A.
The developer shall observe the following requirements
and principles of land development in the design of each development
or portion thereof, as well as the requirements of the Gloucester
County Site Plan Review Manual.
B.
The development shall conform to design standards
that will encourage good development patterns within the township.
If either or both an Official Map or Master Plan has or have been
adopted, the development shall conform to the proposals and conditions
shown thereon. The streets, drainage rights-of-way, school sites,
public parks and playgrounds shown on an officially adopted Master
Plan or Official Map shall be considered in approval of site plans.
C.
The development shall be planned, designed, constructed
and maintained to preserve the natural environment and scenic beauty
of Woolwich Township.
D.
Existing features which would add value to residential
development or to the township as a whole, such as trees and other
vegetation, watercourses and falls, beaches, historic spots and similar
irreplaceable assets, shall be preserved in the design of the development.
E.
No trees shall be removed from any development nor
any change of grade of the land effected until approval of the site
plan has been granted.
F.
The site plan shall show the number and location of
existing trees, as required by these regulations, and shall further
indicate all those marked for retention, and the location of all proposed
shade trees required along the side of each street as required by
these regulations.
G.
The protection of specimen trees for four-inch caliper
or over shall be a factor in determining the location of open space,
buildings, underground services, walks, paved areas, playgrounds,
parking areas and finished grade levels.
H.
All trees on the plan required to be retained shall
be preserved, and all trees where required shall be welled and protected
against change of grade.
I.
Every effort should be made to avoid removal of trees
having a caliper of five inches or greater from the property in the
process of developing, grading or installing improvements. Where,
in the judgment of the Planning Board, such removal is unavoidable,
a plan and a statement of material to be removed, replaced and/or
demolished shall be submitted for approval.
J.
The development shall be planned, designed, constructed
and maintained to provide optimum open space and to create a man-made
environment for human use or occupancy compatible and harmonious with
the natural environment.
K.
The development shall be planned, designed, constructed
and maintained to require the minimum feasible amounts of land coverage
and the minimum feasible disturbance of soil and site by grading,
excavation and other land alterations.
L.
The development shall be planned, designed, constructed
and maintained to avoid substantial probabilities of:
A.
The arrangement of streets not shown on the Master
Plan or Official Map shall be such as to provide for the appropriate
extension of existing streets.
B.
Local streets shall be so designed as to discourage
through traffic.
C.
If, in the opinion of the Planning Board, it is desirable
to provide for street access to adjoining property, streets shall
be extended to the boundary of such property.
D.
Private streets (streets not to be offered for dedication
and included within the lot area of residential, commercial and industrial
development for purposes of internal circulation, service and access
to parking and loading areas) shall be permitted. The minimum width
of the cartway for an internal private street shall be 10 feet for
each direction of movement. A private street shall not be a through
street and shall be intended only for the internal use of the development.
A.
New half or partial streets and temporary culs-de-sac
will not be permitted, except where essential to the reasonable development
of a tract in conformance with the other requirements and standards
of this chapter and where, in addition, satisfactory assurance for
dedication of the remaining part of the street can be obtained.
B.
Where an existing half street is adjacent to a new
subdivision or development, the other half of the street shall be
improved and dedicated by the developer. The Planning Board may authorize
a new perimeter street where the developer improves and dedicates
the entire required street right-of-way width within his own development
boundaries.
C.
The developer shall provide the entire required right-of-way as specified by Subsection D or as much thereof as is possible within his property, along all existing streets that traverse or abut his property.
D.
Where a development borders an existing narrow road or when the Master Plan or Official Map (if any) or zoning setback regulations indicate plans for realignment or widening a road that would require use of some of the land in the development, the applicant shall be required to improve and dedicate such areas for widening or realignment of such roads. Such frontage roads and streets shall be improved and dedicated by the applicant to the full width as required by these regulations for acquisition. Provision for cost allocation of such improvements shall be in accordance with Article VII.
In order to provide for streets of suitable
location, width and improvement to accommodate prospective traffic
and afford satisfactory access to police, fire-fighting, snow removal,
sanitation and street maintenance equipment, and to coordinate streets
so as to compose a convenient system and avoid undue hardships to
adjoining properties, the following design standards for streets are
hereby required. (Street classification may be indicated on the Master
Plan or Official Map, if any; otherwise, it shall be determined by
the Planning Board.)
A.
All street pavement, shoulders, drainage improvements
and structures, curbs, turnarounds and sidewalks shall conform to
all construction standards and specifications as set forth in this
chapter or as required by the Planning Board in the subdivision process.
Such improvements shall be incorporated into the construction plans
required to be submitted by the developer for plan approval.
B.
After sewer and water utilities have been installed
by the developer, the applicant shall construct curbs and gutters
and shall surface or cause to be surfaced roadways to the widths prescribed
in this chapter.
C.
Adequate provision shall be made for culverts, drains
and bridges.
D.
Developments that adjoin or contain existing township or county streets that do not conform to widths as shown on the adopted Township or County Master Plan or Official Map (if any) or the standards set forth in this § 149-42 shall have dedicated additional width along either one or both sides of said street. If the development is along one side only, 1/2 of the required extra width shall be dedicated.
E.
Minimum street right-of-way and cartway width shall
be as shown on the Township Master Plan or Official Map (if any) or,
if not shown thereon, shall be as set forth below. The right-of-way
width shall be measured from lot line to lot line and shall not be
less than the following, provided that no street of a width greater
than 50 feet within the right-of-way lines shall be required unless
said street constitutes an extension of an existing street of the
greater width or already has been shown on the Master Plan at the
greater width or already has been shown in greater width on the Official
Map.
|
Improvement
|
Residential
(feet)
|
Nonresidential, Business or Industrial
(feet)
| |
|---|---|---|---|
|
Minimum width of right-of-way:
| |||
|
Local street
|
50
|
52
| |
|
Collector streets
|
60
|
70
| |
|
Minor arterial
|
70
|
74
| |
|
Major arterial
|
80
|
80
| |
|
Minimum width cartway (with concrete curbs):
| |||
|
Local street
|
30
|
32
| |
|
Collector street
|
32
|
40
| |
|
Minor arterial
|
40
|
44
| |
|
Major arterial
|
48
|
48
| |
F.
Service roads or frontage streets shall have a minimum
right-of-way width of 40 feet with a minimum paved cartway width of
10 feet per lane.
G.
Alleys shall have a minimum right-of-way width of
25 feet with a paved cartway width of one ten-foot lane per direction.
H.
All arterial streets shall have a median at channelized
intersections not less than 16 feet in width. The design at channelized
intersections shall conform to established federal and New Jersey
Department of Transportation safety standards.
I.
