
or alignment of a storm drain occurs, but in any case not more than
350 feet apart.
[2]
Inlets shall be Type B unless no adjoining curb
exists or is proposed, in which case inlets may be Type A, if approved
by the approving authority.
[3]
The outlet pipe shall be six inches above the
bottom of the inlet to catch sand and gravel.
(k)
Headwalls. Headwalls shall be provided at all
pipe inlets and outlets. Headwalls shall be constructed of minimum
3,000 pounds per square inch concrete. Minimum wall thickness shall
be 12 inches. Minimum height above pipe invert shall be l 1/2 times
the pipe diameter. Minimum overall width shall be three times the
pipe diameter. The apron shall extend past the outlet l 1/2 times
the pipe diameter.
(l)
Drainage easements.
[1]
Where a subdivision or site is traversed by
a natural stream, watercourse or drainageway, there shall be provided
a public drainageway conforming substantially with the lines of such
watercourse and such further width or construction, or both, as will
be adequate for the purpose.
[2]
Easements shall contain the drainageway and be sufficiently wide enough to contain the flow from the design storm as detailed in Subsection B herein. Minimum easement width shall be 20 feet; 10 feet on each side of the center line of the watercourse.
[3]
The approving authority, where it deems advisable,
may require the conveyance of such right-of-way in fee simple to the
Borough.
C.
Sediment control design standards.
(1)
All applications not meeting the minimum requirement
for filing of a soil mining permit or submission of a soil erosion
and sedimentation control plan with the Local Conservation District
of the Soil Conservation Service shall be required to prepare a plan
to control soil erosion and sedimentation. This plan shall be included
in all site plan and subdivision applications and shall be reviewed
by the approving authority based upon Standards for Soil Erosion and
Sediment Control in New Jersey, adopted by the New Jersey State Soil
Conservation Committee.
(3)
All applications meeting the minimum requirements
for submission of a soil erosion and sedimentation control plan shall
apply and obtain approval from the Local Conservation District of
the Soil Conservation Service.
D.
Grading standards. The following grading standards
shall apply to all development controlled by this chapter except that
development within the MF-1 District shall be subject to the approval
of the reviewing authority and based on comments from the reviewing
authority's engineer and other professionals in order to accommodate
development on steeper grades and to accommodate deeper excavation
cuts and specialized structures such as retaining walls associated
with such development.
[Amended 12-17-2001 by Ord. No. 17-2001]
(1)
All applications shall be subject to the provisions of Subsection C herein and the United States Army Corps of Engineers, where applicable.
(2)
Cut or fill slopes for embankments outside of the
graded portion of the street shall make use of rubble walls, wherever
possible.
(3)
Cut or fill slopes exceeding a ratio of one foot vertical
to three feet horizontal require special methods of embankment stabilization.
These include seedbed preparation, adjusted fertilization levels,
supplemented irrigation, adapted seedlings or plants and site protection
until vegetative cover is established. A detailed outline of procedures
and specifications shall be submitted by the applicant.
(4)
Except as provided in Subsection D(6) herein, cut slopes shall be no steeper than one vertical to two horizontal; subsurface drainage shall be provided as necessary for stability.
(5)
Except as provided in Subsection D(6) herein, fill slopes shall be no steeper than one vertical to two horizontal.
(6)
Cut or fill slopes exceeding a ratio of one vertical
to two horizontal shall be considered by the approving authority only
in special situations. The applicant must establish that a physical
hardship condition exists with the land and must also indicate the
special methods of embankment stabilization to be utilized. These
may include hand-placed riprap, existence of exposed bedrock or other
approved methods.
(7)
Retaining walls.
(a)
All retaining walls or facings with a total
vertical projection in excess of four feet shall be designed as structural
members keyed into stable foundations and capable of sustaining the
design loads. Structural calculations and details shall be prepared
by a licensed professional engineer of the State of New Jersey and
submitted for all such retaining walls and facings.
(b)
Whenever two or more retaining walls are proposed
where the average slope from the toe of the lowest wall to the top
of the highest wall has an average slope equal to or greater than
one vertical to two horizontal, an engineering analysis of the entire
sloped area shall be submitted.
(8)
Where grading is proposed over an existing utility
line, a minimum of four feet of soil covering shall be required above
all such pipelines.
