Driveway aprons shall be required between the curbing and the sidewalk. They shall be six inches of concrete according to specifications required for curbing described in §
155-93D(4) above. When sidewalks are not required, there shall be constructed on each building lot, a bituminous concrete apron 10 feet wide between the curb and the right-of-way line which shall be two inches thick or bituminous concrete type FABC and built over a quarry blend stone base four inches thick.
Site plan and subdivision layouts shall comply with the following:
A. No structure or parking areas, including but not limited to commercial business and residential buildings, or fill, will be allowed within 50 feet of the one-hundred-year-floodplain of existing ponds, lakes, floodways, stream corridors, nor within wetlands, marshlands, and riparian lands unless a regulated use permit has been issued in accordance with the procedure and regulations of §
155-55 of this chapter.
B. Impervious surfaces shall not exceed 20% of the area of the tract within 80 feet of a floodplain, without a regulated use permit.
C. Any other resource protection area, as herein defined, including but not limited to marshlands (areas wherein standing water is retained for 24 or more consecutive hours and to which vegetation unique to marshes, swamps or wetlands has become adapted) and areas where conservation is required, shall not be encroached upon if, in the opinion of the Township Engineer, through consultation with the Environmental Commission, encroachment or construction upon such resource area will constitute a hazard to existing drainage patterns and to the balance of the natural environmental systems within and adjacent to the area of the site.
[Amended 6-19-1996 by Ord. No. 344-96]
Monuments shall be of a size and shape required by the state statutes and New Jersey Administrative Code, and amendments and supplements thereto, and shall be placed in accordance with said statute and Administrative Code. In addition to the required monuments after the grading is finished, the developer shall install a solid steel stake one inch in diameter and 30 inches in length on lot corners, lot line angle points or other changes in direction not marked by monuments, and at all angle points or discontinuities in easement lines where such easements are not parallel to property lines.
[Amended 2-20-2008 by Ord. No. 468-2008]
Where recreation areas and facilities are required or provided, the regulations and standards contained herein shall apply; along with the appropriate sections of §
155-109 or this chapter.
A.
Map.
(1)
A map and accompanying text shall identify the site and locate and describe the types and quantities, physical accessibility and availability for public use of recreation facilities and services within two miles of the site, including but not limited to the following: waterways, beaches, wetlands, marinas, boat docks and launching platforms, playgrounds, parks, forests, natural areas, tennis courts, swimming pools, bikeways, etc. The extent of existing use and of unused capacity of these facilities, shall also be indicated based upon the anticipated schedule of development.
(2)
The relationship of the outlying recreational facilities and the utility to the needs of the proposed project shall be clearly documented with respect to demand and supply considerations.
B.
Open space and recreational plan.
(1)
The proposed location, type and quantity of open space provided by the applicant at the site shall be classified and described. The proposed location, type and quantity of areas and structures provided by the applicant for on-site active and passive indoor and outdoor recreation shall be classified and described. The applicant shall discuss how the open space and recreation areas and structure areas are to be maintained. The applicant shall demonstrate how the proposed open space and recreation system links with, enhances or expands upon the contiguous or adjacent open space and recreation areas and specify how the public's access to the open space and recreation system is assured, either by public ownership dedicated land, easements or other suitable mechanisms.
(2)
The recreational plan shall present a detailed breakdown of recreational activities or the population of the proposed project by age groups and sex. Such plan shall also indicate the recreational uses that have seasonal value, i.e., summer, winter, fall and spring, as well as the day or night use. (Note: At a minimum, such plan shall use as a guideline the standards and comments set forth in: A Guide For Recreational Design Review, New Jersey Department of Community Affairs, Division of Local Government Services, September 1976; Site Planning Standards, Joseph DeChiara and Lee F. Koppelman, McGraw-Hill, 1978: and Urban Planning and Design Criteria, Third Edition, Joseph DeChiara and Lee E. Koppleman, McGraw-Hill.)
(3)
Within the scope of recreational activities required by the projected population of the proposed project, the plan shall identify the extent to which those recreational needs shall be accommodated within the project or by existing community facilities.
(4)
All recreational areas and facilities shall be designed in accordance with the New Jersey Department of Environmental Protection publication, Administration Guidelines: Barrier-Free Design Standards for Parks and Recreational Facilities and, if in the Pinelands Area, in accordance with N.J.A.C.7:50-6.143(a)2 and 6.144(a)1-3.
C.
General requirements.
(1)
Prior to preliminary approval, the applicant shall submit, for review by the Township Planner, manufacturer's descriptive data supporting information for all park and recreation apparatus.
