A.
All improvements shall be installed in complete accordance
with the standards of this chapter, with other particular specifications
approved by the municipal agency and Township Engineer and with all
other applicable municipal, county, state and federal regulations.
(1)
Should improvements be required which are not provided
for within the particular sections of this chapter, they shall be
designed and constructed in accordance with good engineering practice
and recognized design standards.
(2)
The developer (or his or her engineer) shall submit
detailed design calculations and construction specifications in each
instance.
(3)
Prior to initiation of such specialized design, the
particular standards to be utilized shall be submitted for review
by the municipal agency and Township or municipal agency Engineer.
(4)
In the event of a conflict between a Township standard
and a Pinelands Commission standard, the application of the Pinelands
Commission standard shall supersede the Township standard.
B.
The Standard Specifications for Road and Bridge Construction
of the New Jersey Department of Transportation (latest edition), including
all addenda, and the Standard Construction Details of the New Jersey
Department of Transportation (latest edition) as modified, supplemented,
amended or superseded by the requirements of this chapter, by the
approved final plat, by particular agreement among the municipal agency,
Township Committee and subdivider or by the other applicable Township,
county, state or federal regulations, shall govern the completion
of the required improvements. Such Standard Specifications and Standard
Construction Details are made a part of this chapter by reference
and will not be repeated herein. It is the responsibility of all developers
to familiarize themselves with these standards, copies of which may
be examined at the offices of the Township Clerk, Administrative Officer
and Township Engineer and may be obtained, upon payment of the cost
thereof, from the New Jersey Department of Transportation. The requirements
of this chapter, of an approved final plat or of particular agreements
and conditions of approval and of applicable Township, county, state
or federal regulations shall govern and prevail in the case of conflict
between them and the Standard Specifications or Standard Construction
Details. Should the Township adopt, subsequent to the effective date
of this chapter, particular and specific standard construction details
for the Township, they shall govern and prevail over the Standard
Construction Details of the New Jersey Department of Transportation
previously referred to.
A.
All site plan and subdivision plats shall conform
to design standards that will encourage desirable development patterns
within the Township.
(1)
Where either or both an Official Map or Master Plan
have been adopted, the site plan or subdivision shall conform to the
proposals and conditions shown thereon.
(2)
The streets, drainage right-of-way, school sites,
public parks and playgrounds and other municipal facilities shown
on an adopted Master Plan or Official Map shall be considered in the
review of site plan plans and subdivision plats.
(3)
Where no Master Plan or Official Map exists, or makes
no provisions therefor, streets and drainage rights-of-way shall be
shown on the final plat in accordance with N.J.S.A. 40:55D-38 and
shall be such as to lend themselves to the harmonious development
of the Township and the enhancement of the public welfare.
B.
Within the criteria established by and subject to
the review and approval of the municipal agency, all design of a site
plan or subdivision is the responsibility of the developer, and he
or she shall be responsible for and bear the entire cost of any and
all investigations, tests, reports, surveys, samples, calculations,
environmental assessments, designs, researches or any other activity
necessary to the completion of the design.
(1)
The standards set forth in this chapter shall be taken
to be the minimum necessary to meet its purposes as set forth elsewhere
herein.
(2)
The responsibility of the municipal agency shall be
to see that these minimum standards are followed and, in those cases
not covered by these standards, sufficient precautions are taken to
assure that the eventual design is conducive to the implementation
of the purposes of this chapter and the Township Master Plan.
(3)
The municipal agency may employ professionals in various
disciplines to advise and assist it in its determinations.
(4)
Any decisions of the municipal agency regarding the
suitability or sufficiency of any design proposal, taken upon advice
of its professionals and subject to the provisions of this chapter,
shall be deemed conclusive.
C.
To properly execute the design of a site plan or subdivision,
it is anticipated that the developer will obtain or cause to be obtained
certain design data, including but not limited to soil tests and analyses,
environmental assessments, traffic studies and traffic projections,
surveys, reports and similar design data.
(1)
Any and all such data obtained by the developer, or
by others retained by him or her to complete the design, shall be
made available to the municipal agency and its employees and professional
consultants, for the purpose of reviewing the proposed design.
(2)
Should the municipal agency determine that the design
data submitted is not sufficient for the purpose of completing a full
review of the proposal, it may request the applicant to provide such
additional information as is deemed necessary.
(3)
Until the applicant supplies such information, no
submission under the provisions of this chapter shall be termed complete.
(4)
Nothing contained herein shall be interpreted to prevent
the municipal agency from making or causing to be made such independent
studies, calculations or other undertakings as it deems necessary
in the review of any application for development.
D.
When a developer determines that it will be necessary
to utilize design standards in addition to or other than those minimum
requirements established herein, he or she is advised to consult with
the Township Engineer prior to beginning his or her detailed design,
for review and approval of his or her proposed design standards.
E.
It is recognized that, in certain instances, preexisting
conditions or the uniqueness of a particular proposal may require
the waiver of some of the standards presented herein.
(1)
The municipal agency may consider and, for cause shown,
may waive strict conformance with such of these detailed design standards
as it sees fit.
(2)
Any developer desiring such action shall present with
his or her application for development a listing of all such waivers
desired, together with the reasons therefor.
A.
All improvements referred to in this section shall
be subject to inspection and approval by the Township Engineer, who
shall be notified in writing by the subdivider at least 24 hours prior
to the start of each phase of construction. No underground installation
shall be covered until inspected and approved.
B.
Before any subdivider, contractor or agent shall install
any of the above required improvements, said subdivider, contractor
or agent must be approved and accepted by the Township Committee for
competency and previous experience, and shall be required to supply
information as shall be necessary for the Township Committee to make
such determination. No construction work shall commence without the
Township Engineer being notified in advance of such proposed construction,
and such notice shall be given by the subdivider at least 24 hours
before the commencement of said work.
C.
Prior to the submission of the final plat to the Planning
Board, the subdivider shall obtain from the Township Engineer an estimate
of all improvements or uncompleted portions thereof in accordance
with the requirements and specifications in this section, together
with an estimate of any damage to any existing accepted streets abutting
the proposed subdivision, which may be caused by reason of work performed
in said subdivision.
(1)
As a condition to the final approval of the final
plat by the Township Committee, the subdivider shall post a performance
guaranty conditioned upon the completion of the required improvements
and for repair of any damage caused by the subdivider to existing
streets, for soil protection, and protection against removal of trees.
(2)
The performance guaranty shall consist of a performance
bond in an amount equal to the total estimated cost of the aforesaid
items plus 20% issued by a bonding or surety company authorized to
issue such performance bonds in New Jersey and to be approved as to
form by the Township Attorney, or by the deposit in escrow of cash
or negotiable securities as approved by the Township Committee, or
other collateral or surety agreements as may be approved by the Township
Committee.
(3)
Such performance guaranty shall run for a period to
be fixed by the Township Committee, but in no case for a term of more
than three years.
(a)
However, with the consent of the subdivider
and the surety, if there be one, the Township Committee may by resolution
extend the term of such performance guaranty for such additional period
as it shall deem reasonable under the circumstances.
(b)
The amount of the performance guaranty may be
reduced by the resolution when portions of the required improvements
have been installed and inspected as above set forth.
(4)
The subdivider shall also pay the Township Committee
a fee amounting to 5% of said estimated cost, to cover the cost of
supervision, payable prior to the signing of the plat by the appropriate
Township officials.
D.
For municipal acceptance of public improvements, when
the subdivider has constructed and installed the streets, drainage
facilities, curbs, sidewalks, street signs, monuments and other improvements
in accordance with Township regulations, standards and specifications,
and desire the Township to accept the said improvements, he or she
shall, in writing, addressed to the Township Committee with copies
thereof to the Township Engineer, request the Township Engineer to
make semifinal inspection of the said improvements. Accompanying this
request, the subdivider shall submit an as-built plan showing all
subsurface utilities such as French drains, combination drains, sanitary
sewage disposal systems, both public and individual water lines and
control valves, gas lines, telephone conduits, monuments, property
iron markers and any other utility installed but not shown on the
original engineering detail plan.
E.
The issuance of a certificate of occupancy for any
residence within a major subdivision shall be accompanied by a statement
from the Township Engineer that all public improvements affecting
the residence in question have been installed.
F.
Improvements shall be designed and constructed in
accordance with the requirements herein.
(1)
Should improvements be required which are not provided
for within the particular sections of this chapter, they shall be
designed and constructed in accordance with sound and accepted engineering
practices and recognized design standards.
(2)
The developers (or their engineer) shall submit detailed
design calculations and construction specifications in each such instance.
(3)
Prior to the completion of such specialized design,
the particular standards to be utilized shall be submitted for review
by the Township Engineer.
(4)
All parking areas, passageways and driveways shall
be constructed with either bituminous concrete flexible pavement structure
or a Portland cement concrete rigid pavement structure.
(5)
The pavement structure design for each particular
site utilizing either a flexible or rigid pavement type shall be the
responsibility of the developers (or their engineer).
(a)
The pavement design shall be based upon traffic
loading projections and field sampling and laboratory analysis of
the subgrade soils to be encountered in roadway areas in the site
and shall follow current design recommendations of the Asphalt Institute,
Portland Cement Concrete Association or such other generally recognized
standards as may be acceptable to the Planning Board Engineer.
(b)
As a minimum requirement, rigid Portland cement
paving shall be expansion-joint-type paving utilizing joints similar
to Type A expansion joints, according to the Standard Construction
Detail of the New Jersey Department of Transportation; shall be reinforced,
constructed with Class B air-entrained concrete and shall have a minimum
thickness of six inches.
(c)
Flexible bituminous concrete pavement shall
consist of at least four inches of hot mix bituminous stabilized base
course and a minimum wearing course surface of not less than 1 1/2
inches of pavement, Type FABC-1 (minimum total pavement thickness:
5 1/2 inches) or other appropriate pavement composition determined
as previously enumerated in this section, all in accordance with the
applicable requirements of the standard specifications.
(6)
Sidewalks with a minimum width of four feet and a
minimum thickness of four inches shall be provided in all parking
areas for five or more vehicles, between parking areas and principal
structures, along aisles and driveways, and wherever pedestrian traffic
shall occur.
(a)
Sidewalks must be raised and curbed six inches
above the parking area except where crossing streets or driveways,
and wherever pedestrian traffic shall occur.
(b)
Sidewalks and parking areas must be arranged
to prevents cars from overhanging or extending over sidewalk areas.
(c)
All sidewalk construction shall be in accordance
with the applicable requirements of the standard specifications.
(d)
Sidewalk areas crossing driveways shall be six
inches reinforced with welded wire fabric (66-12) or equivalent approved
by the Township Engineer.
(7)
The design and construction or approval of all sanitary
sewer systems (or extension of existing systems), either publicly
or privately owned, shall be under the jurisdiction of the Weymouth
Township Municipal Utilities Authority. Prior to the approval of any
site plans, the full approval of any public sewerage disposal system
must have been obtained from the Weymouth Township Municipal Utilities
Authority and, where applicable, required state permits filed with
the Planning Board.
(8)
No topsoil shall be removed from the site or used
as spoil. All topsoil moved during the course of construction shall
be redistributed on all regraded surfaces so as to provide an even
cover and shall be stabilized by seeding or planting. All regraded
areas shall be covered by a four-inch minimum thickness.
(9)
No tree of six-inch caliper or more, located on a
lot between the borders of the lots and building setback line, shall
be removed except for the installation of a driveway aisle or parking
area unless such approval is in accordance with a plan approved by
the Planning Board.
(10)
All planting, clearing, selective thinning,
topsoiling, seeding and other landscape work shall conform with the
applicable requirements of the standard specifications.
G.
In addition to the required performance guaranty,
the subdivider shall make a cash deposit in the amount of 10% of the
estimated cost of the improvements or original installations, said
cash deposit to be used as maintenance guaranty, and shall be conditioned
upon the maintenance of all said improvements in good condition and
repair for the period described below.
(1)
The cash deposit shall be held in escrow by the Township
and is to be drawn upon by the Township in the event that it becomes
necessary to maintain or repair any of the said improvements neglected
by the subdivider.
(2)
Said cash deposit shall be held for a period not to
exceed two years from the date that the public improvements have been
accepted by the Township.
A.
The following standards and guidelines contained herein
shall apply to all applications for site plan approval containing
proposed new buildings and structures of alterations or modifications
to existing structures.
B.
These building design objectives are intended to assist
the Planning Board in the review of specific development proposals.
(1)
All buildings should be located with proper consideration
of their orientation and relationship to other buildings, both existing
and proposed, it terms of light, air and usable open space, access
to public right-of-way and off-street parking; height and bulk; drainage
and existing topography; trees and vegetation; watercourses; solar
access and energy conservation.
(2)
Groups of related buildings shall be designed to present
a harmonious appearance in terms of architectural style and exterior
materials.
(3)
Buildings should be designed to be attractive from
all vantage points, including fences, storage areas and rear entrances.
(4)
Building setbacks should be varied to the extent practicable
in order to provide an interesting interplay of buildings and open
spaces.
(5)
Accessory buildings should be architecturally treated
in the same manner as principal structure.
(6)
All exterior storage areas and service yards, loading
docks and ramps, electrical and mechanical equipment and enclosures,
storage tanks and the like shall be screened from the public view,
within and from the outside of the development, by a fence, wall or
mature landscape materials, consistent with the exterior design of
building within the development.
(7)
Colors, materials and finishes shall be coordinated
in all exterior elevations of buildings to achieve continuity of expression.
All roof and wall projections such as gutters, flues, louvers, utility
boxes, vents, grills, downspouts, exposed flashing, overhead doors,
shall be painted or installed with an anodized or acrylic finish,
in a color to match adjacent surfaces.
(8)
Buildings of a traditional design should have steeper
roofs. Overhangs should be consistent in front and rear.
(9)
All openings in the wall of a structure such as windows
and doors should relate to each other on each elevation, vertically
and horizontally, in a clearly defined order; and should take into
account orientation to the sun, in terms of architectural elements
for sun-shading and consideration of the efficiencies of heat loss
and gain through such openings.
(10)
Buildings and parking areas should be designed
to relate to existing grade conditions. Exposed basement walls are
not acceptable as an architectural treatment. All exposed basement
walls must be painted to relate properly to the side of the building.
(11)
Landscape elements shall relate to architectural
design elements and shall be considered a strong unifying component
of the overall site design, reflecting the natural and man-made (architectural
and aesthetic) qualities of the development.
C.
These residential design standards and guidelines
are intended to assist the Planning Board in the review of specific
proposals.
(1)
Residential design should create the appearance of
individuality of housing units and avoid the appearance of a large
undifferentiated project.
(2)
Dwelling units should have adequate interior living
space, using low-maintenance, high-quality and aesthetically attractive
materials.
(3)
Easy access to outdoor space and parking from all
residential units should be provided.
(4)
The design should provide safe, well-lighted residential
environment free of through traffic and congestion.
(5)
Senior citizen housing should be located near community
facilities, public transportation and neighborhood retail services.
(6)
Each development in excess of 50 dwelling units shall
contain at least three substantially different, yet architecturally
compatible, principal building design and elevations. The architectural
design and materials used in the construction of the sides and rear
of a principal building shall be the same as the design and materials
used on the front of the principal building.
(7)
Appurtenances such as but not limited to tanks, condenser
units and other equipment shall be fully screened from view. Such
appurtenances and their screening, plus chimneys, cupolas and other
items which extend above the roofline, shall not exceed 15% of the
horizontal area of the first floor unless the highest such item shall
be used to measure building height.
(8)
Permitted yard encroachments shall include chimneys,
one-story bay windows projecting less than two feet, cornices, eaves
and rood overhangs, terraces or patios not covered nor rising more
than three feet above finished grade, gutters and downspouts.
(9)
All building plans approved by the Planning Board
shall be reviewed and approved by the New Jersey Department of Community
Affairs, Bureau of Housing Inspection, or authorized plan review agency
whose approval is required by state statute or municipal ordinance,
before any building permits are issued by the Construction Code Official.
(10)
The following design guidelines should be adhered
to:
(a)
Site design should create identifiable clusters
of dwellings which relate visually and functionally to the open space
network.
(b)
Site design should minimize noise intrusion
into the dwelling cluster and protect the visual privacy of dwelling
units.
(c)
Private and common open spaces should be clearly
delineated. Recreation facilities should be designed and sited for
the convenience of the users. Where a variety of age groups are expected
to inhabit the development, recreation facilities should be designed
to accommodate the full range of inhabitants.
(d)
Pedestrian circulation routes should accommodate
the predictable traffic patterns and form the shortest route between
dwellings and the facilities likely to be used. It should parallel
access roads and adjacent streets and, where feasible, link the developments
to off-site facilities that residents are likely to travel to.
D.
Dwelling units in a development designed for the possible
use by physically handicapped persons shall meet or exceed New Jersey
Uniform Construction Code minimum property standards and the additional
requirements contained herein.
(1)
Each such dwelling unit shall be accessible from the
nearest parking spaces by means of a walk uninterrupted by steps or
abrupt changes in grade and shall have a width of not less than five
feet and a gradient of not more than one foot in 20 feet or an approved
ramp. The parking spaces for the dwelling unit shall be reserved for
the use of its occupants and be not less than 12 feet wide and shall
not be so situated as to require the handicapped to pass behind parked
cars to reach the entranceway.
(2)
Electrical switches, controls and fire alarms shall
not be located more than 54 inches above the floor within the dwelling
unit or in any common area likely to be used by such dwelling occupants.
At least one toilet on the first floor of such dwelling units shall
be 19 inches from the floor to the seat.
(3)
The Planning Board shall approve common buildings
and facilities only if adequate provisions have been made for use
by the physically handicapped and shall be guided in such judgment
by the specifications for making buildings and facilities accessible
to and used by the physically handicapped as set forth in N.J.A.C.
17:19A et seq., New Jersey Barrier-Free Design Regulations, promulgated
by the Department of Treasury, Division of Building and Construction.
E.
The commercial office and industrial design standards
contained below are intended to assist the Planning Board in the review
of specific proposals.
(1)
Exterior materials may include brick, stone, anodized
aluminum and baked enamel metal panels, precast concrete and similar
materials, with appropriate texture and trim to prevent large undifferentiated
facade of the same material.
(2)
All roof planes or caps meeting the exterior facade
shall have overhangs or appropriate cornice and trim details.
(3)
All major entrances to buildings shall be properly
identified with architectural elements such as recessed entranceways,
projected overhangs and porticoes.
(4)
Flat roof canopies on metal pipe columns shall not
be used on commercial buildings.
(5)
Window and door openings shall include appropriate
trim and either recess or overhangs to promote a harmonious variety
of light and shade on the facade of the building.
(6)
Buildings and structures used for functional purposes,
such as warehouses, indoor sports facilities and manufacturing facilities,
shall include appropriate landscaping adjacent to boundary facades
in the public view.
A.
The block length, width and acreage within bounding
roads shall be such as to accommodate the size and dimensions of lots
required for the zoning district by this chapter and to provide for
convenient access, circulation control and safety of vehicles and
pedestrians.
B.
Block lengths may vary between 400 and 2,000 feet,
but blocks along other than local collector streets shall not be less
than 1,000 feet long.
C.
Interior crosswalks with a right-of-way 20 feet wide
containing a sidewalk of four feet or greater in width and fenced
on both sides may be required for blocks longer than 1,000 feet, from
the ends of the culs-de-sac to adjacent streets, and elsewhere as
required by the public convenience, including the provision of walks
giving access to schools, playgrounds and shopping centers without
the necessity of crossing traffic thoroughfares.
D.
For commercial, group housing or industrial use, block
size shall be sufficient to meet all area and yard requirements for
such use.
A.
Buffers shall be required for tracts fronting on arterial
and collector streets, on the perimeter of all tracts within the C
Commercial Zone; around parking lots and unloading areas, and of nonresidential
uses which abut areas zoned residential or are conforming residential
uses where the Planning Board determines that a proposed development
should be screened or separated from adjacent uses and from public
view.
B.
A buffer shall include an area topsoiled and containing
ground cover, seed and/or sod and appropriate plantings of evergreen
and deciduous trees and shrubs. Where buffers are required, the buffer
shall be at least 50 feet wide and located within common open space
areas. In no case shall part of the yard area assigned to a building
or a dwelling be considered as part of the buffer. A landscaped buffer
screen, where required, shall comply with the following minimum standards:
(1)
Shrubs and trees required as buffer elements shall
be comprised of a variety of species approved by the revised Environmental
Commission and shall conform to the current American Standard for
Nursery Stock sponsored by the American Association of Nurserymen,
Inc.
(2)
Where a commercial, business, office or industrial
use abuts an existing, conforming residential use, a landscaped buffer
shall be required along the perimeter and within the commercial, industrial,
office or business use lot in conformance with the Schedule of Lot
and Development Regulations contained within this chapter.[1]
[1]
Editor's Note: The Schedule is included at
the end of this chapter.
(3)
Preexisting vegetation and trees shall be preserved
and incorporated into the landscaped buffer in a manner recommended
by the Environmental Commission, provided that additional plantings
will be incorporated to comply with the minimum standards above.
(4)
A berm may be used as part of the landscaped buffer
screen, in which case the landscaping requirements may be reduced
in minimum height and quantity, provided that a suitable and attractive
visual screen is maintained. The berm shall not be less than three
feet horizontally. The design shall be reviewed by the Township Engineer
and the Environmental Commission.
(5)
The intensity of the buffer screen may be reduced
by the Planning Board if it is found that the proposed use is visually
attractive and not detrimental to the appearance of the neighboring
uses.
(6)
Within a buffer area, no use, activity or sign shall
be established other than the following:
(a)
Driveways which are necessary to provide proper
means of ingress and egress for parking ares. Driveways, when located
in a buffer, shall provide direct access from the road or right-of-way
line to the nearest nonbuffered area. Loop or peripheral roads shall
not be located within a buffer area.
(b)
Directional signs in conjunction with said driveways
which are necessary for the proper guidance and control of vehicular
traffic, provided that not more than one such sign is erected in conjunction
with each driveway.
C.
Within buffer areas required by Subsection A above, there shall be provided screening in accordance with the following regulations:
(1)
Except as otherwise provided herein, the screening
area shall be a minimum of 15 feet in width and shall be planted with
evergreen trees approved by the municipal agency based on the revised
requirements of the Pinelands Commission, and the Environmental Commission
and the Township Engineer. Trees shall be planted in two staggered
rows seven feet apart and shall be between six and eight feet in height
and shall conform to the current standard for nursery stock of the
American Association of Nurserymen. Within each row, the trees shall
be planted on six-foot centers. The municipal agency may vary the
spacing of the trees depending upon the species and the size of the
specimens.
[Amended 6-19-1996 by Ord. No. 344-96]
(2)
In cases where it is determined to be desirable by the municipal agency, evergreen trees planted with a minimum height of four feet may be substituted for the six-foot trees required under this section, provided that the developer shall install a solid six-foot stockade fence along the outside of the required screening strips in accordance with § 155-98 prior to commencing the construction of improvements on the site. The spacing of the trees may be varied by the municipal agency depending upon the size and species of the specimen to be used. The stockade fence shall be maintained in good condition by the developer as long as it exists or until such time as the evergreen trees have grown to a minimum height of 10 feet, at which time the developer may remove the stockade fence in lieu of maintaining it.
(3)
Where suitable trees exist within a screening area,
they should be retained and supplemented with shade-tolerant evergreen
trees to provide the equivalent of the required screening as determined
by the municipal agency.
(4)
Where all proposed buildings, parking area, and other
improvements are located, 100 feet or more from a property line abutting
a residential zone or use, the Planning Board may permit a screening
area 10 feet in width planted with a single row of evergreen trees
in a location approved by the municipal agency planted on five-foot
centers with a minimum height of six to eight feet of a type and species
to be substituted for the screening area required. Spacing requirements
for the buffer plantings may be varied by the municipal agency depending
upon the size and species of the specimens to be used.
[Amended 6-19-1996 by Ord. No. 344-96]
(5)
The required height for a screening area shall be
measured in relationship to the elevation of the land at the nearest
required rear, side or front yard setback line of the abutting residentially
zoned properties. Where the average ground elevation of the location
at which the screening strip is to be planted is less than the average
ground elevation at the nearest required rear, side or front setback
line on the abutting residentially zoned property, the municipal agency
may require the height of trees planted in the required screening
strip be increased by an amount equal to the difference in elevation.