A.
Gas, electric, telephone and cable television service.
(1)
Gas, electric, telephone and cable television service
shall be provided by the applicant in concert with the appropriate
public utility providing such service. Said service on the site shall
be provided as a part of an underground system.
(2)
If such facilities cannot be reasonably provided due
to topographic or geologic conditions of the land or due to technological
circumstances, and where the applicant can adequately demonstrate
the lack of feasibility of same to the satisfaction of the approving
authority, exemption of this requirement may be granted.
(3)
Where existing utility lines such as electric and
telephone poles exist off-tract and require relocation as a result
of the proposed development, the approving authority shall be assured
that said relocation shall not create or continue any hazardous conditions.
B.
Water supply and sanitary sewage disposal.
(1)
Adequate provisions for water supply and sanitary
sewage disposal shall be indicated. Said facilities shall include
and not be limited to approvals, where appropriate, of the serving
utility, Department of Health and Fire Prevention Bureau. The locations
of all proposed fire hydrants or similar facilities shall be indicated
on the plan, and said areas shall provide for appropriate fire lanes
or protective areas, which shall not be impeded by parking areas or
standing vehicles or other obstructions. Water mains shall be adequately
sized to handle anticipated service, and street lines shall be looped,
unless specifically otherwise approved.
(2)
Water mains and services shall conform to the following
standards:
(a)
Mains: ductile iron, Class 5, minimum six-inch
diameter service connection; copper, Type K, three-fourths-inch minimum,
or plastic, ASTM D-2581, Type II, three-fourths-inch minimum.
(b)
Depth: minimum 48 inches to top of pipe, except
where plastic pipe is utilized, which shall have 60 inches' depth.
A wire sensor shall be installed with plastic pipe for magnetic detection.
(c)
Hydrants. Hydrants shall have a maximum spacing
of 500 feet. Hydrants shall be installed at all high points, at intersections,
and at the end of streets where length of water main exceeds 200 feet
from nearest hydrant.
(d)
Valves. Full size line valves for shut off shall
be located at a maximum spacing of 1,000 feet. Any branch of a main,
one valve shall be installed on the main line, plus one on the branch
line.
C.
Utility locations in culs-de-sac. Utilities shall
not be permitted within the center islands of culs-de-sac.
D.
Utility easements.
(1)
For access to and maintenance of utilities within
or crossing private property, utility easements shall be provided
to the Borough. For pipelines or buried utilities, easements shall
be a minimum of 10 feet wide, centered above the buried utility.
(2)
For watercourses, easements shall contain the drainageway and be sufficiently wide enough to contain the flow from the design storm as detailed in § 149-53B(2)(a) herein.
A.
Design standards for physically handicapped persons.
(1)
When required.
(a)
All plans and specifications for the construction
or remodeling of any public building in accordance with Chapters 220,
221 and 224 of the 1975 Laws of New Jersey, and amendments thereto,
shall provide facilities for the physically handicapped in accordance
with Chapters 220, 221 and 224 of the 1975 Laws of New Jersey and
amendments thereto.
(b)
The Construction Official should be contacted
for detailed information on the applicability and requirement of these
laws.
(2)
Design of facilities and buildings.
(a)
All public buildings shall contain at least
one principal entrance accessible to and usable by physically handicapped
persons, which shall be either ramped or at ground level.
(b)
Elevators of sufficient size to accommodate
a wheelchair may be required in multistory public buildings as provided
by law.
(3)
Parking lot design for handicapped persons.
(a)
The following shall be the minimum number of
required parking spaces designed for handicapped persons:
Number of Required
Parking Spaces
|
Number of Required Handicapped Persons
Parking Spaces
| |
---|---|---|
2 to 50
|
1
| |
51 to 200
|
2
| |
200 or more
|
1% of the total number of required parking spaces
|
(b)
Said spaces shall be most accessible and approximate
to the building or buildings which the parking spaces serve.
(c)
Each space or group of spaces shall be identified
with a clearly visible sign displaying the international symbol of
access along with the following wording: "These spaces reserved for
physically handicapped drivers."
(d)
Each space shall be 12 feet wide to allow room
for persons in wheelchairs or on braces or crutches to get in and
out of either side of an automobile onto level, paved surface suitable
for wheeling and walking.