Slope rights shall be provided in addition to the
right-of-way whenever, due to topography, additional width is necessary
to provide adequate earth slopes. Such slopes shall not be in excess
of three to one.
J.
Other street design criteria are as follows:
|
Maximum Grade
| |||
|---|---|---|---|
|
Type of Street
|
Residential
(percent)
|
Nonresidential, Business or Industrial
(percent)
| |
|
Local street
|
6
|
4
| |
|
Collector street
|
5
|
4
| |
|
Secondary arterial
|
4
|
3
| |
|
Primary arterial
|
4
|
3
| |
|
Minimum grade
|
0.5
|
0.5
| |
|
Service roads and alleys shall have a maximum
grade of 6%. The cross slopes on all streets shall be 2% or less.
| |||
|
Minimum Radius of Curve
| |||
|---|---|---|---|
|
Type of Street
|
Residential
(feet)
|
Nonresidential, Business or Industrial
(feet)
| |
|
Local street
|
250
|
350
| |
|
Collector street
|
375*
|
375*
| |
|
Secondary arterial
|
475*
|
475*
| |
|
Primary arterial
|
700*
|
700*
| |
|
*Maximum superelevation = 0.06
| |||
|
Minimum Length of Vertical Curves
| ||
|---|---|---|
|
Local street
|
100 feet, but not less than 25 feet, for each
1% algebraic difference in grade
| |
|
Collector street
|
150 feet, but not less than 35 feet, for each
1% algebraic difference in grade
| |
|
Secondary arterial
|
200 feet, but not less than 50 feet, for each
1% algebraic difference in grade
| |
|
Primary arterial
|
300 feet, but not less than 100 feet, for each
1% algebraic difference in grade
| |
|
Requirement
|
Residential
|
Nonresidential, Business or Industrial
| ||
|---|---|---|---|---|
|
Minimum length of tangents between reverse curves
(feet):
| ||||
|
Local street
|
100
|
200
| ||
|
Collector street
|
240
|
240
| ||
|
Secondary arterial
|
260
|
260
| ||
|
Primary arterial
|
300
|
300
| ||
|
Minimum sight distance (feet):
| ||||
|
Local street
|
200
|
250
| ||
|
Collector street
|
240
|
250
| ||
|
Secondary arterial
|
275
|
300
| ||
|
Primary arterial
|
350
|
400
| ||
|
Minimum turnaround (feet):
| ||||
|
Local street
| ||||
|
Right-of-way diameter
|
120
|
160
| ||
|
Pavement
|
100
|
140
| ||
|
Center island diameter (if required)
|
40
|
60
| ||
|
Design speed (miles per hour)
| ||||
|
Local streets
|
30
|
30
| ||
|
Collector streets
|
35
|
35
| ||
|
Secondary arterial
|
40
|
40
| ||
|
Primary arterial
|
50
|
50
| ||
|
Minimum radius (feet):
| ||||
|
At right-of-way
|
25
|
30
| ||
|
At pavement
|
25
|
30
| ||
K.
The pavement thickness design shall, as a minimum,
conform to the following Schedule of Pavement Thickness Design:
|
Type of Street
|
FABC
|
Stab. Base
|
Soil Aggregate Type II, C1.B
| |
|---|---|---|---|---|
|
Industrial
|
2" FABC-1
|
5"
|
6"
| |
|
Primary arterial
|
2" FABC-1
|
5"
|
6"
| |
|
Secondary street
|
2" FABC-1
|
4"
|
6"
| |
|
Collector street
|
3" FABC-2
|
--
|
8"
| |
|
Local street
|
2" FABC-1
|
--
|
8"
|
L.
Shade trees shall be installed on both sides of all
local streets subject to approval of the Planning Board, at a minimum
spacing along each side of the street of 30 feet on center and maximum
of 100 feet on center. Varieties shall be approved by the Planning
Board. The method of installation and location shall be approved by
the Municipal Engineer. Shade trees shall be installed at a minimum
size of two-inch caliper. Suggested varieties of trees to be planted
within 10 feet of streets or sidewalks are as follows: American white
ash, Sentry ginkgo (male grafted only), sweetgum, Amur cork tree,
Oriental plane tree, Northern red oak, scarlet oak, pin oak, silver
linden, European linden, sugar maple and Norway maple. No trees shall
be planted within 30 feet of the cartway on arterial streets.
M.
To provide visual continuity, only one variety of
shade tree shall be installed on the street. A mixture of varieties
of street trees on a street may be installed upon approval of the
Planning Board.
N.
Bridges of primary benefit to the developer, as determined by the Planning Board, shall be constructed at the full expense of the developer without reimbursement from the township. The sharing expense for the construction of bridges not of primary benefit to the developer as determined by the Planning Board will be fixed by special agreement between the Township Committee and the developer. Said cost shall be charged to the developer pro rata as the percentage of his land developed and so served. In the absence of such an agreement the provisions of Article VII of this chapter shall apply.
O.
Railroad rights-of-way and limited access highways
where so located as to affect the subdivision or development of adjoining
lands shall be treated as follows:
(1)
In residential districts, a buffer strip at least
25 feet in depth, in addition to the normal depth of the lot required
in the district, shall be provided adjacent to the railroad right-of-way
or limited access highway. This strip shall be part of the development
and shall be designated on the plan: "This strip is reserved for screening.
The placement of a structure hereon is prohibited."
(2)
In districts zoned for business, commercial or industrial
uses, the nearest street extending parallel or approximately parallel
to the railroad shall, wherever practicable, be at a sufficient distance
therefrom to ensure suitable depth for commercial or industrial sites.
(3)
Streets parallel to the railroad when intersecting
a street which crosses the railroad at grade shall, to the extent
practicable, be at a distance of at least 150 feet from the railroad
right-of-way. Such distance shall be determined with due consideration
of the minimum distance required for future separation of grades by
means of appropriate approach gradients and may be required to be
at a distance in excess of 150 feet.
A.
Streets shall be laid out so as to intersect as nearly
as possible at right angles. A proposed intersection of two new streets
at an angle of less than 75º shall not be acceptable. An oblique
street should be curved approaching an intersection and should be
approximately at right angles for at least 100 feet therefrom.
B.
No more than two streets shall intersect at the same
point.
C.
Intersections along an arterial street shall not be
closer than 800 feet (measured from center line to center line) along
the center line of the arterial street.
D.
Local and collector streets intersecting another local
or collector street shall either intersect directly opposite each
other or shall be separated by at least 150 feet between center lines,
measured along the center line of the street being intersected.
E.
Intersections shall be approached on all sides by
a straight leveling area, the grade of which shall not exceed 2% within
60 feet of the intersection of the center lines.
G.