(2)
In the designation of common open space areas, consideration shall be given to providing for continuity of open space between sections of a development and between open space on adjacent lands. Open space shall be distributed throughout the development so that there is a hierarchy of activities from preservation areas to passive open space adjacent to and between each residential cluster. Designating all open space in one portion of a development is discouraged.
(3)
Usable recreation space should be provided for active recreation with 1/4 mile of all units. Part of this recreation component may consist of a lake or pond having constant water level, but excluding therefrom detention and retention basins. Any larger preservation spaces shall be contiguous to and directly related to dwelling structures. Usable recreation space may be improved with facilities for swimming pools, tot-lots, playgrounds and quiet outdoor sports such as soccer, lacrosse and the like, and accessory buildings such as clubhouses and pavilions. The approving authority shall have complete and final determination as to the adequacy, usefulness and functionality of lands set aside for open spaces.
(4)
Recreational facilities should be operated for the benefit of the residents of the development. They should not be commercial enterprises open to anyone who pays a fee.
(5)
Common open space for recreational purposes shall be provided in all major subdivisions and residential site plans in an amount as required by this chapter and by this section, where applicable. The developer shall improve this area for active and passive recreation as specified herein. Plans for the improvement of this recreation area shall be an integral component of any preliminary plat and final construction drawings for any major subdivision or residential site plan.
(6)
The developer shall have the option to post an off-tract assessment in an amount calculated pursuant to Subsection
I.
(7)
Notwithstanding the minimum area requirements for open space and recreation in this chapter, the following minimum requirements shall be met by all major residential developments within the Township. Such open space areas shall be developed with appropriate recreational facilities sufficient to meet the needs of the residents of the proposed development. These areas shall provide recreational opportunities based on the following formula: 1/12 of one acre (1/20 acre) for each dwelling unit, plus 5% of the gross site area for undeveloped (passive) recreation. Recreational facilities shall be provided as indicated by Subsection
E.
(8)
Where feasible, the common open space shall connect to an existing Township park, recreation or conservation lands or connect into an adjacent planned development's common open space. Public pedestrian and/or bicycle paths shall be included in the open space whenever feasible and shall be designed to connect into a larger-scale Township system if applicable or feasible.
(9)
There should be a close visual and physical relationship between open space and as many dwelling units as are reasonable possible. Open space areas should weave between dwelling units generally respecting a minimum width of 50 feet and periodically widening out into significant and usable recreation areas.
D.
Open space/recreation design guidelines.
(1)
An effective open space system should tie together a number of diverse recreational activity areas with adequate pedestrian pathways and auto/bicycle access for the residents it is intended to serve. As many homes as possible should have direct access to the open space of a development. Developed open space generally should not be isolated in one corner of a project.
(2)
Active recreation should be visibly close, but shall not interfere with the privacy of adjacent residents. It should be designed to accommodate the recreation needs of the project's intended age groups.
(3)
Development in the vicinity or undeveloped open space shall be designed to protect the site's natural resources, animal habitat, flood-prone areas, etc. The undeveloped open space shall be utilized to provide protection for critical ecosystems within the project site and to preserve in perpetuity the natural assets of the project area.
(4)
All open space shall be recorded in the master deed for each project to reflect its permanency for such space. Such document shall be submitted to the Planning Board prior to final approval.
E.
Recreational facilities.
(1)
In all residential developments that require recreational facilities the developer shall install, as a minimum, the following recreational facilities on the land that has been set aside for recreational purposes. The Planning Board may, at its discretion, alter the schedule of active recreation facilities, or allow equivalent facilities such as skating rinks, picnic areas, swimming facilities, etc.
Dwelling Units
|
Land
|
Tot Courts
|
Tennis Courts
|
Basketball Grounds
|
Play Fields
|
Multipurpose
|
1 to 4
|
—
|
—
|
—
|
—
|
—
|
—
|
5 to 24
|
*
|
1
|
—
|
—
|
—
|
—
|
25 to 49
|
*
|
1
|
—
|
1
|
—
|
—
|
50 to 99
|
*
|
1
|
1
|
1
|
—
|
—
|
100 to 199
|
*
|
2
|
2
|
1
|
—
|
—
|
200 to 249
|
*
|
2
|
2
|
1
|
1
|
1
|
250 to 349
|
*
|
2
|
3
|
1
|
1
|
1
|
350 to 449
|
*
|
2
|
4
|
2
|
1
|
1
|
NOTES:
|
*
|
0.05 acres per dwelling unit (plus 5% of the gross site area undeveloped (passive) recreation.
|
(2)
Tot-lots. Tot-lots shall be a minimum of 5,000 square feet excluding areas required for fencing, buffering or walkways and shall contain, as a minimum, the following improvements:
(a)
A four-foot-high chain link fence with gate or other buffering or screening bordering residential properties and roadways.