Where the average ground elevation of the location at which the screening
strip is to be planted is greater than the average ground elevation
at the nearest required rear, side or front setback line on the abutting
residentially zoned property, the municipal agency may permit the
height of trees planted in the required screening strips, to be decreased
by an amount equal to 1/2 the difference in elevation, except
that in no case shall the required height of reduced to less than
four feet.
(6)
All trees in a screening area shall be watered weekly
through the first growing season. The developer shall construct a
six-inch-deep earth saucer six inches outside the dripline of each
tree to hold water and fill with woodchips or other suitable mulch.
Trees shall be nursery grown, balled and bagged, sheared and shaped,
of the required height and planted according to accepted horticultural
standards.
(7)
At the following locations within required screening
areas, evergreen shrubs with a maximum mature height of 30 feet or
less, approved by the municipal agency as to type, location and spacing,
shall be provided in lieu of the evergreen trees specified above:
(8)
Waiver. The municipal agency, after favorable recommendation
by the Township Engineer and the Environmental Commission, and after
examination and review, may waive, fully or partially, provisions
of this section in heavily wooded areas, in areas unsuitable for plantings
or because of other exceptional conditions, and/or may require supplementary
plantings. In cases where plantings are deemed not necessary, the
payment representing the cost of said improvement shall be made by
the developer to a Shade Tree Planting Fund to be established and
maintained by the Township for public rights-of-way.
A.
All development on tidal lagoons, navigable waterways
or other bodies of water, either existing or proposed, shall provide
for bulkheading. All development on nontidal bodies of water, either
existing or proposed, shall provide for bulkheading or other appropriate
permanent bank stabilization, acceptable to the municipal agency.
In no case shall bank slopes, bulkhead, riprap, revetments or other
elements of bank stabilization be located within required minimum
yard areas.
B.
Bulkheads may be constructed of treated timber, reinforced
concrete, marine alloy steel or other material in accordance with
approved details (if adopted) and a detailed design to be submitted
by the developer in each case for approval by the Township Engineer,
and such other approval authorities, including but not limited to
the United States Army Corps of Engineers, as may be necessary.
C.
The municipal agency may consider waiver and/or modification
of this requirement when necessary to preserve wetlands or other natural
features, provided that minimum lot sizes may be maintained and that
all development may be made reasonably secure from erosion.
A.
In Zoning Districts where bulk storage is a permitted
accessory use, the following minimum requirements shall apply:
(1)
No bulk storage of material or equipment shall be
permitted in any required front yard area or within 50 feet of any
public street, whichever is greater.
(2)
No bulk storage of materials or equipment shall be
permitted between any side or rear lot line and the required side
or rear setback line.
(3)
All bulk storage areas shall be screened from public view by means of suitable fencing and/or plantings as required by the municipal agency. Where the property is adjacent to a residential zone or use, the screening shall meet the minimum requirements of § 155-88 of this chapter, and a six-foot chain-link fence or equivalent shall be provided.
B.
No fence used to screen a bulk storage area shall be placed closer to any property line than the distance constituting the required front, side or rear setbacks and all setback areas shall be landscaped in accordance with the requirements of § 155-88 of this chapter.
C.
All service roads, driveways and bulk storage areas
shall be paved with bituminous concrete or other surfacing material,
as required by the municipal agency, which shall be of sufficient
strength to handle the anticipated use.
D.
In no instance shall on-site bulk storage of material
exceed the height of 10 feet.
E.
No heavy equipment shall be operated or parked closer
to the front property line than the required front setback plus 20
feet, except as the same may be in transit to or from the site.
A.
All grading, excavation or embankment construction
shall be in accordance with the approved final plat and shall provide
for the disposal of all stormwater runoff and such groundwater seepage
as may be encountered. All clearing, excavation and embankment construction
shall be in accordance with the applicable requirements of the New
Jersey Department of Transportation Standard Specifications. No excavated
material may be removed from the site except in accordance with an
approved final plat nor without the prior approval of the Township
Engineer. Where borrow excavation materials from off-site sources
are required to complete the necessary grading, such material shall
meet the requirements of Standard Specifications for Borrow Excavation,
Zone 3, and shall be subject to the approval of the Township Engineer.
All trees to be saved must be have a snow fence erected at the dripline
of the tree.
B.
Material which the Township Engineer judges unsuitable
for use in roadway embankment may be used for grading outside the
roadway right-of-way or in building areas with the permission of the
Township Engineer and the Construction Code Official (for building
areas). Any unsuitable material which cannot be satisfactorily utilized
on the site shall be removed from the site and disposed of at places
to be provided by the developer.
C.
All construction layout and grading stakes shall be
set by a licensed professional land surveyor employed by the developer
or his or her contractor.
D.
All rough grading must be completed prior to the construction
of roadway subgrade. All sidewalk areas and slope areas must be fully
graded prior to the construction of finished pavements or pavement
base courses.
E.
To preserve the integrity of pavements, embankments
and excavations for streets or roadways shall be provided with slopes
no steeper than one-foot vertical rise for every three feet of horizontal
distance.
F.
Such slopes shall be suitably planted with perennial
grasses or other ground cover plantings in accordance with the plans
approved by the municipal agency.
G.
In areas where excavations or embankments would extend
significantly beyond road rights-of-way, thereby causing disruption
to the natural environment of the development, the municipal agency
may, upon the application of the developer, consider or may, upon
its own initiative, direct the use of terraces, retaining walls, crib
walls or other means of maintaining roadway slopes.
(1)
In any event, the entire roadway right-of-way shall
be fully graded and any retaining walls, crib walls or terraces shall
be located outside of the roadway right-of-way and their maintenance
shall be the responsibility of the owner of the property on which
they are constructed.
(2)
The developer shall make suitable provisions in the
instruments transferring title to any property containing such terraces,
retaining walls or crib walls and shall provide a copy thereof to
the municipal agency and the Township Clerk.
(3)
All graded areas within or outside of the roadway
right-of-way shall be neatly graded, topsoiled, fertilized and seeded
to establish a stand of perennial grasses.
H.
Top of slopes in excavations and the toe of slopes
in embankment shall not extend beyond the right-of-way line or, where
provided, the exterior line of the six-foot-wide shade tree and utility
easement required herein. Sidewalk and easement areas shall slope
at 2% to the top of the curb elevation, and sidewalk construction
shall conform to this slope.
I.
Lot grading. Lots shall be graded to secure proper
drainage and to prevent the collection of stormwater. Said grading
shall be performed in a manner which will minimize the damage to or
destruction of trees growing on the land. Topsoil shall be provided
and/or redistributed on the surface as cover and shall be stabilized
by seeding or planting. Grading plans shall have been submitted with
the preliminary and final plats, and any departure from these plans
must be approved in accordance with the requirements of this chapter
for the modification of improvements. Grading shall be designed to
prevent or minimize drainage to structures or improvements when major
storms, exceeding the design basis of the storm drainage system, occur.
(1)
Wherever possible, the land shall be graded so that
the stormwater from each lot shall drain directly to the street. If
it is impossible to drain directly to the street, it shall be drained
to a system of interior yard drainage designed in accordance with
the standards for drainage facilities, and suitable drainage easements
shall be provided.
(2)
Unless otherwise required by the Standard Specifications,
all tree stumps, masonry and other obstructions shall be removed to
a depth of two feet below finished grade.
(3)
The minimum slope for lawns shall be 3/4 of 1%
and for smooth hard-finished surfaces, other than roadways, 4/10
of 1%.
(4)
The maximum grade for lawns within five feet of a
building shall be 10%, and for lawns more than five feet from a building,
25%.
(5)
Retaining walls installed in slope control areas shall
be constructed of heavy treated timber or logs, reinforced concrete,
other reinforced masonry or of other constructed acceptable to the
Township Engineer and adequately designed and detailed on the final
plat to carry all earth pressures, including any surcharges. The height
of retaining walls shall not exceed 1/3 of the horizontal distance
from the foundation wall of any building to the face of the retaining
wall. Should the Township adopt, subsequently to this chapter, standard
details for such construction, the same shall govern.
(6)
The developer shall take all necessary precautions
to prevent any siltation of streams during construction. Such provisions
may include but are not limited to construction and maintenance of
siltation basins or holding ponds, and division berms through the
course of construction.
A.
All concrete used in any subdivision or site improvement
shall be prepared in accordance with the requirements of the Standard
Specifications for the various classes of concrete used, except that
the twenty-eight-day compressive strength of the concrete used shall
not be less than the following:
|
Type of Concrete
|
Strength Pounds Per Square Inch
| |
|---|---|---|
|
Class A
|
5,000
| |
|
Class B
|
4,500
| |
|
Class C
|
4,000
| |
|
Class D
|
3,500
|
B.
Unless specific written permission is obtained from
the Township Engineer to the contrary, only concrete obtained from
dry-batched ready-mixed trucks shall be allowed.
C.
Concrete shall be cured with a compound in accordance
with the following methods of materials:
(1)
Methods of application. The compound shall be applied
in a continuous uniform film by means of power-operated pressure spraying
or distributing equipment at the rate directed by the Engineer, but
not less than one gallon per 200 square feet of surface. The equipment
for applying the compound shall provide for adequate agitation of
the compound during application and must be approved by the Engineer
before work is started. If the compound becomes too thick for satisfactory
application during cold weather, the material may be warmed in a water
bath at a temperature not over 100º F. Thinning with solvents
will not be permitted. Should the method of applying the compound
produce a nonuniform film, its use shall be discontinued and the curing
shall be done by another method approved by the Engineer that will
conform to the requirements for curing concrete.
(2)
Materials for curing; liquid compound, clear or translucent.
Clear or translucent liquid curing compound shall consist of a blend
of resins and other suitable materials held in solution in a volatile
solvent. It shall not separate on standing, shall be nontoxic and
shall become dry to touch within four hours after being applied to
the concrete under ordinary conditions. Acceptance for continued use
also will be based upon satisfactory field performance.
(3)
Consistency. The consistency of the compound shall
be such that it can be applied to the concrete in the amount specified,
as a fine spray, by means of an atomizing nozzle.
(4)
Character of film. The compound shall adhere to damp,
vertical or horizontal concrete surfaces forming a continuous coherent
film when applied at the specified rate. When dry, the film shall
not be tacky or track off the concrete when walked upon, nor impart
a slippery condition to the surface.
(5)
Color. The compound shall produce no darkening or
changing of the color of the concrete to which it is applied. It shall,
however, be of such a nature or so treated that the film will be distinctively
visible for at least four hours after application. Any coloring matter
added to the compound shall be a fugitive organic dye or a color approved
by the Engineer. All trace of this color shall be indistinct 30 days
after application.
(6)
Reaction with concrete. The compound shall not react
deleteriously with the wet concrete and shall form a superficial layer
over the surface thereof.
(7)
Moisture retention. When tested in accordance with
current ASTM Designation C 156, the moisture loss shall be not more
than 0.055 gram per square centimeter of the mortar specimen surface,
based on the amount of water in the mortar at the time the curing
material.
A.
Curbing shall be constructed on both sides of all
streets shown on all major subdivisions and shall be required on minor
subdivisions in accordance with the standards prescribed for the requirements
of sidewalks in the case of minor subdivisions.
B.
Any existing pavements damaged by curb construction
shall be repaired to the standards herein and/or as shown on the final
plat.
C.
Where one side of the development boundary is along
an existing street, the curb and/or curb and gutter shall be constructed
only on a development side.
D.
The following type of curb shall be constructed:
(1)
Concrete curb shall be eight inches wide at its base
and not less than six inches wide at its top.
(2)
Its height shall not be less than 18 inches constructed
to show a vertical face above the roadway pavement of six inches.
(3)
It shall be constructed by use of suitable lumber
or metal forms, true to line and grade, and open joints shall be provided
at intervals of 10 feet and one-half-inch bituminous expansion joints
every 20 feet.
(4)
Curb and/or combination curb and gutter shall be constructed
of Class B concrete, air-entrained, in accordance with the requirements
of the standard specifications.
(5)
Curbing shall be laid in a workmanlike manner as directed
and approved by the Township Engineer.
(6)
At places where a concrete curb abuts Portland cement
concrete pavement, joints in the curb shall be placed to match the
paving joints and intermediate joints shall be placed so as to create
equal curb panels not longer than 20 feet.
(7)
When concrete combination curb and gutter is required,
the gutter shall be eight inches thick and shall be constructed of
Class B air-entrained concrete. Joints in the gutter shall be formed
simultaneously with joints on the curb.
(9)
The requirements of the Standard Specifications regarding
curing precautions must be strictly observed.
E.
The curb at all delivery openings shall be depressed
at the front of the curb to a point two inches above the finished
pavement, and at the back of the curb three inches above the finished
pavement.
F.
The rear top corner of this curb shall have a radius
of 1/4 inch, and the front top corner shall have a radius of
1 1/2 inches.
G.
Curb openings shall be in such width as shall be determined
by the Township Engineer, but in no case less than 16 feet at the
edge of the pavement.
H.
Use of combination curb and gutter will be allowed
in all areas and required in those areas having a bituminous pavement
with a profile grade greater than 5%, with the following exceptions:
(1)
Both sides of a street for the entire block length
shall be constructed with one type of curb; that is, where only a
portion of a block is required to have combination curb and gutter,
the entire block shall be constructed using the combination curb and
gutter.
(2)
Where 50% or more of the curb length of any street
would be required to have combination curb and gutter, the entire
street shall be constructed with combination curb and gutter.
(3)
Where 50% or more of any subdivision is required to
have a combination curb and gutter, the entire subdivision shall be
constructed with combination curb and gutter.
I.
Timing of curb construction. In areas with bituminous
concrete pavements, required curb and/or curb and gutter shall be
constructed prior to the construction of the bituminous base courses.
Any required repairs to curbs and/or combination curb and gutter which
are not suitable for acceptance shall be made prior to construction
of the final pavement wearing course. In those areas having Portland
cement concrete pavement, the curb shall be constructed after the
construction and curing of the Portland cement concrete pavement.
J.
Alternate curb types may be necessary or desirable
in certain instances. For example, these may be required by the municipal
agency on the perimeter of channelizing islands or in the areas of
unusually heavy gutter drainage flow, or may be desired by the developer
for decorative purposes or to preserve vegetation (e.g., granite block
curb, rolled concrete curb, etc.).
(1)
If alternate curb types are to be permitted, an appropriate
construction detail shall be submitted for approval with the preliminary
and final plats.
(2)
Continuous slip-formed curb or combination curb and
gutter may be permitted if such is considered to be acceptable by
the Township Engineer.
(3)
The use of continuous slip-formed curb or combination
curb and gutter may only be permitted if the applicant submits for
review and approval details and specifications concerning equipment,
materials, and methods proposed for use and if the Township Engineer
has inspected the installation and tested and approved a suitable
sample section of such curb or combination curb and gutter.
(4)
In the event that the Township Engineer does not approve
the sample section of curb or combination curb and gutter, the developer
shall remove the sample section and replace it with a type of curb
or curb and gutter permitted by this chapter or such other alternate
as may be approved by the municipal agency.
A.
All entrance and exit driveways to public streets
shall be located to afford maximum safety to traffic on the public
streets.
B.
Whenever possible, any exit driveway of driveway land
shall be so designed with regard to profile, grading and location
to permit the following recommended sight distance measured in each
direction along the public street. The measurement shall be from the
existing driveway immediately outside of the right-of-way line.
|
Allowable Speed on Municipal Street
(mph)
|
Required Sight Distance
(feet)
| |
|---|---|---|
|
25
|
150
| |
|
30
|
200
| |
|
35
|
250
| |
|
40
|
300
| |
|
45
|
350
| |
|
50
|
400
|
C.
The dimension of driveways shall be designed to adequately
accommodate the volume and character of vehicles anticipated to be
attracted daily onto the land development for which a site plan is
prepared.
(1)
Driveway dimensions. The required maximum and minimum
dimensions for driveways are indicated in the following table:
|
One-Way Operation
|
Two-Way Operation
| |||
|---|---|---|---|---|
|
Curbline Opening
(feet)
|
Driveway Width
(feet)
|
Curbline Opening
(feet)
|
Driveway Width
(feet)
| |
|
Commercial and Industrial
| ||||
|
24 to 50
|
18 to 34
|
24 to 50
|
24 to 46
| |
|
Service Station
| ||||
|
15 to 36
|
24 to 36
|
20 to 36
| ||
(2)
Number of driveways. The number of driveways provided
from a site directly to any one municipal street shall be recommended
as follows:
|
Length of Site Frontage
|
Recommended No. of Driveways
| |
|---|---|---|
|
100 feet or less
|
1
| |
|
More than 100 feet to 800 feet
|
2
| |
|
Over 800 feet
|
To be specified by the municipal agency upon
receipt of advice of the Township Engineer
|
D.
No driveway to or from a parking area shall be located
closer than 100 feet from the nearest right-of-way line of an intersection
collector or arterial street. However, any major use such as shopping
center or office complex, which in the opinion of the municipal agency
will generate large traffic volumes, shall not be located closer than
200 feet from the nearest right-of-way line of an intersection of
a collector or arterial street.
E.
No part of any driveway may be located within five
feet of a side property line for single- and/or two-family dwellings
and within 20 feet of a side property line for all other uses; however,
upon application to the municipal agency and approval of the design
by the Board Engineer, the municipal agency may permit a driveway
serving two or more adjacent sites to be located on or within 10 feet
of a side property line between the adjacent sites.
F.
Driveway angle, one-way operation. Driveways used
by vehicles in one-way direction of travel (right turn only) shall
not form in angles smaller than 45º with the public street, unless
acceleration and deceleration lanes are provided.
G.
Driveway angle, two-way operation. Driveways used
for two-way operation will intersect the public street at any angle
as near 90º as site conditions will permit, and in no case shall
it be less than 60º.
H.
Parking areas for 25 or more cars and access drives
for all parking areas on arterial highways provide curbed return radii
of not less than 15 feet for all right turn movements and left turn
access from one-way streets and concrete aprons on entrance and exit
drives.
I.
Parking areas for less than 25 cars may utilize concrete
aprons without curb returns at entrance and exit drives which are
not located on a minor arterial or principal arterial highway.
J.
Access drives for single- and two-family dwellings
shall utilize concrete aprons without curb returns regardless of size
or location.
K.
Maximum curb depression width for single- and two-family
dwellings shall be the driveway width plus four feet, but not more
than 25 feet.
L.
Where a driveway connecting to a public street serves
traffic from parking areas of a major traffic generator, acceleration
and/or deceleration lane may be required in accordance with the Policy
of Geometric Design of Rural Highways, 1965, American Association
of State Highway Officials.
M.
The number of driveways, in such locations and of
such widths as shall be certified by the engineering official having
jurisdiction over road design to be necessary and proper in order
to achieve compatibility with the road design in view of the site
conditions, shall be permitted and shall be deemed to constitute compliance
herewith.
N.
If the road to which the driveways connect is a Township
street, the certifying official shall be the Township Engineer. If
a county road, the certifying official shall be such County Engineer
as may be in charge of road design. If a state road, the certifying
official shall be such official of the New Jersey Department of Transportation
division, bureau or other unit in charge of road design for that road.
O.
Aisles from which cars directly enter or leave parking
spaces shall not be less than:
(1)
Twenty-five feet wide for perpendicular parking.
(2)
Twenty feet wide for sixty-degree angle parking.
(3)
Eighteen feet wide for thirty-degree angle parking.
(4)
Eighteen feet wide for forty-five-degree angle parking.
(5)
Twenty-five feet for all aisles allowing two-way traffic.
(6)
Only angle parking stalls or parallel parking stalls
shall be used with one-way aisles.
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.
A.
Drainage easements.
(1)
If the property on which a proposed development is
to be located is or is proposed to be traversed by a drainage facility
of any kind, including a pipe, channel, stream or swale, the municipal
agency, upon the advice of the Township Engineer, may require that
a stormwater and drainage easement or right-of-way along said facility
be provided by the developer, conforming substantially with the lines
of such facility.
(2)
If existing land drainage structures such as French
drains are encountered during the course of construction of any development,
such drainage structures shall either be removed entirely, or a revised
final plat showing the location of such drainage structures and accompanied
with detailed cross-sections thereof shall be filed with the Township
Engineer for consideration by the municipal agency. The municipal
agency, after consulting its Engineer and other appropriate agencies,
shall either require a drainage easement, require that the structure
be removed in part or in its entirely or recommend such other action
to the governing body as it deems appropriate.
(3)
All easements shall be shown on the final plat with
a notation as to the purpose and restrictions of the easement. Easement
lines of the final plan shall be shown with accurate dimensions and
bearings unless the easement lines are parallel or concentric with
lot lines.
(4)
The land which is the subject of an easement or right-of-way
shall in the case of storm drains or constructed channels be of a
suitable width meeting the requirements for design of drainage facilities,
or be a strip which conforms substantially to the floodplain of any
watercourse along both sides of the watercourse to a width of 35 feet
in each direction from the center line of the watercourse, whichever
is the greater; except, however, that if the location of such watercourse
is at or near the boundary of the subdivision, the dimensions of the
easements and right-of-way shall be modified to retain it within the
confines of the development.
(5)
Said easement and right-of-way shall include provisions
assuring the following:
(a)
Preservation of the channel of the watercourse.
(b)
Except in the course of an authorized drainage
improvement, prohibition of alteration of the contour, topography
or composition of the land within the easement and right-of-way.
(c)
Prohibition of construction within the boundaries
of the easement and right-of-way which will obstruct or interfere
with the natural flow of the watercourse.
(d)
Reservation of a public right-of-entry for the
purpose of maintaining the storm drain, drainage channel or the natural
flow of drainage through the watercourse, of maintaining any and all
structures related to the exercise of the easement and right-of-way
and of installing and maintaining a storm or sanitary sewer system
or other public utility.
B.
Conservation easements.
(1)
Conservation easements may be required along all drainage
and stormwater right-of-way in the development and may be required
also along ponds, marshes, swamps and streams or other watercourses
along which drainage rights-of-way are not required. Such easements
are intended to help prevent the siltation of streams and other courses
and adjacent lands.
(2)
The land subjected to a conservation easement shall
be a strip at least 25 feet but not more than 100 feet in width independently
located or running adjacent to each side of any required drainage
or stormwater right-of-way.
(3)
Such conservation easement shall contain provisions
to restrict the removal of trees and ground cover except for the following
purposes: removal of dead or diseased trees; thinning of trees and
other growth to encourage a more desirable growth; removal of trees
to allow for structures designed to impound water; and removal of
trees in areas to be flooded for the creation of ponds or lakes.
(4)
The easements shall also prohibit filling or grading
of the lands or the disposal of refuse or waste material of any type
within the limits of the easement.
(5)
The easement shall be indicated on the plat and shall
be marked on the land by iron stakes wherever the lines of such easement
change direction or intersect lot lines.
C.
Sight triangle easements.
(1)
In addition to right-of-way widths required for the
full design of all streets and the wider intersections as specified,
sight triangle easements may be required on all corners at all street
intersections.
(2)
Such easements shall include provisions to restrict
the planting of trees or other plantings or location of structures
exceeding 30 inches in height that would obstruct the clear sight
across the area of the easements and a reservation to the public right-of-entry
for the purpose of removing any object, natural or otherwise, that
obstructs the clear sight.
(3)
Such easements shall include the area of each street
corner that is bounded by the right-of-way lines and a straight line
connecting points on each right-of-way line 50 feet from the intersection
of the right-of-way lines with points on the intersecting right-of-way
line, which points are the following distances from the intersection
of the right-of-way lines (or of their prolongations):
(4)
Where intersections occur on highways or roadways
under the jurisdiction of the State of New Jersey or County of Monmouth,
the sight triangle easements required by the State or the County of
Atlantic may be substituted in lieu of the requirements above.
A.
An environmental impact report shall accompany all
applications for preliminary major subdivision and preliminary site
plan approval for all projects which exceed 10 acres in size or those
projects deemed to be environmentally sensitive by the municipal agency.
Such report shall provide the information needed to evaluate the effects
of the project for which approval is sought upon the environment and
shall include data as follows:
(1)
A project description which shall specify what is
to be done and how it is to be done, during construction and operation,
as well as recital of alternative plans deemed practicable to achieve
the objective.
(2)
An inventory of existing environmental conditions
at the project site and in surrounding region which shall describe
air quality, water supply, hydrology, geology, soils and properties
thereof, including capabilities and limitations, sewage systems, topography,
slope, vegetation, wildlife habitat, aquatic organisms, noise characteristics
and levels, demography, land use, aesthetics, history and archaeology.