Alley intersections and abrupt changes in alignment
within a block shall have the corners cut off in accordance with good
engineering practice to permit safe vehicular movement.
H.
Street right-of-way lines at intersections shall be
parallel to (concentric with) curb arcs.
I.
Deceleration lanes of not less than 12 feet in width
shall be provided on through/arterial streets at intersections between
arterial streets or between arterial and collector streets. The length
and geometry of deceleration lanes shall be subject to approval by
the Municipal Engineer.
J.
Arterial streets shall be directly intersected only
by other arterial streets or by collector streets.
K.
Where any arterial or collector street intersects
an arterial or collector street, the right-of-way requirements shall
be adequate to accommodate deceleration lanes as approved by the Municipal
Engineer.
In addition to the right-of-way widths required
in accordance with this chapter, clear-sight triangle easements shall
be dedicated as follows:
A.
The area bounded by the right-of-way lines and a straight
line connecting sight points on street center lines shall be as follows:
(1)
From a point on the minor (stop control) road center
line at least 20 feet from the edge of the major (through) road pavement.
(2)
From the intersection of the center lines, along the
major road center line, 300 feet for a local road, 350 feet for a
collector road, 400 feet for a minor arterial road and 500 feet for
a major arterial road.
B.
Curb ramps shall be designed in accordance with state
and federal requirements for maneuverability by the physically handicapped.
C.
The township and county shall have the right of entry
to remove any obstruction to vision within the clear-sight triangle
not conforming to the standards controlling the area upon proper and
sufficient notice to the property owner.
D.
No earth bank, hedge, fence, shrub or wall higher
than 2.5 feet above (proposed or existing) curb level, nor any obstruction
to vision, other than a post or tree not exceeding one square foot
in cross-sectional area, shall be permitted to remain within the clear-sight
triangle.
A.
When developments result in lots abutting a primary
or secondary arterial street, a service road shall be provided, or
the frontage shall be reversed so that the lots contiguous to such
arterial street will front on an internal street with no direct access
to the arterial.
B.
Screening through the use of appropriate plant materials,
fences or walls subject to site plan review shall be provided in a
strip of land along the rear property line of lots with reverse frontage
to buffer lots from the arterial street.
C.
Drainage facilities made necessary by the construction
of the development shall be provided by the developer.
D.
Where developments abut an arterial street and service
roads or reverse frontage is provided, the improvements to the arterial
shall be limited to the following: The additional right-of-way or
easement for the arterial street shall be uniformly graded to a minimum
slope of 1/4 inch to the foot toward the pavement of the arterial.
Topsoil at a minimum depth of four inches shall be uniformly distributed
over the graded area and the area seeded with a perennial grass seed
or other suitable vegetation approved by the Planning Board.
E.
Curbs shall be provided for a distance of 200 feet
from the curb return on each side of any new street which connects
with an arterial street.
F.
Where a development results in lots with frontage
on a primary or secondary arterial street that, due to its size, shape
or other peculiar or unusual circumstances, makes the provision of
a service road or reverse frontage impractical or unnecessary, the
lot or lots in said development shall have driveways so laid out that
it is possible to turn passenger vehicles on the lot, and it is not
necessary to back any passenger vehicle into the street.
G.
No development containing reserve strips controlling
access to streets shall be approved, except where the control and
disposal of land comprising such strips has been placed in the township
under conditions approved by the Planning Board.
H.
The creation of reserve strips shall not be permitted
adjacent to a proposed street in such a manner as to deny access from
adjacent property to such street.
I.
Private driveways on corner lots shall be located
at least 40 feet from the point of intersection of the nearest street
right-of-way lines.
J.
In order to provide a safe and convenient means of
access from the street, grades on private driveways located within
a street right-of-way should not exceed 10%.
K.
In order to provide safe and convenient ingress and
egress, private driveway entrances shall be rounded at a minimum radius
of five feet or shall have a flare constructed that is equivalent
to this radius at a point of intersection with the cartway edge.
L.
No driveway shall be constructed or maintained that
does not meet the following regulations:
(1)
Entrance to the street shall be at a horizontal angle
of 75º to 105º with the intersecting street.
(2)
The driveway between the right-of-way of the street
and the cartway shall be paved.
(3)
All curb cuts shall be properly constructed to the
satisfaction of the Municipal Engineer when curbing is provided. If
curbing is not provided, then an adequate drainpipe shall be installed.
(4)
Driveways in commercial and industrial districts shall
have a minimum width of 12 feet for each direction of movement.
(5)
Driveways in residential districts shall have a minimum
width of 10 feet and a maximum width of 20 feet excluding any parking
bay or turnaround.
A.
The maximum length of a cul-de-sac shall be 600 feet
to the turning circle, except that this distance shall be increased
to 800 feet if an emergency vehicular access and pedestrian walkway
at least 10 feet wide is provided from the head of a cul-de-sac giving
direct access to an adjacent street, and provided that the cul-de-sac
serves no more than 25 dwelling units or an equivalent traffic-generating
use.
B.
Culs-de-sac shall have a turnaround at a radius of
40 feet to the outside edge of the paved cartway, exclusive of any
parking area, and 50 feet to the outside edge of the right-of-way.
The length of the cul-de-sac shall be measured along its center line
from the center section with the intersecting street center line to
the center of the radius of the cul-de-sac.
C.
Culs-de-sac shall be readily identifiable as such
by traffic moving on the collector street to which it is connected,
such as by Court or Circle names. Culs-de-sac shall not be located
so as to appear to terminate collector streets.
D.
P-loops (loop streets from a single access point)
shall have an entrance leg not exceeding 900 feet. The loop of a P-loop
shall have a street length not exceeding 3,000 feet.
A.
A proposed street that is in alignment with an existing
and named street shall bear the name of the existing street.
B.
In no case shall the name of a proposed street duplicate
an existing street name in the township, irrespective of the type
of suffix.
C.
All street names shall be subject to the approval
of the Township Planning Board. All street names must conform to a
comprehensive street naming program (if any).
D.
Names shall be sufficiently different in sound and
in spelling from other street names in the township so as not to cause
confusion.
E.
Street signs shall be placed at each street's intersection.
They shall be four-way signs of such material, size, height and location,
in accordance with state and local standards, and in conformity with
the existing signs already established in the township (if any).
A.
Service streets are prohibited in developments for
single-family detached residences, except where required to avoid
direct driveway access to arterial or collector streets.
B.
Dead-end service streets shall be avoided, but if
necessary, service streets shall be terminated with a paved turnaround
with a minimum radius to the outer pavement edge of 40 feet if parking
is prohibited on the turnaround or with a minimum radius to the outer
pavement edge of 50 feet if parking is permitted on the turnaround.
C.