(b)
Two benches, each to be eight feet long and constructed of aluminum.
(c)
Two table and bench sets.
(d)
Ground cover shall be in accordance with the requirements of the New Jersey Uniform Construction Code; Playground Safety Subcode.
(e)
One swing set with four swings, two of which shall be tot swings, one tot chair and one slash-proof belt seat, 2 3/8 inches outside diameter; legs and top rails with 2 7/8 inches outside diameter fittings, eight feet in height.
(f)
One single platform whirl, seven feet eight inches in diameter.
(g)
Two saddle mates with metal C springs.
(h)
One climber, two feet by 12 feet with a height of approximately four feet seven inches.
(i)
One sandbox, 15 feet by 15 feet.
(j)
One slide tow feet by 14 feet, with a height of approximately six feet and must have wraparound top rails with nonskid steps.
(k)
One trash receptacle with retractable bottom, ten-gallon capacity, green in color.
(3)
Playgrounds. Playgrounds shall be not less than three acres in size, excluding areas required for fencing, buffering or walkways, and shall contain, as a minimum, the following improvements:
(a)
Not less than one tot-lot as defined above.
(b)
Not fewer than one play lot which shall contain, as a minimum, the following improvements:
[1]
One heavy-duty swing set with legs and top rail not less than 2 3/8 inches outside diameter and with 2 7/8 fittings. The swing set is to be at least 10 feet in height with not fewer than four slash-proof belt-type seats.
[2]
One bicycle rack not less than 10 feet in length, of aluminum construction or such other materials as may be approved by the Township Planner.
(c)
Playing fields and courts.
[1]
Not less than 2.25 acres of seeded or sodded open space (not otherwise utilized as a tot-lot and/or playground) which shall, as a minimum, contain one of the following:
[a]
Two basketball and two tennis courts.
[b]
One baseball and one softball field.
[c]
One football and one soccer field.
[2]
Football and soccer fields may share all or portions of the same open area.
[4]
Where playing fields, as noted above, share all or portions of the same area, the layout of such fields shall be subject to the approval of the Township Planner.
(4)
Tennis courts. Tennis courts shall be of regulation sealer and in all cases shall be constructed as follows:
(a)
The courts shall be four inches of bituminous stabilized base on a properly prepared subgrade on 1.5 inches of FABC leveling course, and 1.5 inches SP-1 vinyl latex top course and shall be color-coated with light green for in-play and brick red for out-of-play. The sealer shall be California Products Corporation or equal as approved by the Township Planner.
(b)
There shall be one set of ground sockets set in concrete on each court.
(c)
There shall be one set of tennis posts 3 1/2 inches outside diameter with heavy-duty nylon nets on each court.
(d)
There shall be one reel per court.
(e)
Tennis courts shall be surrounded with a twelve-foot high green vinyl-clad chain link fence with entrance gate and buffered planning as designated by the Township Planner.
(f)
There shall be night lighting with timers at courts to be designated by the Township Planner.
(g)
One bench eight feet in length and constructed of aluminum shall be installed at each court.
(5)
Basketball courts. Basketball courts shall be a minimum size of 50 feet by 84 feet and shall contain, as a minimum, the following requirements:
(a)
Two fan-shaped aluminum basketball backstops.
(b)
Two four-and-one-half-inch outside diameter basketball posts with forty-eight-inch extension.
(c)
Two double-ring and double-brace goals with metal nets.
(d)
Four inches of bituminous stabilized base course on a properly prepared subgrade, 1.5 inches of FABC leveling course, and a one-inch SP-1 vinyl latex top course.
(e)
There shall be night lighting with timers at courts to be designated by the Township Planner.
(6)
Baseball or softball fields. The baseball/softball fields shall have a minimum slope of 2% and a maximum slope of 3%, with grading to be approved by the Township Engineer, and shall contain, as a minimum, the following requirements:
(a)
Baseball/softball field combinations should conform to the recommended standards in design.
(b)
There shall be one backstop with four panels: two ten-foot back panels and two side panels 10 feet high with complete overhang over the back and side panels.
(c)
There shall be two side fences, four feet high and 20 feet long, with chain link fencing on both sides of the side panels.
(d)
There shall be two fifteen-foot long players' benches, constructed of aluminum.
(e)
The infield should be covered with infield dirt as required by the Township Engineer.