(a)
Air and water quality shall be described with
reference to standards promulgated by the Department of Environmental
Protection and Energy of the State of New Jersey.
(b)
Soils shall be described with reference to criteria
contained in the Cape Atlantic Area Soil Conservation District Standards
and Specifications.
(3)
An assessment of the probable impact of the project upon all topics set forth in Subsection A(2) above.
(4)
A listing and evaluation of adverse environmental
impacts which cannot be avoided, with particular emphasis upon air
or water pollution, increase in noise, damage to plant, tree and wildlife
systems, damage to natural resources, displacement of people and businesses,
displacement of existing farms, increase in sedimentation and siltation,
increase in municipal services and consequences to municipal tax structure.
Off-site impact shall also be set forth and evaluated if appropriate.
(5)
A description of steps to be taken to minimize adverse
environmental impacts during construction and operation, both at the
project site and in the surrounding region, such description to be
accompanied by necessary maps and schedules and other explanatory
date as may be needed to clarify and explain the actions to be taken.
(6)
A statement concerning any irreversible and irretrievable
commitment of resources which would be involved in the proposed action
should it be implemented.
(7)
A statement of alternatives to the proposed project
which might avoid some or all of the adverse environmental effects,
including a no-action alternative.
B.
When required, 10 copies of the environmental impact
report shall be submitted to the municipal agency.
C.
The municipal agency shall either approve or disapprove
the environmental impact report as part of its underlying function
with respect to site plan review. In reaching a decision, the municipal
agency shall take into consideration the effect of the applicant's
proposed project upon all aspects of the environment as outlined above
as well as the sufficiency of applicant's proposals for dealing with
any immediate or projected adverse environmental effects. Upon approval
by the municipal agency, the environmental impact report shall be
marked or stamped "approved" by the Secretary of the municipal agency
and shall be designated as the "final environmental impact report."
D.
Notwithstanding the foregoing, the municipal agency
may, at the request of an applicant, waive the requirement for an
environmental impact report if sufficient evidence is submitted to
support a conclusion that the proposed development will have a slight
or negligible environmental impact. Portions of such requirements
may likewise be waived upon a finding that a complete report need
not be prepared in order to evaluate adequately the environmental
impact of a particular project.
E.
An environmental impact report as required herein
shall also be submitted for all public or quasi-public projects unless
such are exempt from the requirements of local law or by superseding
county, state or federal law.
F.
Submission of an environmental impact statement or
Assessment consistent with the requirements of N.J.S.A. 13:19-1 et.
seq. and N.J.A.C. 7:7D-1.0 et. seq., the Coastal Area Facility Review
Act (CAFRA) or N.J.S.A. 13:18A-1 et. seq. and N.J.A.C. 7:50-1 et.
seq., the Pinelands Comprehensive Management Plan, and the rules and
regulation promulgated pursuant thereto, will be conclusively deemed
to meet the requirements of this section.
A.
Fences, hedges and walls hereafter erected, altered
or reconstructed in any zone in the Township shall not exceed six
feet in height above ground level except as follows:
(1)
Hedges, walls, fences, which are not open fences as
defined in this chapter, located within the first 50 feet of any front
yard or between the front lot line and the principal structure, whichever
is less, or within 50 feet of any river, stream, or other body of
water, shall not exceed 36 inches in height.
[Amended 12-30-1991 by Ord. No. 318-91]
(2)
In any business or commercial zone, chain link fence,
not exceeding 10 feet in height, may be erected in the rear or side
yard areas and behind the building setback line.
[Amended 9-6-2006 by Ord. No. 448-2006]
(3)
On park, recreation or school properties, open wire
fences not exceeding eight feet in height may be erected in the rear
or side yard areas and behind the building setback line.
(4)
Fences specifically required by other provisions of
this chapter and other municipal and state regulations.
B.
All fences must be erected within the property lines,
and no fence shall be erected so as to encroach upon a public right-of-way.
C.
Razor wire, barbed wire, temporary fence, snow fencing
(except in emergency situations), expandable or collapsible (except
for building construction), pallets, wood or metal roofing or sheathing
materials, tires, canvas, or cloth fences and fencing construction
are prohibited in all zones in the Township. Chain link fences must
be erected with the closed loop at the top of the fence. Woven wire,
wire strands and electrical fencing may be used for the containment
of animals and livestock, or used for the protection of gardens or
crops, provided they do not pose a threat of harm to residents of
adjoining properties. Fences will be installed and constructed using
quality crafted and recognized fencing materials which are uniform,
and consistent, and constructed or installed in accordance with the
guidelines of the manufacturer. The Township shall maintain illustrations
of acceptable fencing materials at the municipal offices for the review
of any interested party.
[Amended 9-6-2006 by Ord. No. 448-2006]
D.
All supporting members of a fence shall be located
on the inside of the fence, and if erected along or adjacent to a
property line, the supporting members of the fence shall face the
principal portion of the tract of land of the property upon which
the fence is erected.
E.
All fences must also comply with the provisions of
the New Jersey State Uniform Construction Codes except where in conflict
with the technical provisions of this section.
F.
Tennis court fences, baseball and softball backstops
and spectator protective fencing are exempt from the requirements
of this section, provided that they are not located within any required
yard area. Located outside of any required yard area, they are subject
to the height limitations of the particular zone district.
G.
Multicolored fences are prohibited in all zones of
the Township. Fences shall be painted, stained, or colored in only
one color, harmonious with the surrounding area, and all fences will
be properly maintained.
[Amended 9-6-2006 by Ord. No. 448-2006]
H.
Fences shall be erected in a manner so as to permit the flow of natural drainage shall not cause surface water to be blocked or dammed to create ponding and shall comply with § 155-55.
I.
Notwithstanding the requirements outlined in § 155-98 above, fences that are erected for the purposes of containing horses shall be permitted, provided said fences are not located within the first 10 feet of any front yard or between the front lot line and the principal structure, whichever is less, or within 10 feet of any river, stream or other body of water and provided further that said fence shall be of a sufficient height to adequately contain the horses to prevent them from passing through or over the fence; and to ensure that the horses pose no threat to any person or property of adjacent landowners.
[Added 7-19-2006 by Ord. No. 444-2006]
A.
A certificate of occupancy shall not be issued for
a new residential structure which is the subject of a major subdivision
or site plan, located in an area serviced by Weymouth Township Municipal
Utilities Authority, unless the distance from the midpoint of the
frontage of such premises to a functioning fire hydrant which has
been tested and approved, as measured down to the center line of connecting
public streets, is 400 feet or less.
B.
Final subdivision plats shall not be approved by the
Planning Board unless fire hydrants are indicated on the final plat
in accordance with the requirements herein contained as to location
of and distance between fire hydrants.
C.
Fire hydrants shall not be placed at the closed end
of the turnaround of a cul-de-sac unless the distance between the
open end and the closed end is greater than 400 feet, in which event
the fire hydrants shall be placed at both the open end and the closed
end of the cul-de-sac.
D.
The installation of fire hydrants with respect to
any subdivision shall not be considered a subdivision improvement
to be included in the bonding requirements of this chapter, but rather
the proper installation of fire hydrants shall be a condition of the
issuance of certificate of occupancy; however, all costs shall be
borne by the developer.
E.
Flow capacity classification.
(2)
Said flow capacities are to be rated by a flow measurement
test at a period of ordinary demand, the rating to be based on 20
pounds per square inch of residual pressure when initial pressures
exceed 40 pounds per square inch. When initial pressures are less
than 40 pounds per square inch, residual pressure shall be at least
half of initial pressure.
F.
All fire hydrants shall be painted in accordance with
the standards of the Weymouth Township Fire Department.
G.
All fire hydrant barrels will be painted with white
fluorescent paint.
H.
All fire hydrants installed in the municipality shall
have no fewer than two two-and-one-half-inch hose connection nozzles
and one four-and-one-half-inch pumper nozzle. All threads are to be
in accordance with the specifications of the Fire Department of Weymouth
Township.
I.
Hydrants shall be set plumb with nozzles 18 inches
above the ground or, where they are to be placed in hose houses, 18
inches above the floor.
J.
The fire hydrants' water supply system shall be maintained
in good working order at all times by management of any residential
development or apartment complex located in the Commercial Zoning
District. The management shall flush the fire hydrants' water supply
system and maintain caps on all fire hydrants throughout the residential
development and/or apartment complex at least two times per year.
[Added 5-16-2001 by Ord. No. 381-01]
K.
Management shall retain a reputable fire testing company
to conduct inspections on the fire hydrants' water supply system which
shall occur at least two times per year.
[Added 5-16-2001 by Ord. No. 381-01]
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.
A.
Underground garages or garages under structures shall
be properly lighted and equipped with fire-fighting devices, with
mechanical or other ventilation adequate to prevent the accumulation
of carbon monoxide or exhaust fumes in excess of one part in 10,000
(0.01%) or the concentration of gasoline vapors in excess of 20% of
the lower explosive limit.
(1)
Garages located under a principal or accessory
building shall have an automatic fire alarm system and a ceiling or
protected construction of not less than 1 1/2 hours fire resistance.
(2)
Roofs of garages may be landscaped or utilized
for approved recreation uses, such as but not limited to tennis courts.
(3)
The garage shall be designed to be properly
drained.
B.
A garage which is within the building line of a principal
building shall contain not more than 50 parking spaces. Such shall
be lighted, equipped with fire extinguishers, shall have a ceiling
height of at least 10 feet, and shall be equipped with heat and smoke
detector and with natural and mechanical ventilation adequate to prevent
the accumulation of carbon monoxide or exhaust fumes in excess of
one part in 10,000 (0.01%) or the concentration of gasoline vapors
in excess of 20% of the lower explosive limit.
(1)
Any portion of a garage located under a principal
or accessory building shall have a ceiling of protected construction
of not less than 1 1/2 hours fire resistance.
(2)
Private garages which are an integral part of
an individual dwelling unit shall not contain more than two parking
spaces each, and each parking space shall contain a minimum of 240
square feet of floor area.
(3)
A private garage for an individual dwelling
unit shall not have access thereto from another dwelling unit or garage.
C.
An accessory commercial or industrial building garage
shall be fully enclosed and have a full roof covering all parking
spaces.
D.
No freestanding commercial garage or parking structure
building shall be placed nearer than 100 feet to a side or rear property
line. In no case shall a garage or accessory building be permitted
between a street frontage and building.
(1)
Garages, whether attached or detached, shall
be arranged to open to the side or rear of the lot, except fully detached
garages, located entirely to the rear of the principal building.
(2)
Attached garages shall have a joint capacity
of not more than 10 vehicles arranged in a row, and there shall be
a minimum distance of 20 feet between such structures.
(3)
Garages and other accessory buildings shall
be no more than one story in height.
(4)
The architectural design and materials used
in the construction thereof shall conform to the design and building
materials used in the construction of the main structures.
(5)
No part of any garage or other accessory building
shall be used for living purposes.
E.
All garages shall have adequate security provisions.
F.
Only passenger vehicles, small vans, pickup trucks
and similar vehicles, whether such carry passengers or commercial
plates, may be parked in any parking space for extended periods.
G.
Garages and parking areas shall be used as automobile
parking units only, with no sales, dead storage, dismantling or servicing
of any kind permitted.
H.
Underground, structured garages or grouped parking
facilities for nonresidential uses shall be subject to the applicable
regulations of the this chapter, including requirements for ventilation,
lighting and safety.
A.
Guardrails, pipe railing or other appropriate barricades, as required by the municipal agency, shall be designed and placed at drainage structures, streams, embankment limits, curries and other required locations. In the Pinelands Area, landscaping plans shall incorporate the elements set forth in § 155-57.
[Amended 8-20-1997 by Ord. No. 349-97]
A.
All areas not devoted to structures, parking areas or other required uses shall be appropriately graded, landscaped and maintained in accordance with the landscaping plan approved by the municipal agency, and the Township Engineer. In the Pinelands Area, landscaping plans shall incorporate the elements set forth in § 155-57.
[Amended 8-20-1997 by Ord. No. 349-97]
(1)
All nonpaved areas in residential, commercial,
industrial, public and semipublic buildings in the area shall be suitably
landscaped with lawn, trees, shrubs and other landscape materials.
Landscaping plans shall include provisions for watering of landscaped
areas. Such methods shall be adequate and acceptable to the Township
Engineer.
(2)
In nonresidential zone districts, a minimum
of 15% of the lot or tract area, not including any parking areas or
drives, shall be devoted to landscaped open space, which may include
existing vegetation.
(a)
The exterior perimeter and yards of all buildings
shall be properly landscaped and lighted.
(b)
The exterior perimeter of all buildings shall
include a landscaped strip at least four feet wide, suitably planted
with shrubs, trees and ground cover.
(c)
Yard areas and open spaces of buildings shall
contain the equivalent of at least two shrubs and one shade or ornamental
tree of two-inch caliper or greater for each 1,500 square feet of
yard area, not including areas devoted to parking.
(d)
Existing healthy specimen trees may be included
in satisfying these requirements.
(3)
Whenever possible, natural features will be
preserved.
(4)
Landscaped areas not dedicated to the Township
shall be maintained by and at the expense of the owner(s) or an approved
agent thereof.
(5)
The landscaping plan should observe the following
design principles:
(a)
Locate landscaping to provide for climate control.
For example, shade trees on the south to shield the hot summer sun
and evergreens on the north for wind breaks.
(b)
Use landscaping to accent and complement buildings.
For example, groups of tall trees to break up long low buildings and
lower plantings for taller buildings.
(c)
Landscaping shall be provided for public areas,
recreation sites and adjacent to buildings.
(d)
Landscaping plans shall provide for a variety
and mixture of plantings. The variety shall consider susceptibility
to disease, colors, seasonal interest, textures, shapes, blossoms
and foliage.
(e)
Local soil conditions and water availability
shall be considered in the choice of landscaping. Consideration shall
be given in the choice and location of plant materials to screen or
create views, to define boundaries between private and common open
space, to attenuate noise, to articulate outdoor spaces and define
circulation systems.
(f)
With the exception of lawns, planted areas adjacent
to hard surfaces should have wooden edges, raised borders or similar
structures to prevent soil washing over the adjoining paths.
B.
Tracts being developed for the construction of two
homes or more shall have a landscaping plan submitted to the municipal
agency by the developer.
(1)
The plan shall include suitable shade trees
on the street side of lot lines spaced not less than 30 feet apart
and shall specify the location of planting material, their minimum
sizes, quantity, variety and species.
(2)
Trees shall meet planting requirements as specified
in sections of this chapter relating to planting of trees.
(3)
The plan shall indicate the location of all
existing shade trees of six inches or greater caliper, measured three
feet above ground level and of all existing ornamental trees of three
inches or greater caliper, measured one foot above ground level. Trees
which are required to be removed shall be noted.
(6)
Additional trees in single-family subdivisions:
Besides screening and street tree requirements, additional trees shall
be planted throughout the subdivision in accordance with a planting
plan approved by the municipal agency at time of final approval. The
number of trees planted shall be not less than 10 per acre, calculated
on the basis of the entire subdivision tract. The type of plantings
may vary from those listed under shade tree requirements and may include
flowering types and/or evergreens, not exceeding 30% of the total
plantings.
C.
Applicants for major subdivision or for site plan
approval shall submit landscaping plans designed, prepared and duly
signed by a certified landscape architect acceptable to the municipal
agency.
(1)
The landscaping plan shall specify the location
of planting material, their minimum sizes at the time of planting,
quantity, variety and species (common names). The landscaping plan
shall be forwarded for advice and comment to the municipal agency.
(2)
The landscaping plan shall show the location
of all existing shade trees of six inches caliper or greater, measured
three feet above ground level, and of all existing ornamental trees
of three inches caliper or greater, measured one foot above ground
level, and shall show all trees which are required to be removed.
(3)
A minimum of 25% of a site plan shall be reserved for landscaping which shall be reasonably distributed within the area and which shall include suitable shrubbery in a planting strip not less than four feet wide on the front, sides and rear of any building structure. This requirement shall be in addition to requirements set forth in § 155-88 for buffer areas and screening.
(4)
In parking areas, 500 square feet within each 10,000 square feet shall be landscaped with plant material reasonably distributed in the area. Any landscaping counted within this area shall not be considered as fulfilling the percentage of coverage of landscape requirements of this article set forth in Subsection C(3) above.
(a)
One pollution-resistant shade or ornamental
tree, as hereinafter defined, shall be planted for every 10 parking
spaces. These shall be reasonably distributed in parking areas, and
in landscaped areas combined with shrubbery. The base of each tree
shall be left free of pavement for a diameter of not less than eight
feet.
(b)
Pollution-resistant shade trees shall be planted
along all undedicated roads, drives and parking areas. One tree is
required for each 30 feet of curbing edge of pavement or designated
area.
(c)
Pollution-resistant trees referred to above shall be selected in accordance with requirements set forth in § 155-126 of this chapter.
(d)
Areas in which parking is not permitted, pursuant
to this chapter, shall be landscaped using trees, shrubs, grass or
other plants of suitable size and variety in a plan compatible to
the area.
(e)
Parking of motor vehicles on landscaped areas,
on grass, or against trees and shrubbery, shall not be permitted in
business, commercial, industrial, and professional areas.
(5)
Bases of trees and other landscaped areas shall
include suitable ground cover so as to discourage the growth of weeds.
(6)
Nonresidential uses in residential zones shall have landscaping to the extent that the area in lawn or shrubbery shall equal a minimum of 15% of the maximum floor area of all nonresidential buildings and structures, but in no event less than Subsection C(3) above.
(7)
Any use required by this chapter or requested by a municipal agency to provide a buffer shall comply with the buffer regulations in accordance with § 155-88 of this chapter.
(8)
In conjunction with all uses other than single-family
homes, all areas of the site not occupied by buildings, pavement,
sidewalks, required screening, required parking area landscaping,
required safety islands or other required improvements shall be landscaped
by the planting of grass or other ground cover acceptable to the municipal
agency and a minimum of two shrubs and one tree for each 250 square
feet of open space.
D.
Parking lots of five or more spaces shall be landscaped
as follows:
(1)
An area within the parking area equal to five
percent of the parking area shall be landscaped with trees, shrubs
and ground cover.
(2)
At least one shade or ornamental tree of two
inches caliper or greater and two shrubs shall be provided for each
10 parking spaces. Planting areas shall be at least eight feet in
diameter at the base of each tree.
(3)
Ground cover shall consist of ivy, creeping
myrtle, pachysandra or shredded bark mulch, or other similar material
acceptable to the municipal agency, at least four inches deep.
(4)
No parking lot shall contain more than 20 spaces
in a row in a business, commercial or industrial zone, nor more than
15 spaces in a row in a residential zone, without interruption by
a landscaped divider at least eight feet wide.
(5)
All parking areas for 20 or more vehicles shall
contain grassed or landscaped island areas of at least eight feet
in width separating rows of parking spaces.
(a)
Such island areas shall be located within the
parking area in accordance with the site plan approved by the municipal
agency and shall occupy a minimum of 10% of the area formed by the
outer perimeter of the paved parking area.
(b)
The island area shall contain a minimum of one
shade tree for each four parking spaces along the edge of the parking
island and shall be landscaped in accordance with the landscaping
plan approved by the municipal agency.
(6)
The buffer screen around the parking lots and
loading and unloading areas may include fencing of wood, cement or
other construction material, provided that not more than 25% of the
fence is open on its vertical surface. In such cases, evergreens and
deciduous trees and shrubs shall be planted along the fence to break
up the monotony of the fence.
(7)
The required height for a landscaping screen
shall be measured in relation to the elevation of the land at the
edge of the adjacent area or structure to be buffered.
(a)
In such cases as the ground elevation of the
location at which the screen is to be planted is less than the elevation
of the edge of the adjacent area to be buffered, the required height
of the screen shall be increased in an amount equal to the difference
in elevation.
(b)
In the event that the ground elevation of the
location at which the screen is to be planted is greater than that
at the edge of the adjacent area to be buffered, the required height
of the screen may be reduced to the amount equal to said difference
in elevation, provided that in no case shall the required height be
reduced to less than three feet.
(8)
Sidewalks and paved pathways shall be provided
from each parking space or area to the appropriate destination, minimizing
the crossing of streets and parking aisles. All pedestrian crosswalks
across aisles and streets, shall be properly marked with striping
or a change in the street paving material.
(9)
Parking lots or unloading areas of commercial,
business or industrial uses abutting residential uses shall provide
landscaped buffer screen at least 50 feet wide on the perimeter of
all parking or loading areas.
E.
Shade and ornamental trees, shrubbery and other plants
to be used for landscaping shall be supplied and installed according
to the specifications contained herein. All planting, clearing, selective
thinning, topsoiling, seeding and other landscaping work shall conform
to the applicable requirements of the standard specifications.
(1)
Shade trees shall be of a type and size and
in locations approved by the Environmental Commission and shall be
planted according to its specifications. All such trees must meet
the minimum standards of the American Nurserymen's Association.
(2)
A list of approved and appropriate species of
trees and ground covers may be obtained from the Environmental Commission,
which list shall include the approved list of the Pinelands Commission.
(3)
As far as possible, each street block in a subdivision
shall be confined to one variety or varieties that exhibit similar
crown shapes at maturity and have similar growth rates. It is desirable
that the other neighboring street blocks differ in the variety used.
(4)
Trees shall not be less than two- to two-and-one-half-inch
caliper, measured 12 inches above the butt, and not less than 12 feet
high. They must be well branched, the branches to start not less than
six feet from the crown of the root system.
(5)
When authorized by the Environmental Commission,
ornamental trees may be planted instead of shade trees. They may be
of a smaller size than shade varieties.
(6)
All trees must be planted in the location approved
by the Environmental Commission.
(a)
Large growing shade trees shall be located not
closer than five feet from the edge of the existing or future sidewalks
on the property owner's side adjacent thereto, in a place which shall
not interfere with utilities.
(b)
Trees are to be not less than 25 feet from intercepting
curbs at street corners and not more than 30 feet apart.
(c)
Excavations for plantings must be not less than
18 inches deep and not less than 30 inches in diameter. A seepage
area shall be provided by loosening the soil to a depth of one foot
below the excavation.
(d)
Planting soil shall be composed one part peat,
one part humus and one part of parent soil (all mixed thoroughly),
to which shall be added and mixed in two pounds of bone meal or its
equivalent.
(e)
Each tree shall be given a minimum of five gallons
of water at the time of planting.
(f)
Staking and guying for trees subject to this
chapter shall be White or Red Cedar, Oak or Locust treated with an
acceptable wood preservative and must be five feet above ground and
not less than two inches in diameter.
(7)
Removal of all planting debris is required.
The property must be left in a neat and orderly condition in accordance
with good and accepted planting practices.
(8)
Notice must be given to a member of the Environmental
Commission three days prior to the start of planting in order that
the Commission may inspect the stock for variety, condition, size
and quality. All work shall be in accordance with specifications of
the Environmental Commission.
(9)
The varieties or species of shrubbery and other
plants selected for landscaping and screening shall be subject to
the approval of the Environmental Commission. Evergreen plantings
may be interspersed with or placed with appropriate deciduous plantings.
(10)
All plantings must be at least the maximum mature
plant distance from the foundation, wall or fence, but not less than
two feet therefrom.
(a)
One evergreen is required for each five feet
of the foundation wall or fence, including side surfaces or projecting
porches or steps.
(b)
Rear exposure may be exempted under circumstances
as determined by the Environmental Commission.
(c)
Varieties will be selected and specified as
appropriate to sun and wind exposures and will be suitable in mature
size for the location to be planted.
(d)
Excavations for each plant shall comply with
the Standard Specifications for Road and Bridge Construction of the
New Jersey Department of Transportation, as amended.
(11)
Planting soil in the excavation shall comply
with the Standard Specifications for Road and Bridge Construction
of the New Jersey Department of Transportation, as amended. Fertilizer
should be applied in an amount in conformance with said specifications.
(12)
There shall be no pieces or chunks of plaster,
mortar or other lime-containing material, or loose lime around foundation
plantings or other planting areas.
(13)
Each evergreen and deciduous shrub planted shall
be mulched with clear hardwood chips or ground pine bark or other
material approved by the municipal agency, four inches deep out to
the branch tips within two days after planting.
F.
Topsoil protection shall be enforced according to requirements of § 155-128 of this article. Where necessary, topsoil temporarily stored shall be stabilized in conformance with the Standard Specifications for Road and Bridge Construction of the New Jersey Department of Transportation, as amended.
G.