Service street intersections and sharp changes in
alignment shall be avoided, but if necessary, then corners shall be
rounded or cut back sufficiently to permit safe vehicular circulation.
A.
Sidewalks shall be included within the dedicated nonpavement
right-of-way of all streets as shown in the following table:
|
Nature of Road
|
Residential
|
Nonresidential, Business or Industrial
| |
|---|---|---|---|
|
Local road
|
Both sides 4 feet wide
|
Both sides 5 feet wide
| |
|
Collector road
|
Both sides 4 feet wide
|
Both sides 5 feet wide
| |
|
Secondary arterial
|
Both sides 4 feet wide
|
Both sides 5 feet wide
| |
|
Primary arterial
|
Both sides 4 feet wide
|
Both sides 5 feet wide
|
B.
Sidewalk requirements may be revised or waived by
the Planning Board during site plan review if demonstrated as creating
reasonable alternative sidewalk configurations. Imaginative and innovative
configurations are to be encouraged by the Planning Board.
C.
Concrete curbs are required for all roads. They shall
be of a design acceptable to the Planning Board upon recommendation
of the Municipal Engineer.
D.
Sidewalks constructed of four-inch thick concrete or equivalent shall be improved as required in § 149-29 of this chapter. A median strip of grassed or landscaped areas shall separate all sidewalks from adjacent curbs.
E.
The Planning Board may require, in order to facilitate
pedestrian access from the roads to schools, parks, playgrounds or
other nearby roads, perpetual unobstructed easements at least 10 feet
in width. Easements shall be indicated on the site plan.
A.
Blocks shall have sufficient width to provide for
two tiers of lots of appropriate depths. Exceptions to this prescribed
block width shall be permitted in blocks adjacent to major streets,
railroads or waterways.
B.
The lengths, widths and shapes of blocks shall be
such as are appropriate for the locality and the type of development
contemplated.
C.
Wherever practicable, blocks along major arterials
shall be not less than 1,000 feet in length.
D.
In long blocks, the Planning Board may require the
reservation of an easement through the block to accommodate utilities,
drainage facilities or pedestrian traffic.
E.
Pedestrianways or crosswalks, not less than 10 feet
wide, may be required by the Planning Board through the center of
blocks more than 800 feet long where deemed essential to provide circulation
or access to schools, playgrounds, shopping centers, transportation
or other community facilities.
F.
Blocks designed for industrial uses shall be of such
length and width as may be determined suitable by the Planning Board
for the prospective use.
A.
The size, shape and orientation of lots shall conform with Chapter 203, Zoning, and shall be appropriate for the type of development and use contemplated.
B.
Where lots are more than double the minimum required areas for the zoning district, the Planning Board may require that such lots be arranged so as to allow further development and the opening of future streets where they would be necessary to serve such potential lots, all in compliance with Chapter 203, Zoning, and these regulations.
C.
If feasible, side lot lines shall be at right angles
to straight street lines or radial to curved street lines.
D.
If feasible, lot lines shall follow municipal boundaries
rather than cross them in order to avoid interjurisdictional problems.
E.
Generally, the depth of a residential lot for a single-family
detached home shall not be less than one nor more than 2 1/2
times its width.
F.
Depth and width of parcels intended for nonresidential
uses shall be adequate for the use proposed and sufficient to provide
satisfactory space for on-site parking, loading and unloading, setbacks
and landscaping.
G.
Such lot must front upon a public or private street
approved in accordance with the requirements and standards of this
chapter. Private streets shall have direct access to public streets.
H.
Double frontage and reverse frontage lots shall be
avoided, except where necessary to provide separation of residential
development from traffic arterials or to overcome specific disadvantages
of topography and orientation.
I.
Lots shall not, in general, derive access exclusively
from an arterial street. Where driveway access from an arterial street
may be necessary for several adjoining lots, the Planning Board may
require that such lots be served by a combined access drive in order
to limit possible traffic hazard on such street.
J.
Where there is a question as to the suitability of
a lot or lots for their intended use due to factors such as rock formations,
flood conditions or similar circumstances, the Planning Board may,
after adequate investigation, withhold approval of such lots.
In the instance where the Planning Board determines
that buffer planting or fencing is necessary to protect the general
welfare of the public, planted buffer areas shall be installed to
provide a year-round visual screen of such width, height and location
as approved by the Planning Board. The size, variety and planting
design of the buffer area shall be as approved by the Township Planning
Board. Fencing shall be installed to provide a physical barrier, as
approved by the Planning Board.
A.
Storm sewers, culverts, natural and man-made drainage
channels and retention basins and related installations shall be provided
as necessary to permit unimpeded flow of natural watercourses, to
ensure adequate drainage of all low points along streets, to intercept
stormwater runoff along streets at intervals related to the extent
and grade of the area drained and to provide positive drainage away
from on-site sewage disposal facilities where such facilities are
permitted.
B.
Where existing storm sewers are reasonably accessible,
proposed developments shall be required, if necessary, to connect
therewith.
C.
In developments containing lots less than 15,000 square
feet in area and in business and industrial districts, underground
storm sewer systems shall be constructed throughout the development
and be conducted to an approved outfall.
D.
Permanent natural and/or man-made drainage channels
and detention basins shall be provided to control the increased storm
runoff that may result from increasing the impervious area within
the development. In all instances the detention shall be such as to
reduce the rate of runoff from the ten-percent (so-called ten-year)
storm in the developed condition to that which would have occurred
in the undeveloped condition. In instances where there is no provision
for conducting the water to natural streams, the detention shall be
adequate for all of the runoff from a two-percent (so-called fifty-year)
storm. Spillways or emergency spillways of any detention facility
shall be capable of passing the runoff from at least the one-percent
(so-called one-hundred-year) storm. In the design of storm drainage
facilities, special consideration shall be given to avoidance of problems
that may arise from the concentration of stormwater runoff onto adjacent
developed or undeveloped properties.
E.
A culvert or other drainage facility shall in each case be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The Municipal Engineer shall review the necessary size of the facility, based on the provisions of construction standards and specifications assuming conditions of maximum potential watershed development permitted by Chapter 203, Zoning.
F.
The developer shall study the effect of each development
on existing downstream drainage facilities outside the area of the
development. These studies, together with such other studies as shall
be appropriate, shall serve as a guide to needed improvements.
G.
Where it is anticipated that the additional runoff
incident to the development will overload an existing downstream drainage
facility, the Planning Board may withhold approval of the development
until provision has been made for the improvement of said potential
conditions by the contribution from the developer in such sum as the
Planning Board shall determine adequate.
H.
No development shall be approved unless adequate drainage
will be provided to an adequate drainage watercourse or facility.
I.