(e)
Where possible, such spaces shall be located
so that persons in wheelchairs or using braces or crutches are not
compelled to wheel or walk behind parked cars.
(f)
Where applicable, curb ramps shall be provided
to permit handicapped people access from parking areas to sidewalks.
B.
Surface slope. No development shall take place where
the ground surface slope exceeds 20%; except that in the MF-1 Zone,
such ground surface slopes may be disturbed, provided that no more
than 60% of the land area having a surface with a slope in excess
of 20% shall be disturbed, subject to the approval of the reviewing
authority and based on comments from the reviewing authority's engineer
and other professionals. In the MF-1 Zone, all slopes in excess of
20% which are to be disturbed shall be clearly delineated in a separate
submission as part of all site plans. The reviewing authority's approval
shall be exercised in connection with its site plan review and shall
not necessitate a waiver except where the 60% limitation is exceeded.
[Amended 12-17-2001 by Ord. No. 17-2001]
C.
Monuments. Monuments shall be provided as required
in N.J.S.A. 46:23-9.11 and shall be of such size, shape and location
as provided by said statute. The location of all existing and proposed
monuments shall be reviewed by the approving authority's engineer.
D.
Street furniture. Street furniture shall include,
but is not limited to, the following: benches, street planters, bicycle
racks, wastepaper containers, mailboxes, phone booths, etc. Where
applicable, said facilities shall be constructed in accordance with
the appropriate agency requirements as well as standards published
in the following: Site Planning Standards, Joseph DeChiara and Lee
Koppelman, McGraw-Hill Company, 1978.
E.
Performance standards.
(1)
General application. All uses shall be subject to
the following performance standards and procedures. A sworn statement
by the applicant that said use shall be operated in accordance with
the performance standards set forth herein shall be submitted.
(2)
Determination where performance standards are to be
measured. The locations where determinations are to be made for measurement
of performance standards shall be made as follows:
F.
Recycling of recyclable materials in multifamily housing.
[Added 3-17-2008 by Ord. No. 2-2008]
(1)
MULTIFAMILY HOUSING DEVELOPMENT
RECYCLING AREA
For purposes of this subsection, the following terms
shall have the following meanings:
A building containing three or more dwelling units occupied
or intended to be occupied by persons living independently of each
other, or a group of such buildings.
Space allocated for collection and storage of source-separated
recyclable materials.
(2)
There shall be included in any new multifamily housing
development that requires subdivision or site plan approval indoor
and/or outdoor recycling areas for the collection and storage of residentially
generated recyclable materials. The number of sites and dimensions
of the recycling areas shall be sufficient to accommodate recycling
bins or containers which are of adequate size and number and which
are consistent with anticipated usage and with current methods of
collection in the area in which the project is located. The number
of sites and dimensions of the recycling areas and the bins or containers
shall be determined in consultation with the Municipal Recycling Coordinator
and shall be consistent with the district recycling plan adopted pursuant
to Section 3 of P.L. 1987, c. 102 (N.J.S.A. 13:1E-99.13) and any applicable
requirements of the Municipal Master Plan adopted pursuant to Section
26 of P.L. 1987, c. 102.
(3)
The recycling areas shall be conveniently located
for the residential disposition of source-separated recyclable materials,
preferably near, but clearly separated from, a refuse dumpster.
(4)
The recycling areas shall be well lit and shall be
safely and easily accessible by recycling personnel and vehicles.
Collection vehicles shall be able to access the recycling areas without
interference from parked cars or other obstacles. Reasonable measures
shall be taken to protect the recycling areas and the bins or containers.
(5)
The recycling areas or the bins or containers placed
therein shall be designed so as to provide protection against adverse
environmental conditions which might render the collected materials
unmarketable. Any bins or containers which are used for the collection
of recyclable paper or cardboard and which are located in an outdoor
recycling area shall be equipped with a lid or otherwise covered so
as to keep the paper or cardboard dry.
(6)
Signs clearly identifying the recycling areas and
the materials accepted therein shall be posted adjacent to all points
of access to the recycling areas. Individual bins or containers shall
be equipped with signs indicating the materials to be placed therein.
(7)
Landscaping and/or fencing shall be provided around
any outdoor recycling areas and shall be developed in an aesthetically
pleasing manner.