No material or temporary soil deposited shall be placed
within six feet of any trees or shrubs designated to be retained on
the preliminary and/or final plat. Where grading may be required,
trees not shown for removal shall be walled in and extension tiled
to the outer crown of the tree.
H.
Throughout the development, except in areas specifically
designated to remain in their natural state, in landscaped or buffer
ares, on building lots and in open space areas for public or quasi-public
use, the developer shall selectively thin or remove all dead or dying
vegetation, either standing or fallen, and shall remove, including
grubbing out stumps, all undesirable trees and other growth.
(1)
No tree of eight-inch caliper or more, located
on a lot between the borders of the lots and building setback line,
shall be removed except for the installation of a driveway aisle or
parking area unless such approval is in accordance with a plan approved
by the municipal agency.
(2)
The developer shall, in accordance with overall
site development and his or her proposed landscaping scheme, provide
cleared, graded and drained pathways approximately four feet wide
through all public or quasi-public open space in heavily wooded areas.
I.
Landscaping of the area of all cuts or fills and terraces
shall be sufficient to prevent erosion and shall be approved by the
Township Engineer and municipal agency. All roadway slopes steeper
than one foot vertical to three feet horizontally shall be planted
with suitable cover plants combined with grasses and/or sodding. Grasses
or sodding alone shall not be acceptable.
J.
Removal of all planting debris is required. The property
must be left in neat and orderly condition in accordance with good
and accepted planting practices.
(1)
All tree stumps and other tree parts or other
debris shall be removed from the site and disposed of in accordance
with law.
(2)
No tree stumps, portions of a tree trunk or
limbs shall be buried anywhere in the development.
(3)
All dead or dying trees, standing or fallen,
shall be removed from the site.
(4)
If trees and limbs are reduced to chips, they
may, subject to the approval of the Township Engineer, be used as
mulch in landscaped areas.
K.
Existing plants may be salvaged and/or relocated from clearing areas within the development and utilized to meet the planting requirements of Subsections B(6) and C(8), provided that:
(1)
Each three items of salvaged and/or relocated
plant material shall be considered equivalent to two items of new
plant material.
(2)
All such salvaged and/or relocated plant material
shall be of a type, size and quality acceptable to the Township Engineer.
(3)
All such salvaged and/or relocated plant material
shall be dug, transported and replanted at a season of the year and
using equipment, methods and materials conforming to the requirements
of the Standard Specifications and subject to the approval of the
Township Engineer.
(4)
The developer has received the approval of the
Township Engineer in consultation with the Environmental Commission
of the items to be relocated and the schedule and methods of relocation
prior to any work or salvaging and/or relocation taking place.
L.
A developer shall not be permitted to excavate land
or remove or move trees, shrubs and other plantings from a proposed
building site or tract of land to be subdivided, or other undeveloped
land on which an application is pending before the municipal agency,
until a landscaping plan has been approved proved by the Environmental
Commission, except that 10% of the trees and plantings of any tract
may be removed to facilitate preliminary engineering associated with
an application by the developer to the Planning Board.
[Amended 12-2-2015 by Ord. No. 543-2015]
M.
Applicants or developers of any tract of land or building
site shall be required to post a performance bond to cover the cost
of the landscaping.
(1)
The amount of the performance bond shall be
set by the Township Engineer with the advice of the Environmental
Commission, and posted with the Township Committee.
(2)
It shall be posted before a certificate of occupancy
is issued and shall be released only after expiration of a twelve-month
period following certification by the Township Engineer and Environmental
Commission that the total landscaping plan has been completed.
(3)
A certificate of occupancy shall not be issued
by the Construction Code Official until all requirements of this chapter
have been met.
N.
Landscaped areas and sections, including trees, shrubbery,
fences and the grounds in and surrounding these sections, shall be
properly maintained throughout the twelve-month period following certification,
with recourse by the Township to the performance bond in the event
of default by the developer or owner. All plantings which fail to
survive for a period of 12 months following certification shall be
replaced by the developer at no cost or expense to the Township or
the Environmental Commission. Such replacement shall be made within
60 days following written demand for such replacement from the Environmental
Commission, or within such extended periods as may be specified. If
the developer refuses to do so, the Township shall have recourse to
the performance bond to remedy his or her default.
O.
All trees, shrubbery and other plants which fail to
survive for a period of 12 months following certification shall be
replaced by the builder at no cost or expense to the Township or the
Environmental Commission. Said replacement shall be made within 60
days following written demand for such replacement from the Environmental
Commission, or within such extended periods as may be specified.
P.
The municipal agency, after favorable recommendation
by the Township Engineer and Environmental Commission and after examination
and review, may waive, fully or partially, provisions of this section
in heavily wooded areas, in areas unsuitable for plantings or because
of other exceptional conditions, and/or may require supplementary
plantings.
A.
All parking areas for five or more motor vehicles
shall be illuminated with approved exterior lighting standards, with
a minimum of 1/2 horizontal footcandles average lighting level
at the surface of the lot.
B.
All major pedestrian walkways and sidewalks which
are not within a street right-of-way or abutting a private internal
street serviced by streetlighting and which are used by the public
after sunset shall be illuminated with a minimum lighting level of 1/2
horizontal footcandles average at the surface of the walk.
A.
Unless otherwise provided in this chapter, lot area
and dimensions shall not be less than the requirements of the respective
zoning districts as set forth in this chapter.
(1)
The municipal agency may require larger lots
where additional area will partially or completely eliminate the necessity
of changes in grade which, in the opinion of the Board, would cause
unreasonable destruction of the topography or environment or would
create drainage or erosion problems.
(2)
The municipal agency may require larger lots
adjacent to collector or arterial streets where, in the opinion of
the Board, the larger lots would promote the health, safety and general
welfare of the public and the residents of the development.
(3)
The municipal agency may require larger lots
where such lots are plotted on a tract or tracts containing tidal
or freshwater wetlands, steep slopes in excess of 8%, lakes and ponds,
stream corridors, floodways and floodplains. Where such conditions
exist, the Board may require that each lot contain an area unencumbered
by the aforementioned conditions equal to the minimum area requirement
of the respective zone district.
(4)
Cluster
developments in the Pinelands Forest Area, PFA-10, PFA-20 and PFA-25
Zones, shall adhere to the lot size requirements set forth in § 155-157A(1)(d).
[Added 4-4-2012 by Ord. No. 503-2012]
B.
Insofar as is practical, side lot lines shall be at
right angles to straight streets and radial to curved streets.
C.
Lot line on widened street. Where extra width is to
be provided for the widening of existing streets, lot measurements
shall begin at the proposed right-of-way line and all setbacks shall
be measured from such lines unless otherwise provided by this chapter.
D.
Unsuitable lots. All lots shall be suitable for the
purpose for which they are intended to be used. To prevent the use
of lots which are not suitable because of adverse topography, flood
conditions, shallow depth to water table or similar circumstances,
the municipal agency may withhold approval of such lots or require
revisions in a layout of the subdivision.
(1)
To provide that the area of the unsuitable lot
is included in other lots by increasing the size of the remaining
lots.
(2)
Unsuitable lots may be included in an area to
be deeded to the Township or other public or quasi-public body and
will be held in its natural state for conservation and/or recreation
purposes.
(3)
Some other suitable arrangement could be derived
to alleviate the condition.
E.
Except in the Pinelands Area, all lots are to be entirely
graded.
[Amended 4-4-2012 by Ord. No. 503-2012]
F.
Minimum of five substantially different front elevations
with varied setback as approved by the municipal agency shall be used
for dwellings in each subdivision.
G.
Only those trees shall be removed as shall be necessary
to permit construction of streets, driveways, lawns and dwellings
and other authorized structures.
H.
In accordance with the Tax Map Specifications of the
State of New Jersey, dated May 1975, prepared by the State of New
Jersey, Department of the Treasury, as amended, subdivided lots and
blocks shall generally bear the original numbers with a decimal and
a number added as a subscript. The use of letter designations should
particularly be avoided. Prior to final plat approval by the municipal
agency, two copies of the map shall be submitted to the Township Assessor
for proper assignment of lot and block numbers. One copy of said map
shall be returned with the new lot and block numbers shown. The other
copy will be retained for Tax Map purposes.
I.
House numbers shall be assigned each lot prior to
final plat approval by the municipal agency.
J.
Lot frontage. Each lot shall from on an approved street
accepted or to be accepted by the Township.
K.
All structures must be accessible by means of an approved
driveway. The driveway must be not less than 10 feet wide and must
have a center-line grade of not less than 0.5% and not greater than
10%. For all non-single-family uses, driveways must provide turnarounds
to eliminate the necessity of any vehicle backing onto any street.
[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.
A.
For every building, structure or part thereof having
over 5,000 square feet of gross floor area erected and occupied for
commerce, business, hospital, laundry, dry cleaning, places of public
and quasi-public assembly, industry and other similar uses involved
in the receipt and distribution by vehicles of materials or merchandise,
there shall be provided and permanently maintained adequate spaces
for standing, loading and unloading services in order to avoid undue
interference with the public use of streets or alleys.
(1)
Every building, structure or addition thereto
having a use which complies with the above definition shall be provided
with at least one truck standing, loading and unloading space on the
premises not less than 12 feet in width, 35 feet in length and 14
feet in height.
(2)
Such buildings that contain an excess of 15,000
square feet of gross building area will be required to provide additional
off-street loading spaces as determined by the municipal agency during
site plan review.
B.
No part of any off-street truck loading or unloading
space and backup area shall be located within the right-of-way of
the public street, including the sidewalk area. Off-street truck loading
and unloading spaces will be located and designed to permit any truck
to maneuver from a driveway in and out of such space without encroaching
upon any portion of a public street, existing or proposed right-of-way,
including the sidewalk.
C.
Whenever an off-street loading and unloading area
shall be located next to a residential zone, said loading and unloading
areas shall be suitably screened and buffered subject to approval
by the municipal agency.
D.
Off-street loading and unloading areas shall be surfaced
with an adequately designed durable, all-weather pavement of either
bituminous concrete or Portland cement concrete clearly marked for
loading spaces.
E.
Access to truck standing, loading and unloading space
shall be provided directly from a public street or alley or from a
right-of-way that will not interfere with public convenience and will
permit orderly and safe movement of truck vehicles.
F.
Loading spaces as required under this section shall
be provided in addition to off-street parking spaces and shall not
be considered as supplying off-street parking space.
G.
Unless otherwise permitted, fire zones shall not be
used as standing, loading or unloading areas.
A.
In all zones and in connection with every industrial,
commercial, institutional, professional, recreational, residential
or any other use, there shall be provided off-street parking spaces
in accordance with the requirements and parking lot standards as contained
in this section.
(1)
Each dead storage bay of an off-street parking
space may be perpendicular with the aisle, parallel with the aisle,
or at any angle between 60º and 90º. No angle parking layout
shall be permitted with an angle less than 60º.
(2)
Off-street parking spaces shall be provided
as further specified in this chapter with necessary passageways and
driveways.
(3)
All such space shall be deemed to be required
space on the lot of which it is situated and shall not be encroached
upon or reduced in any manner.
(4)
No parking area provided hereunder shall be
established for less than five spaces except for detached single-family
dwellings on individual lots.
(5)
No commercial vehicle with a gross vehicle weight
in excess of 10,000 pounds shall be parked out-of-doors overnight
in a residential zone.
B.
Parking for all uses in all zones shall not be located
in any required front yard area, unless otherwise specified, nor between
any existing or proposed building (or the extension of the plans of
the exterior surface of any existing or proposed building to the lot
boundaries) and any street right-of-way line.
(1)
Parking for single- and two-family dwellings
shall not be subject to yard area location restrictions except that
such parking shall be set back at least five feet from all property
lines.
(3)
No parked vehicles shall block or obstruct sidewalks
or walkways and no parking shall be permitted on lawn or landscaped
area, or other areas not intended, designed and/or approved for such
parking.
(4)
Parking areas for nonresidential uses shall
not be located within 50 feet of any residence zone.
(5)
Parking areas of five or more spaces shall not
be located within 20 feet of any street or right-of-way line except
for private streets and drives in which case the minimum distance
shall be eight feet.
(6)
Parking facilities in commercial or industrial
zones may be located in any yard space but shall not be closer than
20 feet from any street line.
(7)
No area shall be used for parking unless it
is large enough to provide for at least two contiguous stalls. For
single- and two-family dwellings, the following shall apply:
(8)
All required parking spaces and facilities shall
be located on the same lot or parcel as the structure or use it shall
serve.
(9)
Off-street parking areas shall be designed to
prevent the maneuvering of vehicles into or out of parking spaces
or the storage of vehicles within any portion of an entrance driveway
or driveway lane that is within 20 feet of right-of-way line of a
public street.
(a)
Off-street parking areas shall be so designated
to permit all vehicles to turn around on the site in order to prevent
the necessity of any vehicles backing onto a public street from such
site.
(b)
No required off-street parking space including
adjacent parking access lanes or maneuvering space shall be located
within the existing or proposed right-of-way of public streets.
(10)
Any site that provided temporary stopping space
or maneuvering space for vehicles of customers or patrons seeking
service at a roadside business establishment, such as a drive-in-bank
and others shall be located so that the stopping, stacking, maneuvering
aisles are set back at least 10 feet from any existing, or where applicable,
future, right-of-way line of a public street.
(11)
Where parking, other than for single- or two-family
dwellings, is permitted between the front building line, a safety
island or raised median separating the public street from the parking
area shall be provided in accordance with the following minimum requirements:
[Amended 6-19-1996 by Ord. No. 344-96]
(a)
The width of the safety island shall be that
width between the proposed curbline to a point eight feet inside the
property line. When this width is less then 18 feet, the parking area
shall be reduced to provide a minimum width for the safety island
of 18 feet. All required tree and shrub plantings shall be placed
on the on-site portion of the safety island.
(b)
When perpendicular or angled parking spaces
abut the safety island, the stall depth shall be measured from a point
one foot outside the face of the curb for perpendicular spaces or
angled spaces greater than 60º and two feet outside the face
of curb for 60º angle spaces. Such parking spaces shall be separated
from access drives by curbed islands with a minimum width of 10 feet.
(c)
Safety islands shall be landscaped, topsoiled
and seeded, except that they may, as an alternative to seeding, be
provided with a cover or mulch of maintenance-free materials which
provide a clear and unmistakable distinction between the parking area
and the safety island.
(d)
Notwithstanding the use of maintenance-free
materials, there shall be provided at least one deciduous tree two
inches in diameter at breast height every 40 feet or part thereof,
on all safety islands. A greater distance will be allowed for plantings
if necessary, for traffic safety. The area between trees shall be
planted with a minimum of three evergreen type shrubs. The portion
of the safety island within 25 feet of any access drive or street
intersection shall be planted with evergreen shrubs less than 30 inches
in height. Alternate or additional plantings may be permitted by the
municipal agency in accordance with an approved site plan.
(e)
No commercial signs, light standards or other
aboveground obstructions other than plantings shall be permitted within
10 feet of the street right-of-way.
C.
Each perpendicular or angle off-street parking space
shall occupy a rectangular area of not less than nine feet in width
and 18 feet in depth exclusive of access drives and aisles, except
that parking spaces for the physically handicapped shall be 12 feet
wide. Parallel parking spaces shall occupy a rectangular area nine
feet by 21 feet.
(1)
The depth of perpendicular or angled parking
stalls which abut a landscaped dividing strip shall be measured from
a point one foot outside the face of the curb for perpendicular spaces
or angled spaces greater than 60º and two feet outside the face
of the curb for sixty-degree angled spaces.
(2)
Uses that own, rent or service motor vehicles
larger than automobiles which must be parked and/or stored on the
site shall indicate in the statement of operations submitted with
the site plan, the size of such vehicles and the anticipated largest
number of such vehicles to be stored and/or parked on the site at
any single time.
(a)
The site plan shall show a sufficient number
of parking and/or storage stalls at any adequate size for the largest
number of such vehicles to be parked and/or stored on the site at
any one time.
(b)
Aisles providing for access to such parking
and/or storage stalls shall be of adequate width for the vehicles
to be served.
(c)
Failure of an applicant to indicate, where applicable,
in the statement of operations than vehicles larger than automobiles
are to be parked and/or stored on the site and provide for such parking
and/or storage on the site plan shall be a violation of this chapter,
and any building permit or certificate of occupancy that has been
issued shall not be valid and may be revoked.
(d)
Any change of use to a use which requires parking
and/or storage space for a greater number of vehicles larger than
automobiles than the previous use shall be required to make application
for site plan approval.
D.
All parking areas, passageways and driveways shall
be surfaced with a properly designed, durable, all-weather pavement
of either bituminous concrete or Portland cement concrete and clearly
marked for parking spaces.
(1)
Parking areas for fewer than 50 cars, which the municipal agency determines are not likely to be utilized by heavy truck traffic or drive-up window service, may be paved with two inches of pavement, Type FABC-1, over a six-inch gravel base, all in accordance with the specifications contained in § 155-112.
(a)
Rigid Portland cement concrete pavement may
be utilized at the option of the applicant, who shall submit pavement
details for review.
(b)
Minimum requirements shall be a thickness not
less than five inches with reinforcing at least equivalent to welded
wire fabric (66-10x10), Class "C" concrete (air-entrained) and appropriate
expansion and/or contraction joints.
(2)
In parking areas for 100 or more cars, access drives and aisles, which the municipal agency determines are likely to be utilized by heavy trucks and unusually high traffic volumes, shall provide paving in accordance with the requirements for streets other than local streets set forth in § 155-112 of this chapter.
E.
Sidewalks with a minimum width of four feet and a
minimum thickness of four inches shall be provided in all parking
areas for five or more vehicles, between parking areas and principal
structures, along aisles and driveways and wherever pedestrian traffic
shall occur.
(1)
Sidewalks must be raised and curbed six inches
above the parking area except where crossing streets or driveways
and wherever pedestrian traffic shall occur.
(2)
Sidewalks and parking areas must be arranged
to prevent cars from overhanging or extending over sidewalk areas.
(3)
All sidewalk construction shall be in accordance
with the applicable requirements of the Standard Specifications.
(4)
Sidewalk areas crossing driveways shall be six
inches reinforced with welded wire fabric (66-10x10) or equivalent
approved by the Township Engineer.
F.
Curbing. The perimeter of all parking areas and internal
islands within all parking areas open to the general public shall
have continuous cast-in-place concrete curbing (see Figure VIII-3
at the end of this chapter) with a six-inch face or such alternate
curb types as may be approved by the municipal agency at the time
of site plan approval.
(1)
Concrete used should be in accordance with § 155-92 of this chapter and comply with the Standard Specifications.
(3)
The municipal agency may waive the requirement
for curb in parking areas open only to employees, service vehicles
or for loading and unloading, provided that drainage, vehicle control
and safety can be properly accommodated by alternate means.
G.
All portions of every site not utilized for pedestrian paths, parking, access drives, loading areas or approved outdoor storage and not covered by buildings or other construction shall be landscaped as provided in § 155-103 of this chapter.
(1)
This shall include areas immediately adjacent
to the site on public rights-of-way between curb and sidewalk or the
property line of the site.
(2)
Whenever off-street parking areas shall be located
next to a residential zone, said parking areas shall be suitably screened
and buffered subject to approval by the Planning Board.
(3)
Every parking lot with more than 100 spaces
shall be divided as nearly as possible into smaller lots of 50 spaces
separated by landscaped dividing strips, excepting the area for access
aisles.
(a)
Landscape strips shall have a minimum width
of 10 feet.
(b)
They shall receive topsoil and be seeded. The
use of maintenance free material other than seeding and topsoil may
be permitted if the same provides a safe and attractive alternative.
(c)
Unless otherwise approved by the municipal agency, said strips shall be planted with deciduous trees of two-inch caliber measured at four feet above the ground with a maximum distance between trees at ground level of 30 feet. All trees shall be planted in accordance with the appropriate requirements of § 155-88. The area between trees shall be planted with a minimum of three evergreen type shrubs.
(d)
All landscaping for dividing strips shall be
shown as part of the detailed landscaping plan submission, where required.
(4)
The plantings required within the parking areas
shall be considered exclusive from any other plantings that may be
required for screening or safety island planting.
H.
All parking areas, appurtenant passageways and driveways
serving commercial and industrial uses shall be illuminated adequately
during the hours between sunset and sunrise when the use is in operation.
Adequate shielding shall be provided by commercial and industrial
users to protect residential zones from the glare of such illumination
and from that of automobile headlights.
I.
All parking areas shall provide paint striping to
delineate parking stalls, barrier lines, lane lines, directional arrows,
stop lines, fire lanes and other striping as may be required to insure
safe and convenient traffic circulation. Such striping shall be in
substantial conformance with the Manual on Uniform Traffic Control
Devices, except that all parking stall marking shall be "hairpin"
style with eight inches between parallel stall dividing lines.
J.
All parking areas shall provide traffic control signs
and devices necessary to ensure safe and convenient traffic circulation.
Such devices shall be in substantial conformance with the Manual of
Uniform Traffic Control Devices.
K.
Parking areas shall be so arranged as to provide adequate
access to all buildings in case of fire or other emergencies.
(1)
No parking shall be allowed within 20 feet of
the outer walls of any nonresidential structure or within such other
adequate distance as the municipal agency, in consultation with Township
fire officials, may approve.
(2)
Free access between adjacent parking areas shall
be provided.
(3)
The developer shall post adequate signs and
provide pavement markings, approved by the municipal agency prohibiting
such parking in designating such areas as fire zones.
L.
Driveways, aisles and access roads shall be provided according to requirements of § 155-94 of this chapter.
(1)
No unrestricted vehicular access shall be permitted
between adjacent properties. Vehicular access, if agreed upon by the
owners of adjacent properties, or if required by the municipal agency,
shall normally be limited to one opening providing two lanes of traffic
and shall be located in such a manner as to offer continuity of a
similar access drive on the adjacent property.
(2)
The opening shall occur at a point having the
greatest distance from the street line which would facilitate the
joining of properties.
(a)
Access shall normally be denied across the remainder
of the side lines by construction of a landscaped dividing strip,
five feet in width on the property being developed. If and when the
adjacent property is developed, there shall be a similar dividing
strip at least five feet wide.
(b)
All dividing strips shall be landscaped as provided
in this section.
(c)
The municipal agency may also require that provision
be made for future connection to adjacent undeveloped properties.
M.
In the event that parking is proposed on a lot or
site having a slope greater than 10%, regardless of size, it shall
be terraced, utilizing retaining walls or properly reinforced embankment
slopes and providing for adequate safety, stability and drainage.
(1)
At no time should an embankment slope that is
not reinforced, or any other earthen material having a greater elevation
than the adjacent parking area, have a slope exceeding a ratio of
3:1.
(2)
When retaining walls, terraces, embankment slopes
or similar types of earthen retaining devices are necessitated adjacent
to or within the parking area, they shall be kept in good repair or
otherwise maintained so as to keep the parking area free of debris
and dirt.
N.
Required parking spaces for the physically handicapped
should be located to provide convenient access to building entrances
by way of depressed curbs and ramps in accordance with state regulations.
Parking spaces for the physically handicapped shall be a minimum of
12 feet in width, and the number of spaces to be provided shall be
determined by the following table:
|
Total Parking Spaces in Parking Area
|
Minimum Number of Spaces to be Provided
for Physically Handicapped
| |
|---|---|---|
|
Up to 25
|
1
| |
|
26 to 50
|
2
| |
|
51 to 75
|
3
| |
|
76 to 100
|
4
| |
|
Over 100
|
4 plus 1 for each 50 over 100 spaces
|
O.
Parking lots having 50 or fewer spaces shall be designed
in accordance with the minimum design requirements contained herein.
(1)
Parking areas shall not be located within 20
feet of any street or right-of-way line.
(2)
A ten-foot unbroken landscaping strip along
side and rear property lines. The ten-foot landscaping strips shall
have the same minimum planting requirements as safety islands, except
that:
(3)
No more than one two-way access drive or two
one-way access drives shall be permitted on any street.
(4)
Where possible, access drives shall not be located
closer than 100 feet from the nearest right-of-way line of an intersecting
street.
(5)
No parking stall shall be located to require
a vehicle to back into any portion of the right-of-way in order to
enter or exit the parking stall.
(6)
All parking areas for 10 or more vehicles shall
have artificial lighting that will provide a minimum lighting level
of 0.5 horizontal footcandle throughout the parking area and access
drives. Shielding shall be required where necessary to prevent glare
upon adjacent properties or streets.
P.