Where a development is traversed by a watercourse,
drainageway, channel or stream, there shall be provided a drainage
easement conforming substantially with the line of such watercourse,
drainageway, channel or stream at least 15 feet wide or of such width
as will be adequate to preserve the unimpeded flow of natural drainage,
or for the purpose of widening, deepening, relocating, maintaining,
improving or protecting such drainage facilities.
J.
Any changes in an existing drainageway shall be subject
to the approval of the Township Planning Board and the Gloucester
County Planning Board, as applicable, as well as meeting the requirements
for any state permits.
K.
The applicant shall be required by the Planning Board
to carry away by pipe or open ditch any spring or surface water that
may exist either previous to or as a result of the development. Such
drainage facilities shall be located in the road right-of-way where
feasible or in perpetual unobstructed easements of appropriate width
and shall be constructed in accordance with appropriate construction
standards and specifications and shall be approved by the Municipal
Engineer.
L.
Trash bars shall be installed on all pipes equal to
or greater than 30 inches in diameter.
M.
Pipeline design.
(1)
Storm sewer pipelines shall be designed by either
of the following two methods. Both shall be based on the Manning equation
and shall utilize the following friction factors:
|
n = 0.015 concrete pipe
| |
|
n = 0.021 corrugated metal pipe
|
(2)
The n value for other materials may be approved by
the Planning Board after recommendation by the Municipal Engineer.
(3)
The minimum allowable pipe size is 15 inches.
(4)
The minimum allowable velocity is 2.5 feet per second
when flowing 1/4 full.
(5)
The maximum velocity is 10 feet per second with the
pipe flowing full.
N.
Pipeline submerged.
(1)
This method is based on the assumption that when the
storm sewer system is under maximum load the hydraulic gradient will
be at or above the crown of the pipe and that flow in the lines will
be controlled by head differentials between structures or other locations
where the system is open to the ground surface, such as inlets or
outlets, manholes and stream inlets or outlets. The head of water
above the crown of any pipe can range from zero feet to a point which
will not cause surface flooding.
(2)
The slope of the hydraulic gradient in any section
of storm sewer between opening to the surface shall be calculated
on the assumption that the pipe is flowing full at a constant velocity
and at the required capacity.
(3)
The elevation of the hydraulic gradient at any point
in the pipe shall be no lower than the crown of the pipe and no higher
than the surface of the ground.
(4)
At all structures such as manholes, inlets, etc.,
where the pipe size does not change, the elevation of the hydraulic
gradient shall be dropped 0.2 feet to allow for losses therein. Where
the inlet and outlet pipe sizes are not the same, the elevation of
the hydraulic gradient shall be dropped an amount based on the following
formula:
|
H = 0.21 feet + 0.8 (D2-D1) feet
| |
|
D1 = Diameter of inlet pipe
| |
|
D2 = Diameter of outlet pipe
| |
|
If D1 is larger than D2, head loss = 0.2 feet
|
O.
Pipeline flowing full.
(1)
This method is based on the assumption that the hydraulic
gradient will match the inside top of the pipe when the system is
under maximum hydraulic load.
(2)
For this method, head losses through manholes, inlets,
etc., shall be ignored.
(3)
When the pipe sizes change, the inside tops of the
pipes shall be matched.
(4)
Continuous profiles for each reach of pipe shall be
plotted along with the location of the hydraulic gradient and the
hydraulic information pertinent to each reach within the system. This
information shall include the pipe size and type, the "n" factor,
the slope of the hydraulic gradient, slope of the pipe, the design
capacity and the velocity at the design capacity.
P.
Inlet design.
(1)
Stormwater inlets shall be equal to New Jersey State
Highway Department inlet Type B. The maximum collecting capacities
of the inlets shall be considered to be:
(a)
When installed on streets where the grade is
1.00%: five cubic foot per second.
(b)
When installed on streets where the grade is
2.00%: 4.8 cubic foot per second.
(c)
When installed on streets where the grade is
3.00%: 4.6 cubic foot per second.
(d)
When installed on streets where the grade is
4.00%: 4.4 cubic foot per second.
(e)
When installed on streets where the grade is
5.00%: 4.2 cubic foot per second.
(f)
When installed on streets where the grade is
6.00%: 4 cubic foot per second.
(2)
Sufficient inlets shall be located and constructed
so that the length of surface runoff will not contribute a runoff
to the inlet exceeding the preceding designated collecting capacities.
(3)
The gutter grate of all inlets shall be set not less
than two inches nor more than four inches below the gutter grade.
The surface of the paving adjacent to the inlets shall be constructed
to blend into the lowered gutter grade at the inlet in such a manner
that a sudden drop-off or dip at the inlet will not be created. At
such locations where drainage is entirely dependent on inlets, the
collecting capacities of the inlets shall be designed for 1/2 of the
preceding considered capacities.
(4)
Where surface water is collected from two directions
at one street corner, inlets shall be placed at or near the tangent
points of both ends of the radius. The use of one inlet in the radius
will not be allowed.
(5)
Access manholes shall be spaced at five-hundred-foot
intervals (maximum) through rights-of-way and at sewer junctions where
there are no catch basins.
Q.
Open channel design. Open channel design should be
based on the following hydraulic considerations:
(1)
Manning's equation:
(a)
Friction factor.
|
n = .015 - best concrete-lined ditch
| |
|
n = .025 - best unlined ditch
| |
|
n = .03 to .15 - fair to poor natural streams
and watercourses
|
(b)
Velocity range.
|
Excavation Material
|
Velocity
(feet per second)
| |
|---|---|---|
|
Fine sand and firm loam
|
2.50 to 3.5
| |
|
Stiff clay and hardpan
|
3.75 to 6.0
| |
|
Concrete lined ditch
|
15
|
(2)
Ample freeboard should be provided on all channels.
(3)
The channel should be designed to conform, wherever
possible, to the adjacent ground conditions. This means that it should
not be projecting excessively above the surrounding ground or placed
excessively below the surrounding ground.
(4)
Continuous profiles for each reach of open channel
shall be plotted, along with the adjacent average ground and the hydraulic
information pertinent to each reach within the system. This information
shall include the type of channel lining, the "n" factor, the width
of the channel bottom, the side slopes and methods of their stabilization,
the water depth, the design capacity and the velocity at the design
capacity.
(5)
Open channels shall have a maximum side slope of 3
to 1 and shall have adequate slope protection.
(6)
Culverts. All culverts shall be limited to a single
opening; multiple pipes will not be permitted. The design of culverts
shall be such as to minimize the probability of debris accumulation.
(7)
Detention basin design. Detention basins shall be required on all major developments unless deemed unnecessary by the Municipal Engineer. The provisions of § 149-53D shall be met as a minimum. However, where there is potential for major flood damage downstream, provisions of the following Subsection Q(8) through (14) will apply and will be required.