(7)
Football/soccer fields. Football/soccer fields should be a minimum of 1 3/4 acres and shall have a minimum slope of 2% and a maximum slope of 3% and shall be approved by the Township Engineer. All fields should conform to the recommended standards in design.
(a)
Football/soccer field combinations should conform to the recommended standards in design.
(b)
There shall be two combination football/soccer posts.
(c)
There shall be two heavy-duty nylon soccer nets.
(d)
There shall be two aluminum benches, each 15 feet in length.
(8)
Multipurpose fields. Multipurpose fields shall be a minimum of 250 feet by 420 feet, exclusive of area required for fencing, screening, buffering and parking facilities or other ancillary facilities, and shall contain, as a minimum, the following improvements:
(a)
Completely grassed field.
(b)
Baseball/softball backstop in one corner of the site.
(c)
Football/soccer field goal posts made of pipe at each end of the field.
(d)
The field shall have a minimum slope of 2% and a maximum slope of 3%.
(e)
There shall be night lighting with timers at courts to be designated by the Township Planner.
(9)
Pedestrian, bicycle and fitness trails.
(a)
Pedestrian and bicycle trails, when constructed as one trail, shall be a minimum of six feet wide. Trails are to be constructed free of branches or other obstructions, are to have a minimum slope of 2% and should follow the contour of the area where possible. Trails should be constructed of two-inch FABC-1 surface course over six inches of quarry blend. Paths should generally follow ground contours, streams, lakes ponds or other natural features and shall have a designation. When crossing roadways in a development, appropriate depressed curbing, signs and crosswalk striping shall be provided.
(b)
Walkways and bicycle paths shall have information signs. If trails are designated to be specifically used for bicycles, then a sign marked with the international bicycling symbol shall be used. The path system shall meet the following requirements.
[1]
Fitness trails shall be twenty-two-piece units with information signs explaining use of each apparatus (wooden units)
[2]
Pedestrian walkways shall have one aluminum park bench, six feet in length, for every 1/2 mile.
[3]
Information signs shall be placed at various points on the trail.
(10)
Neighborhood parks. A neighborhood park shall be a minimum of seven acres, included in the minimum acreage is fencing, screening, buffering and landscaping bordering residential properties or any roadway and shall contain, as a minimum, the following requirements:
(a)
Tot-lot: one fully enclosed with four-foot high chain link fence and one entrance gate.
(c)
Multipurpose paved courts: two basketball and two tennis courts.
(d)
Multipurpose field: one baseball/softball and one combination football/soccer field.
(e)
Picnic area. A minimum of 1/2 acre and shall have, as a minimum, five aluminum picnic tables and three grills.
(f)
Parking area. A minimum of one car per 300 persons of population served with not fewer than 10 parking spaces with two parking spaces for the disabled.
(11)
Barrier-free site designs for the disabled. All tot-lots, playgrounds, tennis/basketball courts, parks and any other recreation areas shall be barrier-free so as to allow accessibility for the disabled. Such areas are to be fully accessible, both in the active areas, and shall contain, as a minimum, the following requirements:
(a)
There shall be a minimum of two parking spaces for the handicapped with proper signage and striping.
(b)
Walkways shall be a minimum of six feet wide for easy mobility.
(c)
There shall be access ramps where steps are otherwise required on entrance to any recreational site. Ramps shall be four feet wide with two continuous handrails, 32 inches high.
(d)
Gates on all chain link fences shall have a clear opening of 34 inches.
(e)
On all walkways which cross roads or sidewalks, a depressed curb shall be provided for accessibility by the handicapped.
(12)
Community building. In planned developments of over 150 dwelling units, consideration shall be given toward a recreation center/community multipurpose building. Such facilities should be within walking or easy biking distances of the majority of the residents it is intended to serve.
(13)
Other amenities. Consider jogging trails and exercise areas in an adult-oriented project. Provide benches and sitting areas along pathways where appropriate and particularly where they can incorporate or provide views of a significant landscape feature, recreational facility or interesting site design of the project. Consider area reserved for small garden plots in larger developments.
F.
The Board may require a developer to make certain site preparation improvements to the open spaces and may require that the site preparation improvements are made a part of the plan and are noted herein. These improvements may include the following:
(1)
Removal of dead and diseased trees.
(2)
Thinning of trees or other growth to encourage more desirable growth.
(4)
Improvements or protection of the natural drainage system by use of protective structures, stabilization measures and similar devices.
G.
Development of open space and recreational facilities shall proceed at the same rate as development of the dwelling units. To assure compliance with this section, the Planning Board shall require the approval of an overall phasing plan and approval for any subdivision planned and/or clustered development.
H.