Parking lots which have a capacity for parking more
than 50 vehicles shall be designed in accordance with the minimum
design standards contained herein.
(1)
All the minimum design standards for small parking
areas.
(2)
All entrance drives shall extend a minimum distance
of 100 feet back from the street curbline or to an access aisle.
(3)
All exit drives shall extend a minimum distance
of 60 feet back from the street curb or to a major access aisle.
(4)
No parking stalls shall utilize the required
entrance and exit drives or major circulation drives as access aisles.
(5)
Wherever feasible, access drives located along
one-way streets or divided highways shall be separate one-way drives.
Said drives shall be located so that vehicles enter the parking area
at the beginning of the property and exit at the far end of the property
unless other considerations, such as a median opening, dictate otherwise.
(6)
Access drives shall not be located closer than
100 feet from the nearest right-of-way line of an intersecting street,
except that for uses such as shopping centers, which in the opinion
of the municipal agency will generate large traffic volumes, access
drives shall not be located closer than 200 feet from the nearest
right-of-way line of an intersecting street.
(7)
No driveway shall be located less than 10 feet
from the side property line or within 30 feet of any existing drive,
whichever is greater.
(8)
Properties having a frontage in excess of 500
feet on any one street shall be permitted two-way and one-way access
drives providing for not more than two entrance and two exit movements
on the street. Properties having a frontage in excess 1,000 feet on
any one street may be permitted to have additional access drives subject
to the approval of the Planning Board.
(9)
Where the municipal agency determines that the
total number of off-street parking spaces required by this chapter
may not be immediately required for a particular use, it may permit
a staged development plan, which requires that only a portion of the
parking area, but not less than 75% of the required spaces, be completed
initially, subject to the following regulations:
(a)
The site plan shall clearly indicate both that
portion of the parking area to be initially paved and the total parking
needed to provide the number of spaces required by this chapter.
(b)
The site plan shall provide for adequate drainage
of both the partial and total parking areas.
(c)
The portion of the parking area not to be paved initially shall be landscaped in accordance with § 155-88 of this chapter.
(d)
The applicant shall post separate performance guaranties in addition to the performance guaranties required under Article VII of this chapter which shall reflect the cost of installing the additional parking facilities necessary to provide the total number of parking spaces required.
(e)
In lieu of a permanent certificate of occupancy,
a temporary certificate of occupancy shall be issued for a period
of two years. Prior to the expiration of the two-year period, the
applicant may either: install the additional parking shown on the
site plan and apply to the Construction Code Official for issuance
of a permanent certificate of occupancy or; apply to the municipal
agency after the use has been in operation a minimum of 18 months
for a determination as to whether or not the initial parking area
provided is adequate.
[1]
If the municipal agency determines that the
parking facility is adequate as originally constructed, the performance
guaranties may be released and a permanent certificate of occupancy
issued.
[2]
If, however, the municipal agency determines
that the partial off-street parking area is not adequate, the applicant
shall be required to install the additional parking facilities in
accordance with the terms of the performance guaranties prior to issuance
of a permanent certificate of occupancy.
(f)
Any change of use on a site for which the municipal
agency may have approved a partial paving of off-street parking area,
to use which requires more parking spaces than are provided on the
site, shall require submission of a new site plan.
Q.
Minimum off-street parking spaces required.
(1)
Automotive repair garage or body shop: one parking
space for each 400 square feet of gross floor area.
(2)
Automotive sales and service: one parking space
for each 400 square feet of gross floor area shall be provided for
customer and employee parking. These areas shall be in addition to
areas utilized for display and storage of vehicles. Site plans shall
specify which parking spaces are designated for customers, employees,
display and storage.
(3)
Automotive service station: five parking spaces
for each service bay, exclusive of vehicle service area. In no instance
shall there be fewer than five off-street parking spaces.
(4)
Banks, savings and loan associations and similar
financial institutions: one parking space for each 200 square feet
of gross floor area.
(5)
Bar, cocktail lounge, nightclub, including restaurants
with bars: one parking space for each 50 square feet of gross floor
area.
(6)
Barber- and beauty shops: three parking spaces
for each chair (if known), but not fewer than one parking space per
200 square feet of floor area.
(7)
Bowling alley: three parking spaces for each
alley. Other commercial uses within the same building will be computed
separately in accordance with this section.
(8)
Business offices and mixed office uses: one
parking space for each 250 square feet of gross floor area.
(9)
Car washes: five parking spaces for employees
plus off-street storage (stacking) space equal to at least five times
the number of cars that can be in the wash process at one time. For
self-wash or self-service car washes, the requirement for employee
parking shall be eliminated.
(10)
Church, temple or chapel: one parking space
for each four seats in the main congregation seating area. Where no
individual seats are provided, 20 inches of bench shall be considered
as one seat. Where seats or benches are not provided, or are provided
only in a portion of the main congregation seating area, one parking
space for each 50 square feet of floor area within the main congregation
seating area.
(11)
Community center, library, museum, art gallery:
one parking space for each 200 square feet of gross floor area.
(12)
Community club, private club, lodge: one parking
space for each 100 square feet of gross floor area, plus 1 1/2
spaces for each boat slip where applicable.
(13)
Drive-in restaurant: one parking space for each
35 square feet of gross floor area.
(14)
Dwellings: two parking spaces for each single-family
dwelling. Two parking spaces for each two-family dwelling.
(15)
Dental or medical offices: one parking space
for each 100 square feet of gross floor area, except that if located
within a building housing three or more separate, unassociated practitioners,
the requirement shall be one parking space for each 150 square feet
of gross floor area.
(16)
Furniture, appliance stores or similar types
of uses requiring large amounts of storage: one parking space for
each 400 square feet up to 4,000 square feet, plus one parking space
for each 800 square feet of gross floor area above 4,000 square feet.
(17)
Government office: to be determined by the Planning
Board, except that governmental offices within privately owned buildings
shall provide a minimum of one parking space for each 150 square feet
of gross floor area.
(18)
Hardware, auto supply stores: one parking space
for each 400 square feet of gross floor area.
(19)
Hotel, motel: one parking space for each rental
unit. Each commercial use within the building shall be computed separately
according to the requirements for such use set forth herein. The Planning
Board may allow up to 50% of the required parking for commercial uses
in the hotel or motel to be satisfied by guest room parking.
(20)
Laundromats or similar coin-operated cleaning:
one parking space for each 200 square feet of gross floor area.
(21)
Manufacturing or industrial establishment, research
or testing laboratory, bottling plant or similar uses: one parking
space for each 500 square feet of gross floor area.
(22)
Meeting rooms, assembly or exhibition hall:
one parking space for each 50 square feet of gross floor area.
(23)
Mortuary or funeral home: one parking space
for every 100 square feet of gross floor area.
(24)
Nursery school, day camp or similar uses: one
parking space for each 500 square feet of gross floor area.
(25)
Nursing, convalescent or rest home: one space
per each three beds plus one space for each two employees including
nurses and staff.
(26)
Professional office (other than medical): one
parking space for each 200 square feet of gross floor area.
(27)
Public and private utilities, electrical substations,
gas regulator, water works, pumping station, and similar facilities:
to be determined by the Planning Board based on the specific need
of the use.
(28)
Restaurant, cafe or diner: one parking space
for each 50 square feet of gross floor area.
(29)
Recreation facilities: those not specifically
mentioned herein shall be determined by the Planning Board.
(30)
Retail stores, except otherwise specified: one
parking space for each 150 feet of gross floor area.
(31)
Studio: art, music, dance, gymnastics and similar
uses for the purpose of giving instruction rather than shows or exhibitions:
one parking space for each 100 square feet of gross floor area.
(33)
Shopping centers: shall provide parking at the
rate of 4.5 spaces for each 1,000 square feet of gross floor area.
If more than 5% of the enclosed gross floor area of any shopping center
is occupied by malls, lobbies, corridors, heating plants or other
space not utilized for direct commercial purposes, which, in the opinion
of the Planning Board, will not generate a need for parking, the Planning
Board shall allow the parking required to be based on the gross leasable
area of the shopping center at the above rate. The "gross leasable
area," for the purposes of this chapter, shall be defined as the total
floor area designed for tenant occupancy and exclusive use, including
basements, mezzanines and upper floors.
(34)
Theater: one parking space for each 35 square
feet of gross floor area.
(35)
Veterinary clinics or hospitals or animal care
facilities: one parking space for each 400 square feet of gross floor
area.
(36)
Warehouse, wholesale, machinery or large equipment
sales: one parking space for each 1,500 square feet of gross floor
area, plus one parking space for each vehicle used in connection with
the business.
R.
In computing the number of the above required parking
spaces, the criteria contained herein shall apply.
(1)
Where fractional spaces result, the required
number shall be construed to be the nearest whole number.
(2)
The parking space requirements for a use not
specifically mentioned herein shall be the same as required for a
use of similar nature as determined by the municipal agency upon that
use mentioned.
(a)
If there is no use enumerated herein having
sufficient similarity to the use proposed to enable the municipal
agency to establish rational parking requirements, the municipal agency
may, in its discretion, direct the applicant to furnish the municipal
agency with such data as may be necessary to enable the municipal
agency to establish rational parking requirements.
(3)
Nothing in the above requirements shall be construed
to prevent the joint use of off-street parking facilities by two or
more uses on the same site, provided that the total of such spaces
shall not be less than the sum of the requirements for various individual
uses computed separately by the above requirements.
(a)
No part of off-street parking required by a
structure or use shall be included as part of an off-street parking
requirements of another use unless substantial proof and assurances
are presented and it is determined by the municipal agency that the
use of this parking will not be simultaneous.
(b)
The collective provisions of off-street parking
facilities by two or more buildings or uses located on adjacent lots
is permitted, provided that the total of such off-street parking facilities
shall not be less than the sum of the requirements for the various
individual uses computed separately in accordance with the standards
contained in this chapter, and further provided that the land is owned
by one or more of the collective users.
A.
Public open space or common open space shall be proposed
to be provided in conjunction with applications for development for
subdivisions or site plans in accordance with requirements contained
herein.
B.
Natural features such as trees, brooks, hilltops and
views shall be preserved whenever possible in designing any subdivision
containing such features.
C.
If the Master Plan or the Official Map provides for
the reservation of designated streets, public drainageways, flood
control basins, or public areas within the proposed development, before
approving a subdivision or site plan, the municipal agency may further
require that such streets, ways, basins or areas be shown on the plat
in locations and sizes suitable to their intended uses.
(1)
The municipal agency may reserve the location
and extent of such streets, ways, basins or areas shown on the plat
for a period of one year after the approval of the final plat or within
such further time as may be agreed to by the developer.
(2)
Unless during such period or extension thereof
the Township shall have entered into a contract to purchase or institute
condemnation proceedings according to law for the fee or a lesser
interest in the land comprising such streets, ways, basins or areas,
the developer shall not be bound by such reservations shown on the
plat and may proceed to use such land for private use in accordance
with applicable development regulations.
(3)
The provisions of this section shall not apply
to streets and roads, flood control basins or public drainageways
necessitated by the subdivision or land development as required for
final approval.
(4)
The developer shall be entitled to just compensation
for actual loss found to be caused by such temporary reservation and
deprivation of use.
(a)
In such instance, unless a lesser amount has
previously been mutually agreed upon, just compensation shall be deemed
to be the fair market value of an option to purchase the land reserved
for the period of reservation; provided that determination of such
fair market value shall include but not be limited to consideration
of the real property taxed apportioned to the land reserved and prorated
for the period of reservation.
(b)
The developer shall be compensated for the reasonable
increased cost of legal, engineering or other professional services
incurred in connection with obtaining subdivision approval or site
plan approval, as the case may be, caused by the reservation.
(5)
Any land shown on the Master Plan as proposed
for park, playground, school site or other public use shall be designated
and reserved for such use.
D.
Where it is considered appropriate by the municipal
agency, portions of proposed open spaces may be designated for passive
and/or active recreational activities.
(1)
Passive recreational activities may include
but are not limited to pedestrian paths, bicycle paths, sitting areas
and naturally preserved areas.
(2)
Active recreation activities may include but
are not limited to swimming pools, tennis courts and ballfields.
(3)
The location and shape of any land to be designated
for recreational activities shall be approved by the municipal agency,
based on but not limited to the standards contained herein.
(a)
The Board shall consider the natural topography
and shall attempt to preserve the same to the greatest extent possible.
(b)
The Board shall attempt to tailor the location
and shape of recreational areas to harmonize with the shape of the
entire development.
(c)
The Board shall consider the extent to which
specific recreational areas shall be used for passive or active recreational
purposes.
(d)
The Board shall request and consider recommendations
from the appropriate Township officials.
(e)
The Board shall consider the extent to which
the residents of the development shall be served by other existing
or future recreational facilities or lands within or in the vicinity
of the development.
(f)
The Board shall consider the sequence of development.
(g)
The Board shall consider the effect which the
location and shape of recreational areas in the development will have
upon the application of sound planning principles as well as the general
welfare, health and safety of the residents of the development.
E.
Within open space areas, the municipal agency may
require a developer to make certain site preparation improvements,
which may include but are not limited to those contained herein.
F.
Open space areas shall be subject to these requirements:
(1)
Open space areas should not be less than 50
feet in width at any location, except that where such open space is
to be utilized primarily for walkway access from a public street to
the open space at the rear of building lots, it may have a minimum
width of 20 feet for a length not to exceed 250 feet.
(2)
Certain land areas and features shall be preserved
as open space.
(a)
Floodway and flood hazard areas.
(b)
Areas containing a sufficient trees.
(c)
Existing watercourses, ponds.
(d)
Land with a seasonal high water table of less
than two feet.
(e)
Wetlands as defined by the New Jersey Wetlands
Act of 1970 and delineated on wetlands maps prepared by the New Jersey
Department of Environmental Protection and Energy.
G.
The type of ownership of land dedicated for open space
purposes shall be selected by the owner, developer or subdivider subject
to the approval of the municipal agency.
(1)
These shall include:
(a)
The Township of Weymouth (subject to acceptance
of the Township Committee).
(b)
Other public jurisdictions or agencies (subject
to their acceptance).
(c)
Quasi-public organizations (subject to their
acceptance).
(d)
Homeowners' or condominium associations or organizations.
(e)
Shared, undivided interest by all property owners
in the development.
(2)
Any lands dedicated for open space purposes
shall contain appropriate covenants and deed restrictions approved
by the municipal agency, which ensure that:
(3)
No final approval of a subdivision or site plan containing open space created pursuant to this section shall be granted until the developer has submitted, and the municipal agency has approved, the master deed for such open space and the bylaws of the organization established pursuant to Subsection H below.
H.
The Township or other governmental agency may, at
any time and from time to time, accept the dedication of land or any
interest therein for public use and maintenance, but the municipal
agency shall not require, as a condition of approval, that land proposed
to be set aside for common open space be dedicated or made available
to public use.
(1)
The developer shall provide for an organization
for the ownership and maintenance of any open space for the benefit
of owners or residents of the development, if said open space is not
dedicated to the Township or other governmental agency.
(a)
Such organization shall not be dissolved and
shall not dispose of any open space, by sale or otherwise, except
to an organization conceived and established to own and maintain the
open space for the benefit of such development; and
(b)
Thereafter such organization shall not be dissolved
or dispose of any of its open space without first offering to dedicate
the same to the Township.
(2)
In the event that such organization shall fail
to maintain the open space in reasonable order and condition, the
Administrative Officer (Zoning Officer) may serve written notice upon
such organization or upon the owners of the development setting forth
the manner in which the organization has failed to maintain the open
space in reasonable condition.
(a)
Said notice shall include a demand that such
deficiencies of maintenance be cured within 35 days thereof and shall
state the date and place of a hearing thereon, which shall be held
within 15 days of the notice.
(b)
At such hearing, the Administrative Officer
(Zoning Officer) may modify the terms of the original notice as to
deficiencies and may give a reasonable extension of time not to exceed
65 days within which they shall be cured.
(c)
If the deficiencies set forth in the original
notice or in the modification thereof shall not be cured within said
35 days or any permitted extension thereof, the Township, in order
to preserve the open space and maintain the same, for a period of
one year, may enter upon and maintain such land.
(d)
Said entry and maintenance shall not vest in
the public any rights to use the open space by the owners.
(e)
Before the expiration of said year, the Administrative
Officer (Zoning Officer) shall, upon his or her initiative or upon
the request of the organization theretofore responsible for the maintenance
of the open space, call a public hearing upon 15 days' written notice
to such organization and to the owners of the development to be held
by the Administrative Officer (Zoning Officer), at which hearing such
organization and the owners of the development shall show cause why
such maintenance by the Township shall not, at the election of the
Township, continue for a succeeding year.
(f)
If the Administrative Officer (Zoning Officer)
shall determine that such organization is ready and able to maintain
said open space in reasonable condition, the Township shall cease
to maintain said open space at the end of said year.
(g)
If the Administrative Officer (Zoning Officer)
shall determine such organization is not ready and able to maintain
said open space in a reasonable condition, the Township may, in its
discretion, continue to maintain said open space during the next succeeding
year, subject to a similar hearing and determination, in each year
thereafter.
(h)
The decision of the Administrative Officer (Zoning
Officer) in any such case shall constitute a final administrative
decision subject to judicial review.
(i)
The cost of such maintenance by the Township
shall be assessed pro rata against the properties within the development
that have a right to enjoyment of the open space in accordance with
assessed value at the time of imposition of the lien, and shall become
a lien and tax on said properties and be added to and be a part of
the taxes to be levied and assessed thereon, and enforced and collected
with intersect by the same officers and in the same manner as other
taxes.
[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.
(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.
(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.
(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.
(b)
Playground: one.
(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:
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.
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.
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.
A.
Roadways and all appurtenances, including subgrade,
subbase, base courses and pavements, shall be constructed in accordance
with the applicable requirements of the Standard Specifications as
modified herein. All subsurface utilities including service connections
(terminating at least two feet behind sidewalk) to each lot and all
storm drains shall be installed in all roadway areas prior to the
construction of final pavement surfaces.
B.
All roadways shall be constructed with either a bituminous
concrete flexible pavement structure or a Portland cement concrete
rigid pavement structure. Only one type of pavement shall be utilized
throughout any development.
C.
The pavement structure design for each particular
development utilizing either a flexible or rigid pavement type shall
be the responsibility of the developer or his or her engineer.
(1)
The pavement design shall be based upon traffic
loading projections and field sampling and laboratory analysis of
the subgrade soils to be encountered in roadway areas in the development
and shall follow current design recommendations of the Asphalt Institute,
the Portland Cement Concrete Association or such other generally recognized
standards as may be acceptable to the Township Engineer.
(a)
As minimum requirements, rigid Portland cement
paving shall be expansion-joint-type paving utilizing joints similar
to Type A expansion joints, according to the Standard Construction
Details of the New Jersey Department of Transportation.
(b)
Shall be reinforced, constructed with Class
B air-entrained concrete and shall have a minimum thickness of 6 1/2
inches for local, local collector and minor collector streets and
eight inches for other classifications.
(2)
Flexible bituminous concrete pavements shall
have an equivalent structural depth of at least 10 inches for local,
local collector and minor collector streets.
(a)
Having a minimum wearing surface of not less
than 1 1/2 inches of pavement, Type FABC-1, and a minimum bituminous
stabilized base course of not less than 2 1/2 inches and a dense
graded aggregate base course to provide the remaining depth.
(b)
An equivalent structural depth of at least 13
inches for other street classifications, having a minimum wearing
surface of not less than two inches of pavement, Type FABC-1, a minimum
bituminous stabilized base course of not less than three inches, and
a dense graded aggregate base to provide the remaining depth.
(c)
Bituminous stabilized base may be substituted
for aggregate base on a one-to-three ratio (stabilized base to aggregate
base) all in accordance with the applicable requirements of the Standard
Specifications.
D.
All subgrade shall be prepared in accordance with
the applicable requirements of the Standard Specifications for bituminous
concrete and reinforced concrete pavements.
(1)
Prior to the construction of any subbase, base
or pavement course, all soft or unyielding portions of the subgrade
which do not attain the required stability will be removed and replaced
with the suitable material, and the whole surface of the subgrade
shall be compacted.
(2)
The provision of a uniform roadway subgrade
meeting the requirements of the Standard Specifications shall be the
full responsibility of the developer.
(3)
In certain cases, special treatment may be required
because of the character or nature of the subsoil.
E.
Where granular subbase courses are included in the
pavement design section proposed by the developer, they shall be constructed
in accordance with the applicable requirements of the Standard Specifications.
(1)
Bituminous concrete pavements (and stabilized
bases) may be constructed on subgrade without subbase or aggregate
base courses, provided that the subgrade can be satisfactorily prepared
as hereinbefore described.
(2)
Dense-graded aggregate base courses shall comply
with the requirements of the Standard Specifications for Soil Aggregate,
Type 5, Class A, or Type 2, Class A or B.
(3)
Portland cement concrete pavements must be constructed
with a minimum of six inches of a granular-type subbase meeting the
requirements of the Standard Specifications for Soil Aggregate, Type
4, Class E.
(4)
Any subbase course of aggregate base course
to be utilized with any type of pavement shall have a minimum thickness
of four inches.
F.
Bituminous base course for use with bituminous concrete
pavement shall consist of plant-mixed bituminous stabilized base course
(stone mix or gravel mix) in accordance with the requirements of the
Standard Specifications:
(1)
Except that the requirements for the construction
of the base course shall be amended to allow the laying of the base
course with a single-lift maximum thickness not exceeding four inches.
(2)
Prior to placement of any bituminous stabilized
base course, the finished surface of any underlying subbase or aggregate
base shall receive a prime coat in accordance with the requirements
of the Standard Specifications.
G.
Bituminous pavements shall consist of a bituminous
concrete surface course Type FABC-1, in accordance with the requirements
of the Standard Specifications.
(1)
The bituminous pavement wearing surface should
generally not be installed until just prior to the time the streets
are prepared for final acceptance.
(a)
Prior to the installation of a bituminous concrete
surface, the bituminous base course shall be inspected by the Township
Engineer.
(b)
Any areas of the base course in need of repair
shall be removed and replaced at the direction of the Township Engineer.
(c)
If the Township Engineer directs, a leveling
course of FABC material shall be placed on any uneven or below-grade
base courses prior to the placement of finished pavement.
(2)
No pavement surfaces shall be placed unless
permission to do so has been granted by the Township Engineer.
H.
Concrete pavements shall be constructed in accordance
with the requirements of the Standard Specifications.
I.
In areas where alternate pavement types are proposed
or desired either for decorative purposes, because of physical restrictions
or existing conditions, or because of limitations or shortages in
certain types of construction materials, a detail of the type and/or
location of alternate pavement types proposed shall be submitted for
approval with the preliminary and/or final plat.
(1)
The use of alternate pavement types may only
be permitted if the applicant submits for review and approval, details
and specifications concerning the equipment, materials, and methods
proposed for use, and if the Township Engineer has inspected the installation
of and tested and approved a suitable sample section of such pavement.
(2)
In the event that the Township Engineer does
not approve the sample section of pavement, the developer shall remove
the same section and replace it with a type of pavement permitted
by this chapter or such other alternate as may be approved by the
municipal agency.
A.
When the effective operation of a building or structure,
or equipment within a building or structure, necessitates placing
machinery, motors, generators or similar devices for cooling, heating
or generating purposes, outside or on top of any structure, they shall
be screened from public view.
(1)
This screening shall consist of densely planted
evergreen shrubs which shall grow to not less than five feet after
one growing season along with a solid screening element.
(2)
Extensions of parapet walls or mansard roof
lines or structural or ornamental screens or baffles.
(3)
Any similar type of solid or uniform screening
which will prevent exposure of such equipment to public view.
B.
The above requirements shall not be construed to prevent
an opening in any required screening for maintenance purposes. However,
any such opening shall be made as inconspicuous as is possible so
as not to present any unsightly display of said equipment to public
view.
A.
Sanitary sewers and sewage disposal systems may be
required by the municipal agency on advise by the Township Engineer
or other competent authority.
B.
The design and construction or approval of all public
systems for extensions of existing system(s), either publicly or privately
owned, shall be under the jurisdiction of the Township of Middletown
Sewerage Authority.
C.
Prior to the approval of any final plat, the full
approval of any sewage disposal system must have been obtained from
the Township of Middletown Sewerage Authority and filed with the municipal
agency, or the final approval will be conditioned upon full approval
of the Township of Middletown Sewerage Authority.
D.