(9)
Storage is required for a five-and-five-tenths-inch
maximum rainfall (twenty-four-hour rainfall occurring in 1960) to
reduce the runoff in the developed condition to that which occurred
in the undeveloped condition, or as required by New Jersey Water Policy
and Supply Council.
(10)
Indicate flooded area if an additional two-inch
rainfall occurred during the 24 hours following the design storm.
(11)
Allowance for percolation and evaporation out
of basins during and after the storm will not be considered in the
calculations.
(12)
Basin storage capacities shall be calculated
as follows:
[Amended 3-15-1999 by Ord. No. 99-6]
|
Storage volume (in cubic feet) =
| |
|
Project area (in square feet) x difference in
coefficients x total rainfall (in inches)
| |
|
| |
|
12 - outflow (in cubic feet)
|
(13)
The outlet structure shall be capable of discharging
water at a rate equal to or less than the contribution calculated
for the drainage basin area in its natural state before development
for a ten-year storm period.
(14)
If required, profiles and sections indicating
downstream capacities and proposals and/or easements for reconstruction
or cleaning of all streams shall be submitted prior to consideration
of the first final section.
A.
No topsoil shall be used as spoil, and topsoil shall
be removed from the site only if necessary and after approval of the
Planning Board. On all sites, topsoil shall be stripped to a depth
of nine inches or to the depth of the topsoil from all areas which
are to be disturbed. Topsoil shall be stockpiled and stabilized with
straw mulch until respread at a minimum depth of at least six inches.
The topsoil to be respread shall contain no particles over two inches
in diameter.
B.
Following earthmoving during development, all areas
which include steep slopes, highly erodible soils or are poorly drained
and which are not to be covered by roads or buildings shall be sodded
as soon as possible or stabilized in such a manner as is acceptable
to the Municipal Engineer.
C.
All other areas which will not be covered by a permanent
hard or impervious surface within one month of commencement of earthmoving
must be stabilized immediately upon completion of the disturbance.
Stabilization, either temporary or permanent, is to be done by mulching,
seeding, sodding, macadam, crushed stone or gravel, bituminous or
any other appropriate stabilizing method. A minimum top dressing of
three inches shall be required when mulching; crushed stone or gravel
is to be used as a stabilizing medium.
D.
No cut trees, timber, debris, earth, rocks, stones,
soil, junk, rubbish or other waste materials of any kind shall be
buried in any land or left or deposited on any lot or street at the
time of the issuance of a certificate of occupancy, and removal of
same shall be required prior to issuance of any certificate of occupancy
within a development, nor shall any be left or deposited in any area
of the development at the time of expiration of the performance guaranty
or dedication of public improvements, whichever is sooner.
E.
Where lawn is to be provided by the developer, lawn-grass
seed shall be sown at not less than four pounds to each 1,000 square
feet of land area. In the spring, the seed shall be sown between March
1 and May 15, and in the fall, the seed shall be sown between August
15 and October 15. The seed shall consist of a maximum of 10% rye
grass by weight and a minimum of 90% of permanent bluegrass and/or
fescue grass by weight. All seed shall have been tested for germination
within one year of the date of seeding, and the date of testing shall
be on the label containing the seed analysis. Sod of an appropriate
grass may be used to comply with any requirements of seeding set forth
herein.
F.
All temporary streets, turning areas or building sites
used during construction should be given a dressing of at least three
inches of crushed stone or gravel. Permanent streets and parking areas
should be graded to required elevations, then applied with a permanent
subbase and/or base course which should be brought to final grade
and the permanent surface applied.
G.
At a point where runoff leaves each site, a sediment
basin or basins shall be constructed. The sediment basin(s) shall
be designed in a manner approved by the Municipal Engineer and the
Gloucester County Soil Conservation District. Following permanent
stabilization of the site, the basin may be removed or retained. If
retained, silt must be removed within one year after completion of
development.
H.
Sediment basins designed for watershed areas less
than 70 acres that include provisions for periodic cleanout shall
be designed to contain 0.6 inches of runoff or 0.05 acre-feet per
acre of area contributing runoff water and sediment.
I.
Sediment basin cleanout shall be required when the
storage capacity is reduced by sediment accumulation to 0.02 acre-feet
per acre of drainage area or within one year after completion of development.
J.
Sediment basins serving watershed areas larger than
70 acres, and those for which periodic cleanout is not anticipated,
shall be designed to contain sediment capacities appropriate for the
size of the watershed.
K.
In general the average sediment basin length should
be at least twice the average width.
L.
The performance guaranty shall include an amount to guarantee completion of all requirements contained in §§ 149-26 through 149-38 of this chapter and will also include, but not be limited to, soil preservation, final grading, lot drainage, lawn-grass seeding where appropriate, removal of debris and waste, fencing and all other lot improvements required by the Planning Board.
M.
Whether or not a certificate of occupancy has been
issued, at the expiration of the performance guaranty, the Township
Committee may enforce the provisions of the guaranty where the provisions
of this section or any other applicable law, guaranty, ordinance or
regulation have not been met.
A.
Regulations for sewerage facilities.
(1)
All sanitary sewer systems, sewage and industrial
waste treatment works shall comply with the rules and regulations
established by the Department of Environmental Protection of the State
of New Jersey, the township and any sewerage utility franchised by
the township.
(2)
Sanitary sewerage facilities (including the installation
of laterals in the right-of-way) shall be subject to the specifications,
rules, regulations and guidelines of the Health Officer, Municipal
Engineer and appropriate state agency.
(3)
Necessary action shall be taken by the applicant to
extend or create a sanitary sewer district for the purpose of providing
sewerage facilities to the development where no district exists for
the land to be developed.
(4)
Sanitary sewers shall not be used to carry stormwater.
(5)
For lots on which on-site disposal is permitted in Chapter 203, Zoning, sanitary sewerage systems shall be constructed as follows:
(a)
Where a public sanitary sewerage system is reasonably
accessible, the applicant shall connect with same and provide sewers
accessible to each portion of the development.
(b)
Where public sanitary sewerage systems are not
reasonably accessible but will become available within a reasonable
time (not to exceed 10 years), the applicant may choose one of the
following alternatives:
[1]
Central sewerage system, the maintenance cost
to be assessed against each property benefited. Where plans for future
public sanitary sewerage systems exist, the applicant shall install
the sewer lines, laterals and mains to be in permanent conformance
with such plans and ready for connection to such public sewer mains;
or
[2]
Individual disposal systems, provided that the
applicant shall install sanitary sewer lines, laterals and mains from
the street curb to a point in the development boundary where a future
connection with the public sewer main shall be made.