The requirements of this section relating to the construction of active Recreation facilities may be modified and/or waived by the Planning Board's determination that both the area local to the development and Weymouth Township's park and recreation needs would be better served by an agreed cash bequest to the designated parks and recreation budget, which sums shall be added to the current municipal budget, when received as a dedication by rider, in accordance with the provisions of N.J.S.A. 40A:4-39.
I.
Contribution in-lieu of facilities.
(1)
The amount of contribution required pursuant hereto shall be determined by the Township based upon the cost to the Township to provide active recreational areas and the value of the land for the passive recreation area. This would apply to all residential development (including minor subdivisions) with the exception of a remainder lot from a subdivision that contains an existing single-family dwelling that would remain. An evaluation of the costs will annually be reviewed by the Township in order to determine if the per-lot contribution needs to be adjusted. The cost is established at $5,000 per lot, $2,500 dollars of which will be held in trust by the Township until the use of the funds is authorized by Township Committee.
(2)
Payment of the contribution required herein shall be made prior to the recording of the subdivision.
J.
All development within the Pinelands Area of the Township shall conform to the recreation requirements contained in Section 7:50-6.141 to 7:50-6.144 of the CMP.
K.
Swimming pools. Private swimming pools in residential areas shall have a gross area of water and deck designed for the needs of the residents of the development.
(1)
All swimming pools shall be fully enclosed by a six-foot chain link or other fully approved fence equipped with gates and locks.
(2)
Shall have adequate lifesaving equipment.
(3)
Within accessory building(s), shall have adequate lavatory facilities, plus, under lock and key, storage facilities wherein shall be kept all pool chemicals and equipment.
(4)
All
swimming pool facilities shall comply with the regulations set forth in §
155-127 of this chapter.
In order to preserve and assure the harmonious relationship of residential units to the comprehensive neighborhood pattern and to prevent undue similarity of design which may lead to undue impairment of the stability and value of residential units and produce neighborhood degeneration and blight with attendant deterioration of conditions affecting the health, safety, morals and general welfare of the inhabitants thereof and the ownership at large, no major subdivision shall be approved until the planned construction (including front, side and rear elevations) of residential units has been reviewed and approved by the Planning Board in accordance with the standards enumerated below, or unless a waiver of these requirements has been granted by the municipal agency as provided for elsewhere in this chapter.
A. The residential unit shall be of such character, quality or architectural design and construction materials as will assure that the proposed structure will be in keeping with the general character of the area in which it is located;
(1) That the proposed structure will have a harmonious relationship with area residential structures;
(2) That the proposed structure is not likely to produce any of the harmful effects which lead to neighborhood degeneration and blight with attendant deterioration of conditions affecting the health, safety, morals and general welfare of the Township at large.
B. The floor plan for each residential unit shall be sufficiently different from the existing or planned residential unit immediately adjacent to it on either side and from the existing or planned residential unit on a lot which is immediately across a street from any portion of its lot or of the adjacent lots, to be deemed sufficiently different.
(1) Said floor plan shall have a substantial reorganization and relocation of the various living areas of the residential units.
(2) Mere variation of room sizes or reversal of floor plans, whether from side to side or front to back, shall not be construed as sufficiently different.
C. The front facade for each residential unit shall be substantially different from the front facade of any existing or planned residential unit within five lots in either direction on the same side of the street from any portion of the above-described lots; in the case of the corner lots, the side and rear elevations of any existing or planned residential unit or any other corner lot at the same street intersection must be substantially different. To be deemed substantially different, the facade or side and rear elevation thereof, as the case may be, must be different in at least three of the following five respects:
(1) The relative location of a garage, if attached, a portico, if any, or any other such structural appurtenance with respect to the residential unit itself.
(2) The relative location or type of windows and doors.
(3) The type or pitch of the roof.
(4) The type of siding material.
(5) The type of roofing material, or the color thereof or the pattern.
D. Not fewer than four different residential unit floor plans, together with not fewer than three different front, side and rear elevations for each.
(1) Such floor plans and elevations shall be sufficiently different and distinct so as to meet the design standards of this chapter.
(2) Such plans and elevations shall be accompanied by a map of the tract indicating the plan and elevation to be placed on each lot in the tract.
(3) In the event that the subdivider contemplates selling lots only or building custom designed and built residences, and so indicated on his or her application, this requirement shall be waived.
All developments, upon municipal approval of plans and prior to the issuance of a building permit, shall obtain a street excavation permit for any excavation, removal, replacement, repair, construction or other disturbance of any portion of the public improvements within a public street or drainage right-of-way, and be required to observe all other regulations as set forth in this chapter.