Public sewage disposal system shall be installed in
accordance with the rules and regulations of the New Jersey Board
of Public Utilities and in accordance with other requirements of law
and subject to the approval of the Township of Middletown Sewerage
Authority.
A.
Sidewalk construction shall be required on both sides
of all streets within a development and entirely around the perimeter
of all culs-de-sac. Where the development abuts an existing street,
the sidewalk shall be constructed only on that side. Sidewalks shall
also be constructed at any other places, such as pedestrian walkways
or access points to open space, as shown on or required at the approval
of the final plat. Installation of sidewalks may be waived by the
Planning Board, with the written permission of the Township Committee,
at the request of the developer or on its own initiative. Nothing
contained herein shall affect the right of the Township to enact ordinances
requiring assessments for sidewalks from property owners as authorized
under N.J.S.A. 40:65-2 or other statutory rights granted to municipalities.
[Amended 12-2-2015 by Ord. No. 543-2015]
B.
Sidewalks within street rights-of-way shall generally
be located with the sidewalk edge farthest from the roadway placed
one foot from the property line. Sidewalks not within street rights-of-way
shall be located to provide for the most likely routes of pedestrian
travel. In cases where the topography dictates or a proposed development
provides for the extension of an existing street or abuts an existing
street, where sidewalks have already been installed in a location
other than as specified above or where such variations in sidewalk
locations are needed to preserve trees or natural features, the municipal
agency may approve alternate sidewalk locations in order to provide
for the preservation of physical features or the continuation of the
existing sidewalks.
C.
Sidewalks shall be four feet wide and four inches thick of concrete according to specifications required for curbing; see § 155-93 of this chapter.
(1)
Where sidewalks cross driveways, the thickness
shall be increased to six inches for residential uses and all drives
to parking areas of less than 50 spaces, and to eight inches for all
other uses.
(2)
Where the municipal agency determines that a
sidewalk may be subject to unusually heavy pedestrian traffic, it
may require that its width be increased (to a maximum of eight feet).
D.
All sidewalk construction and curing precautions shall
be in accordance with the applicable requirements of the Standard
Specifications.
(1)
Concrete shall be Class B, air-entrained.
(2)
The sidewalk subgrade shall be compacted prior
to the placement of any sidewalk. Any unsuitable material encountered
in the subgrade shall be removed and replaced with suitable material
acceptable to the Engineer.
(3)
All six-inch or eight-inch sidewalk areas crossing
driveways shall be reinforced at the midpoint or 1/3 points,
respectively, of the sidewalk section. Reinforcing shall be welded
wire fabric (66-4x4) or an equivalent approved by the Township Engineer.
(4)
The Engineer may also require that four-inch-thick
sidewalk be similarly reinforced if unsuitable ground conditions are
encountered.
E.
Reinforced concrete aprons shall be constructed at
all driveways between the concrete curb (or combination curb and gutter)
and the concrete sidewalk.
(1)
Such aprons shall be six inches thick for residential
uses and all drives to parking areas of less than 50 spaces and to
eight inches for all other uses.
(2)
Concrete shall be Class B, air-entrained.
(3)
The width of the apron at the curbline shall
be not less than the width of the driveway plus 10 feet or a minimum
of 20 feet, whichever is greater.
(4)
At each driveway without curb return radii,
the concrete curb or combination curb and gutter shall be depressed
to form a driveway opening. The depression shall be equal in length
to the width of the driveway plus 10 feet, but not less than 20 feet.
(5)
At driveways with curb return radii, the curb
depression shall accommodate the exterior limits of the radii.
F.
In areas where alternate sidewalk or apron types and/or
locations are proposed or desired, either for decorative purposes
or because of physical restrictions or existing conditions, a detail
of the type and/or location of sidewalk and apron proposed shall be
submitted for approval with the preliminary and/or final plat.
(1)
Continuous slip-formed sidewalks may be permitted
if such is considered to be desirable by the Township Engineer.
(2)
The use of continuous slip-formed sidewalks
may only be permitted if the applicant submits, for review and approval,
details and specifications concerning the equipment, materials and
methods proposed for use; and if the Township Engineer has inspected
the installation and tested the approved a suitable sample section
of such sidewalk.
(3)
In the event that the Township Engineer does
not approve the sample section of continuous slip-formed sidewalk,
the developer shall remove the sample section and replace it with
a type of sidewalk permitted by this chapter or such other alternate
as may be approved by the municipal agency.
G.
Curb ramps for the physically handicapped shall be
constructed on all curb returns and, where appropriate, in parking
areas.
(1)
In general, two curb ramps shall be constructed
at each corner.
[Amended 6-19-1996 by Ord. No. 344-96]
(2)
A single ramp at the center of the corner is
acceptable when site conditions preclude the use of the two-ramp system.
[Amended 6-19-1996 by Ord. No. 344-96]
(3)
Curb ramps shall be provided at all four corners
of full intersections.
(4)
Curb ramps shall be provided at the two corners
plus a location across the street from both of the ramps at "T" intersections.
(5)
Curb ramps for the physically handicapped shall
be constructed in accordance with the applicable standards.
[Amended 6-19-1996 by Ord. No. 344-96]
(6)
Curb ramps shall be constructed with a rough
broom finish in accordance with New Jersey Department of Transportation
specifications and shall be flush with the street pavement at the
gutter line.
(7)
If there is a grass or landscaped area between
the curb and sidewalk, side ramps need not be provided.
H.
The developer shall submit a detailed intersection
grading plan for approval of the Township Engineer prior to installation
of the curbs, sidewalks and curb ramps at the intersection.
A.
General provisions.
(1)
Any signs not specifically permitted are hereby
prohibited.
(2)
No signs except window or special event signs
shall be placed on private or public property except for the purpose
of identifying a use or uses actually conducted upon the premises
upon which such signs are erected and for no other purpose.
(3)
No sign shall be located in such a manner as
to materially impede the view of any street or intersection.
(4)
Except where otherwise provided, no sign or
any part thereof shall be located closer than 10 feet to any lot line.
(5)
All height limitations shall be measured from
ground level to the highest part of the sign or its supporting structure,
whichever is higher.
(6)
The maximum height for freestanding signs, unless
otherwise provided, shall not exceed 12 feet above ground level.
(7)
Except where specifically prohibited, all signs
may be double-faced, and the maximum area shall apply to each side.
The areas of the sign shall include each and every part of the sign,
including moldings and frames. Where the sign is supported by a post
or pylon whose surface is being used for advertising purposes, the
areas of this post, pylon or other supporting members shall be considered
as part of the total sign area.
(8)
Wherever the name or advertising message on
a sign is divided between a number of panels or parts, the total area
of all of the panels or parts shall be considered as one sign, and
where a sign consists of individual letters or numbers, the area of
the sign shall be considered as the total area of the smallest rectangle
or rectangles which can collectively enclose all of the letters or
numbers.
(9)
Signs erected flat against the side of a building
shall not extend above the height of the vertical wall or cornice
to which they are attached.
(10)
No permanent marquees or canopies shall extend
over a required front yard or over a public walk.
(11)
Unless specifically prohibited, all signs may be illuminated as provided for in Subsection E below.
(12)
Whenever a parcel is bordered by more than one
street, additional signage may be permitted by the municipal agency,
in accordance with the standards of this section, for each major street
upon which the parcel fronts.
B.
Permits.
(1)
All signs and advertising displays other than
those expressly excluded herein shall require sign permits renewable
annually. To obtain such permit, the owner of the proposed sign shall
make application to the Construction Code Official on forms provided
by him. The applicant shall also provide all plans and specifications
of the proposed construction as provided below.
(2)
It shall be the responsibility of the Construction
Code Official to determine whether the proposed signs will be in compliance
with all the provisions of this section and all other laws and ordinances
of the Township, and that the same will be erected in such manner
as not to constitute any hazard to the public or not likely to cause
damage to property. The Construction Code Official shall approve or
deny the issuance of a sign permit within 30 days of the receipt by
him or her of the completed application form and fee. In the event
that the Construction Code Official approves the issuance of the sign
permit, he or she shall promptly forward the same to the application
upon payment to the Township of the required fee. In the event that
the Construction Code Official denies permission, the Construction
Code Official shall so notify the applicant. Upon such denial, the
applicant may appeal the determination of the Construction Code Official,
pursuant to § 155-8K(1) of this chapter and all other applicable
sections thereof. If the work authorized under a sign permit shall
not be completed within one year after the date of its issuance, the
permit shall become null and void.
(3)
Application for erection permits shall be made
in duplicate on forms to be furnished by the Township and shall be
accomplished by a fee of $10 by cash or check payable to the order
of the "Township of Weymouth," which fee shall not be returnable for
any reason. The application shall contain the following information
hereinafter set forth:
(a)
Name, address and telephone number of the owner
of the premises upon which the sign is sought to be erected, and if
the applicant is a person other than the owner, then the applicant,
in addition, shall set forth his, her or its name, address and telephone
number as well as his, her or its relationship to owner.
(b)
Name of person, firm, corporation or association
erecting the sign.
(c)
Written consent to the owner of the building,
structure or land to which or on which the sign is to be erected,
if the applicant is other than the owner.
(d)
Attached to each copy of the application shall
be a sketch plat prepared by applicant or on his or her behalf which
shall include the following information:
[1]
Location of the premises on which the sign is
to be erected, in relation to surrounding properties, and showing
the Tax Map block and lot numbers of said premises along with the
names of the owners and all adjoining properties and their respective
Tax Map block and lot numbers, and the names of all streets which
abut said premises.
[2]
The location and dimension of all boundary lines
of the premises.
[3]
The location and dimension of all buildings
and structures including existing signs on said premises, showing
their respective setbacks from the boundary lines.
(e)
Also attached to each copy of the application
shall be an additional sketch prepared by applicant or on his or her
behalf which shall include the following information:
[1]
A diagram of the proposed sign, with all its
dimensions and height above ground shown, and a description of the
message trademark, symbol or insignia to be contained thereon. Said
sign shall be colonial in design. Sample signs which are considered
aesthetically acceptable by the Township of Weymouth are shown on
the reverse side of the application form.
[2]
The method and materials of construction of
said sign, including the mode of illumination, if any, and the manner
in which it will be connected to the ground or building. In any business,
commercial or industrial zone, this information shall be supplied
by virtue of being set forth in blueprint plans.
(4)
Nonconforming signs.
(a)
Continuance. Except as otherwise provided in
the section, the lawful use of any sign existing at the date of the
adoption of this chapter may be continued, although such sign does
not conform to the regulations specified by this section for said
sign; provided, however, that no nonconforming signs shall be enlarged,
extended or increased or changed in material, character, location
or illumination.
(b)
Abandonment. A nonconforming sign shall be presumed
to be abandoned when there occurs a cessation of any use or activity
pursuant to chapter.
(c)
Restoration. If any nonconforming signs shall
be destroyed by reason of windstorm, fire, explosion or other act
of God or the public enemy, to the extent in excess of 50% of its
then-true value, said sign shall not be rebuilt or reconstructed except
in conformance with the provisions of the section.
(d)
Reversion. No conforming sign shall, once changed
into a conforming sign, be changed back again into a nonconforming
sign.
C.
Construction.
(1)
All signs shall conform to the structural requirements
of the New Jersey Uniform Construction Code.
(2)
Freestanding signs shall be supported by posts
or pylons of durable materials which may include concrete, steel,
treated wood, other suitable materials, or any combination of same.
Supports for freestanding signs shall be set securely in the ground
or concrete so that the sign will be capable of withstanding high
winds. No other bracing or guy wire shall be permitted.
(3)
Any sign attached flat against the surface of
a building shall be constructed of durable material and attached securely
to the building with nonrusting metal hardware. When a sign is to
be installed on a masonry building, holes shall be drilled in the
masonry, and proper nonrusting hardware of the expansion type shall
be used. The use of wood or fiber plugs is prohibited; freestanding
signs shall be set securely in the ground or concrete so that the
sign will be capable of withstanding high winds. No other bracing
or guy wire shall be permitted.
(4)
Any sign attached flat against the surface of
a building shall be constructed of durable material and attached securely
to the building with nonrusting metal hardware. When a sign is to
be installed on a masonry building, holes shall be drilled in the
masonry, and proper nonrusting hardware of the expansion type shall
be used. The use of wood or fiber plugs is prohibited.
D.
Maintenance. If the Construction Code Official shall
find that any sign is unsafe, insecure or in need of repair, or is
not maintained in proper painted condition, the Construction Code
Official shall give written notice to the permittee thereof. If the
permittee fails to repair or remove it within 10 days after such notice,
such sign may be removed in order to comply, by the Construction Code
Official at the expense of the permittee or owner of property on which
it is located. The Construction Code Official may cause any sign or
other advertising structure which is an immediate peril to persons
or property to be removed summarily at the expense of the permit holder
or owner of the premises upon which the sign is located and without
notice to said persons. The owner of any sign or other advertising
structure in the Township shall have the same painted at least once
every two years in all its parts, including the supports of said sign.
Any part consisting of rustless metal and so manufactured as not to
require painting need not be painted, except that if once painted,
the same shall be maintained as other painted signs.
E.
Illumination.
(1)
Wiring for illuminated signs shall be installed
and maintained in accordance with the electrical codes of the Township.
Any fee for an electrical inspection shall be in addition to the fee
provided for in the sign permit.
(2)
Where illuminated signs are permitted, illumination
may be provided by floodlights, spotlights, ordinary incandescent
bulbs, fluorescent tubes or mercury vapor lamps. Neon lights are specifically
prohibited. Regardless of the type of illumination employed, all illuminated
signs shall be properly shielded and so located as to prevent glare
or blinding effects upon motor vehicle traffic and so as not to cause
a nuisance to residents of the area.
(3)
Whenever the Zoning Officer determines that
the lighting on any sign now or hereafter erected constitutes a safety
hazard to motor vehicle traffic in the vicinity, he or she shall serve
written notice of his or her determination upon the property owner
and owner of the sign, directing them to correct the condition with
15 days from the date of the mailing of the notice. Failure to correct
the condition or file an appeal within the time specified shall constitute
a violation of this section by both the sign owner and property owner.
F.
Signs permitted without a permit. The following signs
shall be permitted in any zone in the Township without a permit:
(1)
Nonilluminated directional signs identifying
parking areas, loading zones, entrances, exits and similar locations.
The signs may include a business name or professional name but shall
not include any advertising message and shall not exceed three square
feet.
(2)
Temporary and permanent traffic signs and signals
installed by the Township, county or state for the purpose of directing
and regulating the flow of traffic.
(3)
Signs indicating public transportation stops
when installed by the Township or a public transportation utility.
(4)
Historical tablets, cornerstones, memorial plaques
and emblems which do not exceed six square feet in area and which
are installed by government agencies or civil or religious organizations.
(5)
Warning and no-trespassing signs, not exceeding
three square feet in area.
(6)
Flags or emblems of religious, educational,
civic or governmental organizations flown from supports on the buildings
or grounds occupied by the organization and the American flag whenever
and wherever flown in accordance with the laws and rules promulgated
by the federal government.
(7)
Name and number plates identifying residents
and affixed to a house, apartment or mailbox, not exceeding 50 square
inches in area.
(8)
Lawn signs identifying residents, not exceeding
1 1/2 square feet in area for each side. The signs shall not
contain any advertising message and shall be nonilluminated except
by a light which is an integral part of a lamppost if used as a support.
(9)
Signs posted by governmental agencies or pursuant
to governmental statute, order or regulation.
(10)
Signs which are an integral part of vending
machines, including gasoline pumps and milk machines, provided that
they do not exceed two square feet in area.
(11)
Real estate signs, announcing the sale, rental
or lease of the premises on which the sign is located, such sign not
to exceed four square feet in area. If double-faced, the sign shall
not exceed eight square feet in area for both sides. The sign shall
be nonilluminated. Such sign shall not be closer to the lot line than 1/2
the distance between the building line and the lot line, as defined
by the Zoning Ordinance of the Township. Such signs shall not be located
closer to other such signs than one in every 200 feet, measured either
along the front of a lot or along the depth of a lot.
(12)
Temporary signs or other advertising materials
attached to a window shall be removed at the expiration of the event
sale for which it was erected or posted. Not more than 20% of the
square footage of any single window or single window display area
shall be devoted to signs or other advertising material attached thereto
or otherwise exposed to public view.
(13)
Temporary signs for advertising public functions
or fund-raising events for charitable or religious organizations shall
be permitted for a period of 90 days prior to and during the event
and shall be removed within five days after the event. The sign shall
be nonilluminated, not larger than 12 square feet in area, not exceeding
eight feet in height and may be erected flat against the building
or freestanding.
(14)
Temporary signs publicizing or promoting a public
election, school board election, campaign for public office or public
referendum for a period of 60 days prior to an election and which
shall be removed five days after the election. Such signs in residential
zones shall not exceed six square feet in area nor the height limitation
for that residential zone. In all other zones, such signs shall not
exceed the maximum size and height limitation for the zone in which
they are placed.
G.
Prohibited signs. The following signs are prohibited
in all zones in the Township:
(1)
Signs using red, yellow and green lights which
in the judgment of the Director of Public Safety interferes with the
operation of any traffic control signal.
(2)
Moving or revolving signs and signs using blinking,
flashing, vibrating, flickering, tracer or sequential lighting.
(3)
Signs using neon lights or any material which
sparkles or glitters, but nothing herein contained is intended to
prohibit the use of reflective paint on signs directing traffic or
identifying various locations within a lot or parcel.
(4)
Any sign which, in the judgment of the Director
of Public Safety, unreasonably tends to distract drivers or otherwise
constitutes a traffic hazard.
(5)
Roof signs.
(6)
Signs or advertising matter of an indecent or
obscene nature.
(7)
Signs using words such as "stop," "look," "danger,"
etc. which are placed in a manner or position which, in the judgment
of the Director of Public Safety, constitutes a traffic hazard or
otherwise interferes with the free flow of traffic.
(8)
Signs which attempt to imitate or otherwise
cause confusion with existing signs erected by any governmental board,
body or agency.
(9)
Except where specifically permitted, signs advertising
a product or service not sold on the premises, signs advertising or
directing attention to another premises and any other signs unrelated
to the premises on which the sign is erected.
(10)
Signs causing interference with radio or television
reception.
(11)
Signs obstructing door, fire escapes or stairways
or keeping light or air from windows used for living quarters.
(12)
Flags, banners, strings of banners, pinwheels,
A-type signs, sandwich-type signs, sidewalk signs, curb signs and
similar advertising devices.
(13)
Any sign or banner spanning a public street.
(14)
Signs placed on awnings, trees, fences, utility
poles, light poles, signs attached to other signs and signs placed
upon motor vehicles which are continuously or repeatedly parked in
a conspicuous location to serve as a sign, but nothing herein contained
is intended to prohibit the placement of signs directing traffic or
identifying various locations within a lot or parcel on light poles
and utility poles erected therein.
(15)
Any series of two or more signs placed along
a street or highway carrying an advertising message, part of which
is contained on each sign.
(16)
Signs which advertise that real estate has been
sold.
(17)
A sign on a motor vehicle, truck, trailer, whether
or not operational and whether or not self-propelled, which is used
or parked or designated to be parked for advertising purposes. Specifically
exempted from this section are those signs, nameplates or letters
affixed to or printed upon commercial vehicles regularly used in the
course of business for regular deliveries, pickups or other such purposes
and/or in compliance with the provisions of N.J.S.A. 39:4-46. Specifically
included are signs on vehicles, trailers and the like which have as
their prime purpose the advertising of goods, wares or services of
a business which are maintained in a stationary manner at one or more
locations for extended periods of time.
(18)
Within the Pinelands Area, billboards and off-site
outdoor commercial advertising signs, other than signs advertising
roadside food markets, shall not be permitted in the Pinelands. Existing
billboards and off-site commercial advertising signs shall not be
permitted to continue beyond January 14, 1991.
H.
Signs permitted in residential zones (R-R, R-1, R-2).
(2)
Signs in connection with each housing or land
development, as follows:
(a)
At the main entrance to the development, two
nonilluminated freestanding signs which shall state the name of the
development and no other advertising material. Each sign shall not
exceed 25 square feet in area and eight feet in height.
(b)
At each entrance other than the main entrance,
one nonilluminated freestanding sign not exceeding 15 square feet
in area and not more than eight feet in height.
(c)
At the rental or sales office of the development,
one freestanding illuminated sign advertising the office, not to exceed
15 square feet in area and not more than five feet in height.
I.
Signs permitted in mobile home parks.
(2)
One freestanding, externally illuminated, or
nonilluminated project identification sign for each direction of travel
on any public street on development has frontage, not to exceed 30
square feet in area nor six feet in height and located not less than
20 feet from any street or adjacent property line. Such signs may
bear only the name of the development and the owner, the street address
and the presence or lack of vacant units.
(3)
Real estate signs, the sole purpose of which
is to direct the public to the PAC development. Four temporary freestanding
nonilluminated signs at key intersections. Each sign shall not exceed
15 square feet in area and eight feet in height above the ground.
The sign permit shall be issued for a period of six months and shall
be renewable for additional periods of six months during the period
of construction.
(4)
Such other signs as the approving authority
may in its discretion deem appropriate.
J.
Signs permitted for approved professional official
and home occupations. One facade sign may be placed or inscribed upon
the front facade of a building for each permitted use or activity.
Said signs shall not exceed an area of one square foot for each one
foot in width of the front of the building or portion thereof devoted
to such use of activity.
K.
Signs permitted in the C Commercial Zone and PVC Pinelands
Village Commercial Zone.
(1)
One facade sign may be placed or inscribed upon
the front facade of a building for each permitted use or activity.
Said signs shall not exceed an area of one square foot for each one
foot in width of the front of the building or portion thereof devoted
to such use of activity.
(2)
Each use in the C or PVC zones may erect one
freestanding sign not exceeding 50 square feet in area nor 10 feet
in height; provided, however, that where more than one use exists
in a building, or where two or more buildings share common site elements
or are located on the same lot as indicated on an approved site plan,
only one freestanding sign shall be permitted. No freestanding sign
shall be located in an area within 25 feet of any boundary of a residential
zone.
|
Street Frontage
(feet)
|
Maximum Height
(feet)
|
Maximum Size of Sign Face
(square feet)
|
Minimum Setback
| |
|---|---|---|---|---|
|
Up to 500
|
10
|
50
|
75% of building setback
| |
|
500 to 700
|
12
|
50
|
75% of building setback
| |
|
Over 700
|
15
|
50
|
75% of building setback
|
|
NOTE:
| |
|---|---|
|
For sites with more than one use, an additional
10 square feet may be added for each additional use; provided that
in no case shall any such sign exceed 100 square feet.
|
A.
It is the purpose of these regulations that construction
of steep slopes which results in erosion, drainage, access and traffic
problems shall be avoided, wherever possible.
B.
However, certain building designs and types on steep
slopes shall be permitted, subject to submission of detailed plans
and approval by the municipal agency.
C.
Within any development or tract, construction including
buildings, streets, parking, grading, excavation and fill, or stripping
of vegetation on steep slopes in excess of 8% shall be restricted
as contained herein.
(1)
Slopes 8% to 15%: a maximum of 40% of the total
area of the net tract area in this slope category may be used for
construction purposes.
(2)
In the case of the slopes within a tract in
excess of 15%, the locations and setback of buildings by a soils and
slope engineering analysis, approved by the Planning Board Engineer.
Said slopes shall be properly retained and stabilized, based on engineering
designs approved by the Township Engineer. The Township Engineer shall
determine that said slopes, in their natural state, are protected
from soil and wind erosion, landslides and other occurrences which
may cause damage and safety hazards to the proposed development or
adjacent property.
A.
All developments shall protect streams, lakes and
ponds from sedimentation and shall control erosion in accordance with
the "Standards for Soil Erosion and Sediment Control in New Jersey,"
set forth in the Soil Erosion and Sediment Control Act, Chapter 251,
Laws of 1975, as amended and supplemented.[1]
[1]
Editor's Note: See N.J.S.A. 4:24-39 et seq.
B.
All developments may be required to submit an erosion
and sediment control plan and a sequence of installation or application
of planned erosion and sediment control measures as related to the
progress of the development, as part of the preliminary plat or site
plan, which shall be subject to approval by the Planning Board Engineer.
C.
A soil erosion and sediment control permit shall be
required prior to the issuance of any building permit and as a condition
of preliminary and final site plan or subdivision approval.
A.
Solid wastes from all uses other than single- or two-family
homes, if stored outdoors, shall be placed in metal receptacles within
a screened refuse area.
B.