(6)
Sewer lines shall be laid from the building to the
street line, and a connection shall be available in the home to connect
from the individual disposal system to the sewer system when the public
sewers become available. Such sewer systems shall be capped until
ready for use and shall conform to all plans for installation of the
public sewer system, where such exist, and shall be ready for connection
to such public sewer main.
(7)
Where sanitary sewer systems are not reasonably accessible
and will not become available for a period in excess of 10 years,
the applicant may install a sewerage systems as follows:
(a)
Medium- and high-density residential uses shall
be serviced by a central sewerage system only. No individual disposal
system will be permitted.
(b)
For low-density residential uses, individual
disposal systems or central sewerage systems may be used.
(c)
For all other uses, sanitary sewerage systems
shall be constructed as follows: Sanitary sewerage facilities shall
connect with public sanitary sewerage systems unless otherwise approved
by the Planning Board.
(8)
Sewers shall be installed to serve each lot and to grades and sizes required by the standards referenced in Subsection A(1) of this section.
(9)
No on-site disposal system or treatment plant for
the use of more than one residence or its equivalent shall be permitted.
(10)
When on-site facilities are required and permitted,
a carefully engineered facility shall be installed. Before covering
and backfilling, all on-site facilities must be inspected by the Health
Officer and must be so installed that they can be approved as complying
with the approved engineering drawings that are part of the plans
with applicable regulations and ordinances. Such approval shall be
in writing.
(11)
Two copies of an accurate sketch of on-site
facilities shall be provided with the site plan showing the location
of all important features, including pipe size, the run of the various
pipes, the location of the tile field, location of vents and cleanouts
for septic tanks and septic tank capacity.
(12)
If a public sanitary sewer is accessible and
a sanitary sewer is placed in a street or alley abutting upon private
property, the owner thereof shall be required to connect to said sewer
for the purpose of disposing of waste, and it shall be unlawful for
any such owner or occupant to maintain upon any such property an individual
sewage disposal system.
(13)
If public sewerage facilities are not available and individual disposal systems are proposed, minimum lot areas shall conform to the requirements of Chapter 203, Zoning, and percolation tests and boring logs shall be made as directed by the local government Health Officer and the results submitted to the Health Department. The individual disposal system, including the size of the septic tanks and size of the tile fields or other secondary treatment device, shall also be approved by the Health Officer.
(14)
These design criteria for sanitary sewers are
not intended to cover extraordinary situations. Deviations will be
allowed and may be required in those instances where considered justified
by the Municipal Engineer and the Health Officer.
(15)
Sanitary sewer systems should be designed for
the ultimate tributary population. Due consideration should be given
to current zoning regulations and approved planning and zoning reports
where applicable.
(16)
Sewer capacities should be adequate to handle
the anticipated maximum hourly quantity of sewage and industrial waste,
together with an adequate allowance for infiltration and other extraneous
flow.
(17)
Unit design flows.
(a)
The unit design flows presented hereinafter
should be adequate in each case for the particular type of development
indicated. Sewers shall be designed for the total tributary area.
|
Type of Development
|
Design Factor
(cubic feet per second per acre)
| ||
|---|---|---|---|
|
One- and two-family dwellings
|
.02
| ||
|
Multiple dwellings:
| |||
|
One- and two-story
|
.02
| ||
|
Three- through six-story
|
.03
| ||
|
Commercial:
| |||
|
Small stores, offices and miscellaneous business
|
.02
| ||
|
Shopping centers
|
.02
| ||
|
High rise
|
To be submitted for approval of Municipal Engineer
| ||
|
Industrial
|
To be submitted for approval of Municipal Engineer
| ||
(b)
These design factors apply to watersheds of
300 acres or less. Design factors for watersheds larger than 300 acres
and smaller than 1,000 acres may be computed on the basis of a linear
decrease from the applicable design factor for an area of 300 acres
to a design factor of .01 cubic feet per second per acre for an area
of 1,000 acres unless otherwise approved by the Municipal Engineer.
Design factors for watersheds larger than 1,000 acres may be .01 cubic
feet per second per acre unless otherwise approved by the Municipal
Engineer.
(18)
The diameter of sewers proposed shall not exceed
the diameter of the existing or proposed outlet, whichever is applicable,
unless otherwise approved by the Municipal Engineer.
(19)
No public sewer shall be less than eight inches
in diameter.
(20)
All sewers shall be designed to give mean velocities
when flowing full of not less than 2.0 feet per second. All velocity
and flow calculations shall be based on the Manning formula using
an N value of no less than 0.013 unless otherwise approved. The slopes
shall be at least the minimum for the size indicated.
(21)
Exceptions to these minimum slopes shall be
made at the upper end of lateral sewers serving under 30 houses. Said
sewers shall have a minimum slope of 0.75%.
(22)
Where lateral sewers serve less than 10 houses,
the minimum slope shall be not less than 1%.
(23)
The minimum slopes for sewer pipe are indicated
in the regulations of the New Jersey Department of Environmental Protection.
(24)
All sewers shall be laid with a straight alignment
between manholes, unless otherwise approved by the Municipal Engineer.
(25)
Manholes shall be installed at the end of each
line; at all changes in grade, size or alignment; at all intersections;
and at distances not greater than 400 feet for sewers 15 inches and
smaller and 500 feet for sewers 18 inches in diameter and larger.
(26)
The difference in elevation between any incoming
sewer and the manhole invert shall not exceed 12 inches, except where
required to match crowns.
(27)
The use of drop manholes will require approval
by the Municipal Engineer. The minimum inside diameter of the manholes
shall conform to those approved by the Municipal Engineer.
(28)
When a smaller sewer joins a larger one, the
crown of the smaller sewer shall not be lower than that of the larger
one. The minimum drop through manholes shall be 0.2 feet.
(29)
Sanitary sewers shall be located within street
or alley rights-of-way unless topography dictates otherwise. When
located in easements on private property, access shall be maintained
to all manholes.
(30)
A manhole shall be provided at each street or
alley crossing. End lines shall be extended to provide access from
street or alley right-of-way where possible. Imposed loading shall
be considered in all locations.
(31)
Not less than six feet of cover shall be provided
over the tops of pipes in streets and alley rights-of-way or three
feet in all other areas.
(32)
Cleanouts and lampholes will not be permitted.
(33)
There shall be no physical connection between
a public or private potable water supply system and a sewer which
will permit the passage of any sewage or polluted water into the potable
supply.
(34)
Sewers shall be kept removed from water supply
wells or other water supply sources and structures.
(35)
A minimum horizontal distance of 10 feet shall
be maintained between parallel water and sewer lines.