The screened refuse area shall not be located within
any front yard area.
C.
The refuse storage area shall be surrounded on three
sides by a solid uniform fence or wall not less than five feet nor
more than eight feet in height. Such fence shall be exempt from the
provisions of any ordinance of the Township regulating the height
of fences and requiring permits therefor.
D.
A five-foot minimum width landscaping area shall be
provided along the fence or wall enclosing the refuse storage area.
The landscaping to be provided shall be shown on the site plan submitted
for municipal agency approval.
E.
The opening in the enclosed refuse area should be
provided in solid gate not less than five feet in height to permit
access to the refuse enclosure and screening from adjoining properties
and public streets.
F.
If located within or adjacent to a parking area or
access drive, the enclosed refuse area shall be separated from such
parking area or access drive by curbing.
G.
The enclosed refuse area shall not be located so as
to interfere with traffic circulation or the parking of vehicles.
H.
All refuse shall be deposited in containers maintained
within the refuse area. No containers shall be maintained anywhere
on a site except in a refuse area meeting these requirements.
I.
If outdoor storage of solid waste is not proposed,
the site plan submission shall detail the methods proposed for accommodating
solid waste within the structure. The municipal agency may require
that a suitable area be set aside, but not improved, for a future
solid waste storage area meeting these requirements even if indoor
accommodations for solid waste are proposed.
A.
Storm drains, culverts, catch basins and other drainage
structures shall be installed in each subdivision in accordance with
the map submitted to the municipal agency.
(1)
All storm drainage facilities shall be constructed
in accordance with the applicable requirements of the Standard Specifications.
(2)
The developer (or his or her engineer) shall
submit complete calculations, specifications, plans, and details for
all proposed storm drainage facilities.
(3)
Any field samples or laboratory tests required
to document the conclusions of such calculations shall be formed at
the sole expense of the developer.
B.
All storm drainage pipes shall be either slip-joint
type reinforced concrete or, subject to the restrictions herein, fully
coated, invert paved, corrugated metal steel culvert pipe meeting
the requirements of the Standard Specifications.
(1)
All pipe shall have a wall thickness sufficient
to meet the proposed conditions of service; however, no wall thickness
less than Class 3, Wall B, for concrete pipe or No. 14 gauge for corrugated
metal steel pipe shall be allowed.
(2)
All pipe shall comply with the requirements
of the current New Jersy State Department of Transportation specification
governing construction.
(3)
Generally, concrete pipe will be used except
in areas of steep grades or other restrictive physical conditions
where corrugated metal or other types of pipe may be permitted.
(a)
No concrete pipe may be laid on grades exceeding
8%.
(b)
Concrete pipe below 30 inches (or equivalent)
in size will be jointed using a mortared joint in accordance with
the specifications.
(c)
Concrete storm drain pipes 30 inches or larger
in diameter will be jointed using a preformed bituminous pressure-type
joint sealer or rubber-ring-type or other equivalent approved joint
which will exclude infiltration.
(4)
All corrugated metal pipe shall be fully bituminous-coated
with paved invert and of a gauge meeting the requirements of the Standard
Specifications sufficient for the proposed service.
(5)
All storm drains shall be tangent between inlets,
manholes or other structures, except that the use of fittings or factory
curved pipe may be allowed by the Township Engineer when necessary
to accommodate existing geometry or utilities.
(6)
Prior to laying any storm drains, the bottom
of all trenches shall be inspected by the Township Engineer.
(a)
Should the Engineer determine that the trench
is unsuitable for the placement of the pipe, the developer shall take
all necessary action to remove or eliminate any unsuitable conditions.
(b)
These may include but are not limited to excavation
and backfilling with suitable material, placement of bedding material,
construction of pipe cradles or such other action necessary to remove
all unsuitable conditions.
(c)
Proposed storm drainage installations which
do not conform to the above must be fully detailed and approved as
part of the final plat.
C.
Inlets and manholes shall be constructed where required
in accordance with the requirements of the Standard Specifications
and Standard Construction Details.
(1)
All street inlets shall be New Jersey Department
of Transportation Standard Type B. Casting heights on any streets
shall be two inches greater than the specified curb face, and the
gutter shall be properly transitioned approximately 10 feet on either
side of the inlet.
(2)
All yard inlets shall be Standard Type A or
E.
(3)
Combination drains shall be installed where
the character and composition of the earth in the roadbed itself or
adjacent terrain renders such installation necessary.
(a)
These combination drains shall be constructed
as follows: The bottom 1/3 of the pipe shall be caulked with
jute or equivalent material, and the pipe shall be laid in a stone
bed for a depth equal to 1/2 the diameter of the pipe.
(4)
In continuous conduit runs, spacing between
structures (inlets or manholes) shall not exceed 600 feet.
(5)
Structures (inlets or manholes) shall be located
so as not to interfere with primary routes of pedestrian travel or
any proposed handicapped ramp or similar facility.
(6)
In general, surface flow length, for flows of
four or more cubic feet per second, on paved surfaces shall not exceed
750 feet, provided that:
(a)
Gutter flow widths on local and local collector
streets shall not exceed 11 feet, or such narrower width as may be
necessary to provide a twelve-foot-wide clear lane in the center of
the roadway.
(b)
Gutter flow widths on minor collector streets
shall not exceed nine feet, or such narrower width as may be necessary
to provide two twelve-foot-wide clear lanes in the center of the roadway.
(c)
Gutter flow widths on major collector streets
without shoulders shall not exceed five feet, or such narrower width
as may be necessary to provide four ten-foot-wide clear lanes in the
center of the roadway.
(d)
Gutter flow widths on minor and principal arterial
streets and major collector streets with shoulders shall be retained
within the shoulder areas.
(e)
Swale gutter flow widths in parking areas shall
not exceed 12 feet.
(7)
Maximum design capacities which may be used
to determine actual inlet location spacing are:
(8)
Only Type B inlets shall be used in curbed roadways
or curbed access or major circulation drives.
(9)
Generally, sufficient inlets will be placed
to eliminate any flow exceeding two cubic feet per second across any
intersections.
(10)
Parking areas may be designed to allow ponding
in order to decrease intensity of runoff. In such case, ponding will
not be allowed in any access or major circulation drive or in any
area of heavy pedestrian activity and shall not exceed six inches
at any point calculated for the appropriate design storm in accordance
with § 151-121A and shall meet the criteria set forth in
§ 151-121H.
D.
Open channels shall be designed to contain the required
flow and shall have a design velocity low enough, in the judgment
of the Township Engineer, to prevent erosion.
(1)
The minimum easement for open channel sections
shall be the maximum design top width of the channel section segment
plus 25 feet rounded to the next highest five-foot increment.
(2)
Excess velocity, if any, as determined by the
Township Engineer, in open channels must be controlled by sod, riprap,
paving, ditch checks or other suitable methods.
(3)
Changes of direction in open channels must have
a maximum radius of 800 feet or be adequately paved or riprapped.
(4)
Generally, unlined open channel cross-sections
shall have side slopes not steeper than 4:1 for channel depths of
two feet or less and not steeper than 8:1 for channel depths of more
than two feet. Line open channel side slopes shall not be steeper
than 2:1.
(5)
The bottoms of all unlined open channels and
the channel side slopes, to at least the design flow level, will be
sodded with suitable coarse grass sod.
(6)
All unlined open channel side slopes above the
design minimum flow level will be topsoiled and seeded or otherwise
suitably stabilized in accordance with an approved soil disturbance
permit.
(7)
All unlined open channels which can be expected
to have a base flow of five cubic feet per second or more for at least
two out of every 12 months will be provided with a low flow channel
using gabions, riprap, lining, 1/3 pipe sections or other arrangements
approved as a part of the final plat submission.
E.
Culverts or drains shall be constructed as specified
herein.
(1)
The location, length, depth, grade, type and
size of pipe shall be designated on the plans indicated herein except
where unusual or exceptional soil or other conditions are discovered
at the time of construction, which are not provided for in the plans,
in which case such construction shall be determined by the Township
Engineer.
(2)
Trenches shall be bridged at the street crossings,
intersecting streets, public and private entrances in such a manner
that traffic will not be interrupted.
(3)
The contractor shall have a sufficient quantity
of timber and equipment constantly on hand for planking, sheet piling,
fencing or shoring, and adequate pumping apparatus to meet all requirements
of construction for use in case of accident or emergency.
(4)
All trenches for culverts, drains or French
drains shall be excavated at least nine inches and not more than 30
inches wider than external diameter of the pipe to be used therein.
(5)
When rock is encountered, it shall be removed
to at least six inches below the grade line, the trench then being
filled with earth to the grade and form the pipe and thoroughly tamped.
(6)
The pipe shall be laid on a firm bed and the
bottom of the trench shall be excavated to the line and grade given
or directed by the Township Engineer.
(7)
The pipe shall be laid and all joints shall
be treated as determined by the Township Engineer.
(8)
The filing around the pipe shall be made in
layers with approved materials free from rock, and each layer shall
be tamped thoroughly around and over the pipe.
(9)
Where indicated or directed, old pipe or insufficient
sized culverts shall be removed and re-laid, extended and renewed
in the same manner as specified above the new pipe culverts or drains.
(10)
Easement of a width sufficient to allow proper
maintenance, but in no case less than 15 feet, shall be provided for
the outletting of all drains, pipelines, etc., to streams, existing
storm drains or other legal drainage courses. These easements shall
be granted to the Township, in writing, subject to the approval of
the Township Attorney.
(11)
All nonpipe culverts shall be designed for AASHO
H20-44 loading.
F.
Headwalls shall be provided at all terminations. These
shall be poured concrete headwalls, precast concrete end sections
or corrugated metal end sections in accordance with the approved final
plan. Poured concrete headwalls shall be wing-type headwalls with
aprons in accordance with the Standard Construction Details.
G.
Retaining walls installed in slope control areas shall
be constructed of heavy creosote timber or logs, or reinforced concrete,
other reinforced masonry or of other acceptable construction and adequately
designed to carry all earth pressures including any surcharges. The
heights of the retaining walls should not exceed 1/2 of the horizontal
distance from the foundation wall of any building to the face of the
retaining wall.
H.
Guardrails and/or railings shall be placed at all
drainage structures where the interests of pedestrian or vehicular
safety would dictate.
(1)
The municipal agency may require that any open
channel, other than naturally occurring streams, be fenced with chain-link
fencing 48 inches high if the banks of the channel are steeper than
one foot vertically for every four feet horizontally and either the
total depth of the channel exceeds four feet or the channel would
be expected to have a depth of flow greater than two feet more often
than once every 10 years.
(2)
For maintenance purposes, gates may be required
by the municipal agency at approximately two-hundred-foot intervals.
I.
The developer shall take all necessary precautions
to prevent any siltation of streams during the construction of the
site.
(1)
If required by the municipal agency as a condition
of approval or by the Planning Board Engineer during construction,
the developer shall provide adequate provisions to prevent all deposits
of silt or other eroding material in any stream or watercourse.
(2)
Such provisions may include but not be limited
to construction and maintenance of siltation basins or holding ponds
throughout the course of construction.
(3)
The use of siltation and oil separation basins
with controlled outflows will be required to prevent pollution of
waterways when discharge is into a lagoon, bay or other standing body
of water.
J.
All drainage arrangements (either piped or overland
flow) for sites on county roads or state highways shall be approved
by the County Engineer or the New Jersey Department of Transportation,
respectively, in addition to being acceptable to the municipal agency.
K.
Stormwater runoff restrictions in all proposed subdivisions
and multifamily residential developments with an area of 10 acres
or more, and all business, commercial and industrial development comprising
a site or tract area of five acres or more, the maximum design limit
for stormwater runoff shall be 115% of the runoff generated by the
site in its natural conditions, unless downstream facilities have
been determined to be fully adequate.
(1)
All runoff calculations shall be based on the
Rational Formula or the New Jersey Department of Environmental Protection
and Energy's design flood runoff index curves.
(2)
The design criteria for the use of these methods
is contained in the "Master Drainage Plan for Middletown Township,"
T & M Associates, Middletown, New Jersey, seven volumes, as amended
and supplemented.
(3)
In addition, any other method of calculation
stormwater runoff that is subsequently adopted for use by the Division
of Water Resources of the New Jersey Department of Environmental Protection
and Energy shall also be acceptable.
L.
Special drainage provisions.
(1)
The existing system of natural drainage within
each development shall be reserved to the maximum extent possible.
To this end, the Board may require the preservation of natural drainage
swales, recharge areas, wet weather ponds and similar features and
may require suitable drainage and conservation easements and possible
increases in lot size to allow usable lots with the preservation of
such features.
(2)
Subject to review and approval by the Board,
the design of the development may be modified to take advantage of
the natural drainage features of the land. In such review, the Board
will use the following criteria:
(a)
The utilization of the natural drainage system
to the fullest extent possible.
(b)
The maintenance of the natural drainage system
as much as possible in its unimproved state.
(c)
When drainage channels are required, wide shallow
swales with natural vegetation will be preferred to other sections.
(d)
The construction of flow-retarding devices,
detention areas and recharge berms to minimize runoff value increases.
(e)
Maintenance of the base flow in streams reservoirs
and ponds.
(f)
The reinforcement, improvement and/or extension
of the natural drainage system to such an extent as is necessary to
eliminate flooding and excess maintenance requirements.
(3)
All developments or portions or total schemes
of development which, based upon the preliminary plat submission,
total 10 or more acres will be expected, to the extent that the municipal
agency considers possible, to limit the total stormwater runoff from
the site after development to not more than 115% of the runoff from
the site in its undeveloped state. The utilization of the provisions
of this subsection to limit such runoff are encouraged. However, the
municipal agency may require the use of reasonable artificial methods
of detention and/or recharge if it determines that natural provisions
are not feasible. The municipal agency may waive the provisions of
this subsection if the nature of the development, the character of
adjacent previously developed areas or other factors make the utilization
of drainage features or runoff-limiting devices inadvisable or impractical.
A.
Minimum basis for calculations for design storm frequency.
(1)
For closed conduits, five years; or if the above
results in a conduit size at least equivalent to a twenty-one-inch
reinforced concrete pipe, 10 years; of if the above results in a conduit
size at least equivalent to a thirty-inch reinforced concrete pipe,
then 25 years; or if the above results in a conduit size at least
equivalent to a fifty-four-inch reinforced concrete pipe, then 50
years.
(2)
For open channels: 10 years; or if the tributary
area exceeds 320 acres, then 25 years; or if the tributary area exceeds
250 acres, then 50 years. The flooding limits for storms with a return
period of twice the design storm shall be determined for all open
channels. Such limits shall be the drainage or conservation easements
delineated on the plat.
(3)
For detention facilities, a twenty-four-hour
flood with a return period not less than 50 years or, if the tributary
area exceeds 50 acres, then 100 years.
(4)
For retention facilities, double the capacity
obtained by applying the requirements for detention facilities.
(5)
For gutter flow calculations, 10 years for local,
local collector and minor collector streets, 25 years for major collectors
and minor arterials and 50 years for principal arterials.
B.
Runoff determinations should be made using the rational formula, U.S. Soil Conservation Service Technical Release No. 55 or the SCC National Engineering Handbook No. 4 or, in unusual cases, other methods with the prior approval of the Township Engineer. In the Pinelands Area, see § 155-57D. Upstream areas should be considered based on their full development potential according to current zoning or the current use, whichever produces the greatest runoff. Runoff coefficients used should generally fall in the following ranges:
|
Classification - Fully Developed
|
Range of Coefficient
| |
|---|---|---|
|
Public parks, open space and land conservation
|
0.15 to 0.30
| |
|
Low-density residential
|
0.30 to 0.45
| |
|
Medium-density residential
|
0.40 to 0.60
| |
|
High-density residential
|
0.55 to 0.70
| |
|
Commercial and industrial
|
0.60 to 0.90
| |
|
Pavements, roadways, shoulders
|
1.00
|
C.
Velocity restrictions. In general, velocities in closed
conduits at design flow should be at least 2.5 feet per second, but
not more than velocity which will cause erosion damage to the conduit,
and velocities in open channels at design flow shall not be less than
1.5 feet per second and not greater than that velocity which will
begin to cause erosion or scouring of the channel.
(1)
For unlined earth channels, the maximum velocity
allowed will be two feet per second. For other channels, sufficient
design data and soil tests to determine the character of the channel
shall be made to the developer and shall be made available to the
Township Engineer at the time of drainage review.
(2)
At transitions between closed conduits and open
channels or different types of open channels, suitable provisions
must be made to accommodate the velocity transitions. These provisions
may include riprapping, gabions, lining, aprons, chutes and checks
or others, all suitable detailed and approved as part of the final
plat submission.
(3)
For all flow of 40 cubic feet per second or
more, tailwater depth and velocity calculations shall be submitted.
D.
In general, the Manning formula will be used by the
Township Engineer to review the adequacy of proposed drainage facilities.
(1)
Other formulas may be used in particular cases
with the previous agreement of the Board.
(2)
A friction factor (n) of 0.012 will be used
for nonporous concrete pipe; a factor of 0.024 will be used for fully
coated corrugated metal pipe with paved invert.
(3)
Commensurate factors will be used for other
pipe type or shapes.
(4)
A friction factor (n) not less than 0.012 will
be used for fully lined concrete channels; a factor not less than
0.025 will be used for good earth channels and a factor not less than
0.05 will be used for fair to poor natural streams and watercourses.
(5)
Commensurate factors will be used for other
channel types.
E.
All drainage facilities carrying runoff from tributary
areas larger than 1/2 square mile must have the approval of the
New Jersey Department of Environmental Protection and Energy, Division
of Water Policy and Supply. Evidence of such approval shall be required
to be submitted prior to the final approval of the site plan.
F.
All encroachments of natural waterways must be referred
to the New Jersey Department of Environmental Protection and Energy,
Division of Water Resources for approval in accordance with statute.
The state may retain jurisdiction, in which case a permit will be
necessary as set forth above or may refer the matter to the County
Engineer for review.
G.
Storm drainage systems shall be designed to include not only the proper drainage of the actual area of the specific development and the area tributary thereto, but shall also include the disposal of the stormwater runoff to an adequate outlet or other means of final disposal of the stormwater, such as a river, running stream, lagoon or an existing adequate storm sewer. In the Pinelands Area, the disposal of stormwater runoff shall be in accordance with the provisions of § 155-57D(2) of this chapter.
H.
Whenever sump conditions occur, an analysis shall
be made of the effect of the occurrence of a major storm having at
least one-hundred-year return frequency. The effect of such storm
and the flooding limits anticipated shall be shown. Site design, grading
and drainage, shall anticipate such major storm and be so arranged
so as to prevent damage to existing or proposed structures or adjacent
properties under such conditions.
A.
All major and minor arterial, collector, local collector,
local and marginal access streets shall be designed in accordance
with the proposals contained in the Master Plan of the Township and/or
in accordance with this subsection.
(1)
Upon receipt by the municipal agency of any
subdivisions or site plans calling for the installation of new streets
or the extension of old streets, the plats shall be referred to the
Township and Director of Public Safety for review.
(a)
They shall make recommendations as to the acceptable
minimum widths of each street and shall base the recommendations upon
such factors as the location, proposed use and intensity of traffic,
with an emphasis upon safety considerations of both a fire and police
nature.
(b)
These recommendations shall be submitted to
the Township Engineer to be considered in conjunction with such studies
and statistics and other data which the Engineer shall have assembled
as a basis for determining minimum street widths within the Township.
(2)
The design and location of collector, minor
and marginal access streets shall be determined by the municipal agency
in their review of the applications so as to conform to the "Schedule
of Street Design Standards" (see Figure 8C below).
(3)
The enumerated standards are to be construed
as minimum standards and may be increased where, because of high traffic
volumes, steep grades or other such reasons, the municipal agency
determines that such action is necessary.
(4)
In residential subdivisions, the minimum street
width required by the attached "Schedule of Street Design Standards"
shall only be the minimum of 36 feet for certain minor streets designed
solely to allow access by residents to their homes. Under no circumstances
is the minimum widths of any street in the Township of Weymouth to
be less than 36 feet.
B.
The arrangement of streets not shown on the Master
Plan or Official Map shall be such as to provide for the appropriate
extension and/or realignment of existing streets, except that local
and collector streets should only be extended when such extension
is necessary and the municipal agency concurs that such extension
will promote safety and conform to the street standards contained
elsewhere in this chapter.
C.
Where developments abut existing roadways, sufficient
right-of-way shall be reserved to provide the right-of-way width proposed
for the functional classification of the street in question.
(1)
Subdivisions that adjoin or include existing
streets that do not conform to widths as shown on the Master Plan
or Official Map of the street width requirements of this chapter shall
dedicate additional width along either one or both sides of said road.
(2)
If the subdivision is along one side only, 1/2
of the required extra width shall be dedicated.
(a)
The additional dedicated width when improved
shall have a foundation course which shall be constructed by 2 1/2
inches broken stone compacted to a depth of six inches.
(b)
The wearing surface shall be constructed of
two inches of bituminous concrete from the center line of said road
to the newly installed curbs and blended into the existing pavement
on the opposite side of the center line.
(3)
The new cross section for the existing road
shall be constructed so as to provide a parabolic contour constructed
to the satisfaction of the Township Engineer.
D.
Local streets shall be designed in accordance with
the Schedule of Street Design Standards and the requirements contained
herein.
(1)
No street or road shall be designed which has
an elevation at the center line of less than 12 feet above mean low
tide and as indicated by the United States Coast and Geodetic Survey.
|
Figure 8C
| ||||
|---|---|---|---|---|
|
Schedule of Street Design Standards
| ||||
|
Classification
| ||||
|
Local
|
Collector Streets
|
Arterial Highways
| ||
|
Minimum curb return radius at intersection2
|
15 feet
|
25 feet
|
45 feet
| |
|
Vertical curb5
| ||||
|
Crest: minimum length equals 100 feet, based
on stopping sight distance at design speed
| ||||
|
Sag: minimum length equals 100 feet,
based on headlight illumination and stopping sight distance at design
speed
| ||||
|
Maximum superelevation not required
|
--
|
--
|
6%
| |
|
Pavement cross slope minimum
|
3.00%7
|
3.33%8
|
1.50%8
| |
|
Curb face required6
|
6 inches
|
8 inches
| ||
|
Minimum property line corner radius2
|
5 feet
|
15 feet
|
30 feet
| |
|
Normal traffic capacity (ADT)
|
400
|
3,000
|
10,000
| |
|
Minimum right-of-way width
|
50 feet
|
60 feet
|
100 feet
| |
|
Minimum paving width:
| ||||
|
Two-way
|
30 feet
|
40 feet
|
60 feet
| |
|
One-way
|
22 feet
|
--
|
--
| |
|
Shoulder (or parking area width)1
|
--
|
--
|
2 @ 8 feet
| |
|
Sidewalks:
| ||||
|
Width
|
4 feet
|
4 feet
|
4 feet
| |
|
Setback (from face of curb)
|
3 feet
|
3 feet
|
7 feet
| |
|
Design speed (mph)3
|
40
|
50
|
60
| |
|
Minimum radius of horizontal curvature at center
line
|
150 feet
|
500 feet
|
2,000 feet
| |
|
Minimum tangent between reverse curbs
|
100 feet
|
200 feet
|
600 feet4
| |
|
Maximum longitudinal grade
|
8%
|
8%
|
4%
| |
|
Minimum longitudinal
| ||||
|
Grade desirable
|
0.75%
|
0.75%
|
0.75%
| |
|
Absolute
|
0.40%
|
0.40%
|
0.40%
| |
|
Maximum longitudinal
| ||||
|
Grade for 200 feet from each side
of an intersection
|
3.5%
|
3.00%
|
--
| |
|
NOTES:
| |
|---|---|
|
1 Shoulders
or parking areas as may be required.
| |
|
2 When
dissimilar streets intersect, the larger radius will be used.
| |
|
3 For
sight distance and vertical curve calculation only.
| |
|
4 As
required to run our superelevation (1% per second of travel at design
speed).
| |
|
5 Not
required if algebraic difference of intersecting grades does not exceed
one.
| |
|
6 Except
in superelevation areas.
| |
|
7 Six-inch
crown.
| |
|
8 Eight-inch
crown.
|
(2)
Local streets shall be arranged so that there
exists a minimum possibility of their use by traffic which does not
have its origin or destination at the lots to which the local streets
provide access.
(3)
Culs-de-sac (dead-end streets) should have a
center-line length, from the intersecting street center line to the
center point of the turnaround of the cul-de-sac of not less than
100 feet nor longer than 600 feet and should not provide access to
more than 25 lots.
(a)
They shall provide an end turnaround with a
pavement radius of not less than 50 feet and a property line radius
of not less than 60 feet and tangent whenever possible to the right
side of the street, when viewed toward the closed end.
(b)
In the event that it is contemplated that a
dead-end street shall be extended in the future, a temporary turnaround,
meeting the aforementioned design criteria shall be required, and
provisions made for future extension of the street and reversion of
the excess right-of-way to the adjoining properties.
(4)
Loop streets should provide access to not more
than 45 lots.
(5)
P-loops, which are loop streets with a single
access point, should have an entrance not exceeding 700 feet in distance
from the loop intersection.
(a)
There should also be provided an emergency vehicular
and pedestrian right-of-way of 15 feet minimum width from the loop
providing access to a street which is not a part of the P-loop.
(b)
The loop of a P-loop should have a street length
not exceeding 3,000 feet.
(c)
P-loops should provide access to no more than
60 lots, and the entrance street should be designed in accordance
with the design standards for collector streets.
(6)
Artificial modifications in street rights-of-way
for the purpose of increasing lot frontage shall be prohibited. Such
prohibited modification shall include but not be limited to widening
the right-of-way of a continuous street through the use of semicircular
projections.
(7)
Use of reduced paving width may be considered
by the review agency when a cul-de-sac or loop street provides access
to 25 or fewer lots, where, by reason of topography, physical features
or other conditions of the reduced paving width would substantially
reduce disruption of the development's environment.
(a)
In no case shall the paving width of a two-way
cul-de-sac or loop street be reduced to less than 26 feet.
(b)
Such one-way streets with reduced paving width
are subject to the review and approval of the Traffic Bureau of the
New Jersey Department of Transportation.
(c)
Such review and approval must be obtained by
the developer before approval of a final plat will be granted.
E.
In any development, it shall be the duty of the municipal
agency to approve classification of proposed streets according to
their use, and in accordance with the federal classification of roadways.
In making decisions, the review agency shall refer to the Master Plan
and the Monmouth County Planning Board classification of roadways
and shall consider conditions within the development and the surrounding
areas and shall use as a guide the street classification and criteria
contained herein.
(1)
A local street is a street serving only single-family
residences and where feasible should be either a cul-de-sac or a loop
street meeting the requirements hereinabove set forth.
(2)
A collector street is generally a street gathering
traffic from local streets and feeding it into a system of arterial
highways.
(a)
Even if laid out as a local street, a street
should be considered a collector street if it provides access or could
provide access to more than 150 lots, or would be utilized by traffic
other than residential in nature.
(b)
Collector streets should generally be expected
to carry traffic volumes of approximately 3,000 vehicles per day.
(c)
The design speed of collector streets, for alignment
and sight distance purposes, should be 50 miles per hour.
(3)
Arterials are any federal, state or county highway
intended to carry traffic between other arterials and from the Township
to destinations outside the Township. Arterial highways should have
a design speed 55 miles per hour and should be designed to carry traffic
exceeding 10,000 vehicles per day.
(4)
Street classifications will be approved by the
municipal agency in accordance with the foregoing definitions, in
accordance with the provisions of the Master Plan and Official Map,
if such be adopted, in accordance with the provisions of applicable
county and state regulations or plans, or, in the absence of specific
information from the above, in accordance with its own best judgment
concerning the use to which the various streets in any development
will be put.
F.
If any subdivision abutting or being traversed by
a collector street or arterial highway, one of the following conditions
shall be required, as the Board deems appropriate:
(1)
A marginal street meeting the classifications
herein for a local street shall be provided along each collector or
arterial highway and shall be separated from the collector or arterial
highway by a landscaped strip at least 25 feet in width.
(2)
The frontage of all lots abutting the collector
or arterial highway shall be reversed so that the lots will front
on an internal local street; a natural wooded or landscaped buffer
strip at least 50 feet in width will be provided on the abutting lots
along the right-of-way of the collector or arterial highway. The area
of such buffer strip shall not be considered part of the required
minimum lot size.
(3)
All lots abutting collector streets may, in
lieu of the above, be provided with suitable driveway turnarounds
eliminating any necessity for vehicles to back into the collector
street.
(4)
Other means of providing a satisfactory buffer
separating through and local traffic shall be provided as may be deemed
proper by the municipal agency.
(5)
Dwellings on corner lots shall have their driveway
access on the roadways designed and intended to carry the lesser amount
of traffic.
G.
Street design standards shall be appropriate to the
expected use of the street, soil, topographical and other physical
conditions, and to the maintenance of the purposes of this chapter,
but shall not be less than those set forth herein and also in the
Schedule of Street Design Standards (Figure 8C above). All streets
shall be constructed and graded and surfaced in accordance with these
standards and specifications.
[Amended 6-19-1996 by Ord. No. 344-96]
(1)
All topsoil shall be stripped from the proposed
subgrade. The subgrade, when completed, shall be true to the lines,
grades and cross sections given on the plan accompanying the road
profile.
(a)
After the profile has been shaped correctly,
it shall be brought to a firm, unyielding surface by rolling entire
surface with a three-wheel power roller weighing not less than 10
tons.
(b)
All soft and spongy places shall be excavated
to such a depth as shall be necessary to stabilize the foundation
of the road and refilled solidly with subbase consisting of broken
stone, broken slag, gravel, suitable earth or sand as directed by
the Township Engineer.
(c)
All loose rock or boulders shall be removed
or broken off six inches below the subgrade surface. All stumps and
roots shall be removed in their entirely.
(d)
This shall be done before completing the rolling
of the entire surface of the subgrade.
(2)
Embankments (fills) shall be formed of suitable
material placed in successive layers of not more than 12 inches in
depth for the full width of the cross section and shall be compacted
by distributing uniformly over each succeeding layer, or by rolling
with a ten-ton roller as directed by the Township Engineer, to a compaction
sufficient to prevent settling.
(3)
French underdrains shall be installed where
the character and composition of the earth in the roadbed itself or
adjacent terrain renders such installation necessary.
(a)
These underdrains shall consist of vitrified
tile, perforated metal pipe or porous wall concrete pipe, to be of
a minimum diameter of six inches and to be laid in the bottom of a
trench at such depth and width as shall be necessary in view of the
conditions involved.
(b)
The trench shall then be filled with clean-washed
gravel or broken stone or other equivalent porous material approved
by the Township Engineer.
(c)
The stone shall be covered with a layer of salt
hay minimum of one-inch thick or approved filter fabric and the remainder
of the trench filled with suitable earth properly compacted.
(4)
No pavement shall be laid unless the subgrade
has been thoroughly inspected by the Township Engineer and approved
by him. Foundation course shall be constructed to two-inch bituminous
stabilized base in accordance with the most recent New Jersey State
Department of Transportation Standard Specifications.
(5)
The surface or wearing course shall be bituminous
concrete type FABC with a minimum thickness of not less than two inches.
The bituminous concrete shall be laid with a power-operated paving
machine such as a Barber-Greene or equal, approved by the Township
Engineer.
(6)
Pavement shall be installed from curb to curb
except in unusual conditions of terrain and where otherwise required
as determined by the Township Engineer.
(7)
Materials, inspection and general requirements
which pertain to this section are as follows:
(a)
All material and appurtenances, unless otherwise
specified herein, shall comply with the requirements set forth in
the current New Jersey State Department of Transportation Specifications.
(b)
The work shall be inspected throughout the course
of construction by the Township Engineer or his or her duly authorized
representatives, who shall be notified in writing 24 hours before
any work is started or continued.
(c)
The requirements herein shall be considered
as minimum requirements for street improvements. Where special circumstances
or condition of drainage, terrain, character of soil or otherwise,
require different construction or materials, such construction or
materials shall be determined by the Township Engineer.
(d)
All subsurface utilities shall be installed
prior to the application of the wearing surface on the streets.
H.
Street intersections shall be designed according to
the standards contained herein.
(1)
No more than two streets shall cross the same
point. Street intersections shall be at right angles wherever possible,
and intersections of less than 60º (measured at the center line
of streets) shall not be permitted.
(2)
Local streets should not enter the same side
of collector streets at intervals of less than 500 feet, or arterials
at intervals of less than 1,200 feet.
(3)
Street jogs with center-line offsets of less
than 125 feet shall be avoided. Streets which enter collectors or
arterials from opposite sides shall be directly opposite to each other
or must be separated by at least 300 feet between their center lines
measured along the center line of an intersected collector; or 500
feet along the center line of an arterial.
(4)
Four-way (cross) intersections involving minor
or collector streets shall be avoided.
(5)
Approaches of any collector or arterial street
to any intersection of another collector or arterial street shall
be tangent or have a center line radius greater than 5,000 feet for
at least 500 feet from the intersection.
(6)
Where a collector or arterial street intersects
with a collector or arterial street, the right-of-way of each collector
shall be widened by 10 feet (five feet for each side) for a distance
of 300 feet in all directions from the intersection of the center
lines, and the right-of-way of each arterial shall be widened by 20
feet (10 feet each side) for 500 feet in all directions from the intersection
of the center lines.
(7)
Approaches of any local street to any other
street shall:
(a)
Be tangent (straight) for a distance of at least
50 feet from the intersection; or
(b)
Have a center-line radius greater than 1,000
feet for at least 150 feet from the intersection; and
(c)
Have a clear sight of a point three feet high
in the intersection for a distance of not less than 400 feet.
I.
Street layout should be in accordance with the provisions
contained herein.
(1)
Curved local streets are preferred to discourage
speed and monotony. The maximum straight line distance should not
exceed 1,000 feet.
(2)
The municipal agency in all cases may require
provisions for continuing circulation patterns onto adjacent properties
and, for this purpose, may require the provision of stub streets abutting
adjacent properties.
(3)
Residential development areas containing more
than 150 lots should have two access points from collector streets
or arterial highways.
(4)
A tangent at least 100 feet long shall be introduced
between reverse curves on arterial and collector streets.
J.
Street names and development names shall not duplicate,
nearly duplicate or be phonetically similar to the names of any existing
streets or developments in the Township or contiguous areas of other
communities. Any continuation of an existing street shall have the
same street name.
K.
The developer shall complete all improvements to the
limits of the development, unless other provisions have been made
and approved by the municipal agency.
(1)
In those instances where completion of certain
improvements would not be possible until the development of adjacent
land takes place, alternate temporary improvements may be constructed
subject to the approval of the municipal agency.
(2)
Cash or a certified check representing the difference
between the value of the temporary improvements and the required improvements
may be accepted by the Township Committee to be credited toward the
completion of such improvements at such time as the adjacent land
develops.
L.
The right-of-way width and other standards for internal
roads and alleys in multifamily, commercial and industrial developments
shall be determined by the Board on an individual basis and shall,
in all cases, be of sufficient width and design to safely accommodate
maximum traffic, parking and loading needs and maximum access for
fire-fighting equipment and shall generally conform to the requirements
herein.
M.
There shall be no reverse strips or areas controlling
access to streets except where control and disposal of the land comprising
such strips or areas have been placed under conditions approved by
the municipal agency.
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.
A.
For all major subdivisions and multifamily developments
which require site plan approval, the developer shall arrange with
the serving public utility to provide streetlighting service upon
the appropriate tariff and prevailing government rules and regulations.
The streetlighting shall be installed at the average pole spacing
of 150 feet on centers for post-top luminaries at an approximate mounting
height of 13 feet or 200 feet on centers for standard streetlighting
luminaries on a six-foot bracket at an approximate mounting height
of 25 feet. The Planning Board may alter the streetlighting requirements
as it deems appropriate due to special circumstances, including but
not limited to intersections, curves, culs-de-sac and collect or arterial
roadways.
B.
The serving public utility shall install wiring in
addition to that on the approved streetlighting plan where said additional
wiring is required to accommodate the full plan in accordance with
the utility's filed tariff and approved procedure at the time.
C.
The cost of this additional wiring shall be the responsibility
of the subdivider.
D.
Streetlighting shall be installed as directed by and
subject to approval by the Township Committee prior to the certificates
of occupancy being issued.
E.
The cost of the additional wiring and electricity
for streetlighting for all streets within the development shall be
paid for the owner or subdivider until streets are accepted by the
Township, all certificates of occupancy have been issued and the Township
Committee has authorized the release of all performance bonds upon
completion of all improvements for the development.
F.
No major subdivision plat or major site plan for multifamily
development shall receive final approval unless the suggested streetlighting
plan of the electric utility is shown thereon.
G.
No subdivision plat shall receive final approval unless
the suggested streetlighting plan of the electric utility is shown
thereon.
H.
After final acceptance, operation and maintenance
costs of the streetlighting shall be the responsibility of the Township.
A.
Street signs shall be appropriate metal street signs
of a type and size approved by resolution of the Township Committee
and shall be properly installed at each street intersection.
B.
Street signs shall be placed two per intersection
on the near right-hand corner as viewed from both directions on the
street which is expected to carry the greatest traffic through the
intersection at locations approved by the Township Engineer.
C.
Mountings shall be in accordance with the standard
procedures of the Township, or with requirements adopted by the Township
Committee.
D.
Street signs shall be placed before any certificate
of occupancy for houses on the subject street are issued.
A.
Any person erecting or constructing any new buildings
or residences within the Township which requires site plan or subdivision
approval shall plant pollution-resistant shade trees on the property
owner's side of the sidewalk adjacent thereto.
(1)
In each subdivision of land, the developer shall plant between the sidewalk and right-of-way line proper shade and/or decorative trees of a type approved by the municipal agency in consultation with the Environmental Commission. Within the Pinelands Area, trees shall be planted in accordance with the requirements of § 155-57.
(2)
Planting sites shall be indicated on the final
plat.
B.
Street trees shall be planted on the property owner's
side of the sidewalk, not to lie closer than five feet to existing
or future sidewalks.
(1)
In all cases, said trees shall be planted within
the municipal right-of-way in a place which shall not interfere with
utilities.
(2)
Trees shall be of pollution-resistant varieties
as defined below.
(3)
The municipal agency, in consultation with the
Environmental Commission, may reduce or waive such plantings if there
are approved varieties of trees growing along such right-of-way or
on the property abutting the street line.
C.
The subdivider or developer shall be required to plant
such number of trees as shall be necessary, when taking into consideration
existing trees, to provide at least one tree in every 30 feet of front
yards.
(1)
Pollution-resistant shade trees shall be planted
along all private streets, undedicated roads, drives and parking areas
at intervals not more than 30 feet of curbing or edge of pavement.
(2)
Pollution-resistant shade trees shall be planted
along the frontage of all existing and proposed public streets, at
intervals of not more than 30 feet in accordance with the applicable
specifications.
(3)
No tree shall be planted less than 25 feet from
an existing or proposed streetlight or street intersection.
(4)
Such plantings shall not be required within
sight easements as required elsewhere herein.
D.
Pollution-resistant trees referred to above shall
be selected from amongst species determined by the Environmental Commission.
Species may include those approved for this purpose by the Pinelands
Environmental Commission. Suitable trees shall be selected on the
basis of specific site conditions.
E.
All shade trees to be hereafter planted in accordance
with this chapter shall be nursery grown or of substantially uniform
size and shape and shall have straight trunks.
F.
All trees planted in accordance with the provisions
of this chapter shall be placed in a proper manner and in a good grade
of topsoil and within the area of the tree well at the point where
the tree is planted. In the event that any individual person or group
of individual persons desire to plant a tree or trees in a tree well
or within the jurisdiction of the Township, such person or persons
may do so, provided that they conform to the provisions of this chapter
and have been authorized to do so by the Environmental Commission.
G.
All trees planted pursuant to this chapter shall be
planted in a dormant state or at other times only subject to the approval
of the Township Engineer in consultation with the Environmental Commission.
H.
Subsequent or replacement plants shall conform to
the type of existing tree in a given area, provided that if any deviation
is anticipated, it must be done only with the permission of the Environmental
Commission. In a newly planted area, only one type of tree may be
used on a given street, unless otherwise specified.
I.
Street trees shall be planted in accordance with the
Standard Specifications for Road and Bridge Construction of the New
Jersey Department of Transportation, as amended.
A.
Private swimming pools of the following types (other
than movable wading pools less than 150 square feet in area and two
feet in depth) to be located within residential side or rear yards
are governed by the requirements contained herein.
B.
All lighting fixtures for a private swimming pool
shall be installed so as to comply with all applicable safety regulations
and shall be shielded so as to prevent any direct beam of light from
shining on any adjoining property.
C.
No overhead electric lines shall be carried across
any swimming pool or wading area.
D.
No activities shall be conducted at any private swimming
pool which shall cause undue noise or constitute a nuisance to any
neighbor.
E.
When an application is made for a permit to construct
and locate a private swimming pool, the applicant shall show an approval
from the Board of Health as to the suitability and adequacy of design,
materials and construction or construction specifications of said
pool, including all accessory equipment, apparatus and appurtenances
thereto. The application for a private swimming pool building permit
shall identify the building pool, all accessory equipment and apparatus,
type of pool, all basic dimensions, location of steps, diving stands,
boards and location and detail specification of enclosure and gate
on the lot.
F.
An outdoor private swimming pool shall, in all zones
except the R-2 Zone, be located in the rear yard not less than 20
feet from the side or rear property line, to the rear of the building
setback line. In the R-2 Zone, an outdoor private swimming pool may
be located in the rear yard and/or the side yard, provided that the
outdoor private swimming pool shall not be located less than five
feet from any side or rear property line.
[Amended 8-21-1991 by Ord. No. 316-91; 6-19-1996 by Ord. No. 344-96]
G.
The pump of a filtration or pumping station of a private
swimming pool shall be located not less than 20 feet from any side
or rear property line.
H.
Private pools situated or extended above ground level
and less than 50 feet from an abutting property shall be surrounded
by a suitable drainage system leading to a street or brook so as to
be able to carry away all the water in the pool in the case of a break.
I.
Permanent underground pools shall be surrounded entirely
by a fence, with no openings greater than a two inches square, and
meeting the requirements of the NJ Uniform Construction Code; however,
sides of the residence may serve as part of the enclosure.
(1)
The fence shall be located not less than six
feet from the closest edge of the pool.
(2)
Fences shall be at least four feet high and,
if made of wire, they must be of the chain-link type.
(3)
All supporting structures shall be on the inside
of the fence, and the top of such support shall be at least one inch
lower than the top of the fence.
(4)
Permanent aboveground pools constructed with
an attached fence being at least four feet in height above ground
level and meeting the requirements of the NJ Uniform Construction
Code need no additional fencing.
(5)
Temporary aboveground pools, when not in use,
must be emptied or covered with a suitable protective covering, securely
fastened or locked in place, unless enclosed by a fence meeting the
requirements for a permanent underground pool.
J.
Any opening or openings in the fence to afford entry
to the pool shall be equipped with a gate similar to the fence and
shall extend from not more than two inches above the ground to the
height of the fence. The gate shall be of a self-closing type, opening
outwardly only, and be equipped with a lock and key or padlock and
chain, and shall be kept locked, except when the pool is in use.
A.
Topsoil shall not be removed from the site during
construction, but shall be stored, stabilized in accordance with the
Standard Specifications for Road and Bridge Construction of the New
Jersey Department of Transportation, as amended, and subsequently
redistributed, to areas most exposed to view by occupants and the
public; and to areas where landscaped open space is required.
B.
Topsoil moved during the course of construction shall
be redistributed to provide at least six inches of cover to all areas
of the subdivision and shall be stabilized by seeding or planting.
Said seeding and planting must have attained a growth sufficient to
stabilize the soil before this section of the chapter will be considered
as being complied with.
C.
No topsoil shall be removed from the site or used
as spoil unless topsoil is remaining after all improvements have been
installed in accordance with an approved site plan or subdivision
map and has been redistributed in accordance with this subsection.
(2)
Topsoil removal shall be subject to the issuance of a development permit in accordance with the provisions of § 155-62.
(3)
At least 48 hours prior to removing any excess
topsoil, the developer shall cause notice of the intent to perform
such removal to be given to the Township Engineer and Construction
Code Official.
D.
If sufficient topsoil is not available on the site,
topsoil meeting the requirements of the Standard Specifications shall
be provided to result in a six-inch minimum thickness.
A.
The developer shall, prior to final acceptance, install
all traffic control devices required within any development or, with
the consent of the Township Committee, may pay to the Township Treasurer
a nonrefundable sum, in cash or certified check, in the amount set
by the Township Engineer equal to the cost of all necessary traffic
control devices not installed by the developer.
B.
Traffic control devices shall include but are not
limited to signs, traffic lines, lights, reflectors and channelizing
markers. The number, type, legend, placement and size of all traffic
control devices shall be in accordance with the Manual on Uniform
Traffic Control Devices by the United States Department of Transportation
and the requirements of municipal, county and state regulations. Proposed
devices shall be according to an approved plan submitted at the time
of final plat approval.
C.
Construction details of all proposed traffic control
devices shall be in accordance with standards prepared by the Township
Engineer and approved by the Township Committee.
A.
All utility lines and necessary appurtenances, including
but not limited to electric transmission and electric and gas distribution,
communications, streetlighting and cable television, shall be installed
underground within easements or dedicated public rights-of-way in
accordance with the "Typical Utility Layout" and "Typical Road Section"
(see Figure 10[1]) or in such other configuration as set forth by the approving
body, Township Engineer and utility companies where necessary and
appropriately coordinated.
(1)
The installation of all underground utilities
shall conform to the regulations of the New Jersey State Board of
Public Utilities.
[1]
Editor's Note: Figure 10 is included at the
end of this chapter.
B.
Utilities may be required to be located along the rear property lines or elsewhere with easements as provided in § 155-96 of this chapter.
(1)
All utility installation shall be connected
with a public utility system and shall be adequate for all present
and probable future development of the subdivision.
(2)
Wherever the utility is not installed in the
public right-of-way, an appropriate utility easement not less than
25 feet in width shall be provided and located in consultation with
the utility companies and/or Township departments concerned.
C.
For all major subdivisions, the developer shall arrange
with the serving utility for the underground installation of the utility's
distribution supply lines and service connections in accordance with
the provisions of the applicable standard terms and conditions incorporated
as part of its tariff as the same are then on file with the State
of New Jersey Board of Public Utilities and shall submit to the municipal
agency, prior to the granting of final approval, a written instrument
from each serving utility which shall evidence full compliance with
the provisions of this section; provided, however, that lots in such
subdivisions which abut existing streets or public rights-of-way where
overhead utility distribution supply lines have theretofore been installed
on a portion of the streets involved may be supplied with service
from such overhead lines or extensions thereof, but the service connections
from the overhead lines shall be installed underground.
D.
In any event, new building service connections for
all multifamily developments, and for any industrial, commercial or
office development containing a floor area of 10,000 square feet or
more, shall be installed underground. All other new service connections
shall also be installed underground unless specific waiver is granted
by the municipal agency.
E.
Where a state permit is required for utilities, the
applicant shall submit said permit prior to any final approval or
issuance of a building permit as determined by the Planning Board.
F.
Meters may be mounted on exterior walls. All meters
shall be screened so that they are not visible from any internal or
public street and access satisfactory to the supplying utility is
maintained.
A.
Water mains in major subdivisions must be approved
by the Weymouth Township Municipal Utilities Authority.
B.
The design and construction approval of all public
and individual water supply systems (or extensions of existing systems)
shall be under the jurisdiction of the Weymouth Township Municipal
Utilities Authority.
C.
Prior to the approval of any final plat, the full
approval of any public water system must have been obtained from the
Weymouth Township Municipal Utilities Authority and filed with the
municipal agency, or the final approval will be conditioned upon full
approval from the Weymouth Township Municipal Utilities Authority.
A.
In all districts in the Township where the maximum
percent of lot coverage is 15% or less, no more than 20% of such wooded
areas within the net tract area may be cleared or developed. The remaining
80% shall be maintained as permanent open space or preserved within
the lot.
B.
In zone districts in the Township where the maximum
percent of lot covered is greater than 15%, no more than 40% of such
wooded areas within the net tract area may be cleared or developed.
The remaining 60% shall be maintained as permanent open space or preserved
within the lot.
C.
Individual healthy and mature trees of twelve-inch
caliper or healthy specimen trees of eight-inch caliper or greater
or individual healthy ornamental trees of four-inch caliper or greater
shall be preserved wherever possible. All site plans shall take into
consideration the location and quality of all vegetation and shall
incorporate the preservation of said trees in relationship to buildings,
parking and open space.