(36)
At points where sewers cross water mains, the
sewer shall be constructed of cast-iron pipe or encased in concrete
for a distance of 10 feet in each direction from the crossing, measured
perpendicular to the waterline. This will not be required when the
water main is at least two feet above the sewer.
A.
All water supplies and water treatment works shall
comply with the rules and regulations established by the Department
of Environmental Protection of the State of New Jersey and Woolwich
Township, as amended and revised.
B.
Necessary action shall be taken by the applicant to
extend or create a water supply district for the purpose of providing
a water supply system capable of providing domestic water and fire
protection.
C.
Where a public water main is accessible, the developer
shall install adequate water facilities (including fire hydrants)
subject to the specifications of the state or township and the National
Board of Fire Underwriters. All water mains shall be at least six
inches in diameter. Fire hydrants must be compatible with local fire
company equipment and be approved by the Township Fire Marshal.
D.
Water main extensions shall be approved by the officially
designated agency of the state and township.
E.
To facilitate the above, the location of all fire
hydrants, all water supply improvements and the boundary lines of
proposed districts, indicating all improvements proposed to be served,
shall be shown on the site plan, and the cost of installing same shall
be included in the performance guaranty to be furnished by the developer.
F.
In low-density zoning districts, at the discretion
of the Planning Board, if a public water system is not available,
individual wells may be used or a central water system provided in
such a manner that an adequate supply of potable water will be available
to every lot in the development. Water samples shall be submitted
to the Health Department for its approval, and individual wells and
central water systems shall be approved by the appropriate health
authorities. Orders of approval shall be submitted to the Planning
Board.
G.
If the Planning Board requires that a connection to
a public water main be eventually provided as a condition to approval
of an individual well or central water system, the developer shall
make arrangements for future water service at the time the plan receives
final approval. Performance guaranties or cash bonds may be required
to insure compliance.
H.
Fire hydrants shall be required for all developments
serviced by a public water system.
I.
Fire hydrants shall be located no more than 1,000
feet apart and within 500 feet of any structure and shall be approved
by the applicable protection unit.
J.
In general, criteria affecting valve and hydrant locations
shall be that not more than one hydrant is affected by shutting off
any one section; not more than three valves are necessary to shut
off any one section, and the number of residences affected by shutting
off any one section shall be limited to approximately 25. The Fire
Department must be notified of shut downs during improvements or connections
to the system.
K.
A copy of the approval of such fire hydrant installations
by the appropriate public agency and utility company shall be submitted
with the site plan, along with a suitable agreement (in a form determined
by the Township Attorney) establishing that the ownership of the fire
hydrants shall be conveyed to the township at no cost to the township
at the time the fire hydrants are first available for their intended
use.
L.
To eliminate future street openings, all underground
utilities for fire hydrants, together with the fire hydrants themselves
and all other supply improvements, shall be installed before any final
paving of a street shown on the site plan.
A.
In reviewing developments, the Planning Board shall
consider whether community facilities in the area, especially schools,
are adequate to serve the needs of the additional dwellings proposed
by the developer and shall make such report thereon as it deems necessary
in the public interest. The applicant should provide a brief impact
statement for review by the Board.
B.
Developers shall reserve land for both public and
quasi-public community facilities and will reserve areas for facilities
normally required in residential neighborhoods, including churches,
libraries, schools and other public buildings and parks, playgrounds
and playfields.
C.
Areas provided or reserved for such community facilities
should be suitably prepared to provide for such use. Prior to the
preparation of plans, developers of large tracts should review with
the Planning Board the minimum standards for various community facilities
applicable to the tract being developed.
D.
In developments that are intended to contain more
than 50 dwelling units, the Planning Board shall consider the need
for suitable open areas for recreation and shall make a recommendation
thereon. Standards to be used by the Planning Board in determining
space for recreation shall be as follows:
[Amended 3-15-1999 by Ord. No. 99-6]
|
Dwelling Units
|
Minimum Playground and Neighborhood Park
Acreage to be Recommended
| |
|---|---|---|
|
50 to 100
|
2.5 to 3.5
| |
|
101 to 200
|
3.5 to 5.0
| |
|
201 to 400
|
5.0 to 7.0
| |
|
For each additional 100 units
|
1.0 to 2.0
|
E.
An individual area of less than two acres shall not
be reserved for recreation purposes if it will be impractical or impossible
to secure additional lands in order to increase its area unless such
smaller area is approved by the Planning Board, as for example, to
provide a tot-lot.
F.
Land reserved for recreation purposes shall be of
a character and location suitable for use as a playground, playfield
or for other recreation purposes and shall be relatively level and
dry and shall be improved by the developer to the standards required
by the Planning Board, which improvements shall be included in the
performance guaranty.
G.
Reservation of public areas.
(1)
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 Planning Board may further require
that such streets, ways, basins or areas be shown on the plat in locations
and sizes suitable to their intended uses. The Planning Board 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. Unless during such period or extension thereof the municipality
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. 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 and required for
final approval.
(2)
The developer shall be entitled to just compensation
for actual loss found to be caused by such temporary reservation and
deprivation of use. 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 taxes apportioned to the land reserved and prorated
for the period of reservation. 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.
The procedure for the payment of all compensation payable under this
section shall be as follows:
(a)
After the termination of a period of one year
after the approval of the site plan or after such further time as
may be agreed to between the developer and the Planning Board, and
no later than 90 days thereafter, the developer shall file in triplicate
with the Township Clerk a verified petition requesting compensation
payable under this section and setting forth a detailed, itemized
list with separate dollar amounts for each item for which he seeks
compensation.
(b)
The governing body, after receipt of such petition,
shall fix a time, place and date for a public hearing on the petition,
which date shall be no later than 60 days from the date of receipt
of the petition by the Municipal Clerk.
(c)
Notice of such hearing shall be delivered or
mailed by certified mail to the developer at least 20 days in advance
of the hearing date.
(d)
The hearing shall be conducted in accordance
with the provisions for hearing by N.J.S.A. 40:55D-10.
(e)
At the hearing the developer shall have the
burden of establishing by good and sufficient evidence his entitlement
to compensation and the amounts of such compensation.
(f)
Such hearings may be continued by the governing
body from time to time but must be completed within 90 days from the
first hearing date.
(g)
Within 90 days after the date of conclusion
of hearing, the Township Committee shall, by resolution, set forth
its findings and determination as to what amount, if any, shall be
paid to the developer. A certified copy of said resolution shall be
delivered or mailed by certified mail to the developer within 10 days
of its adoption.
(h)
Any payments to be made pursuant to such resolution
shall be made to the developer within 120 days from the date of adoption
of such resolution.
H.
Recreational facilities for future residential population.
[Added 9-16-1996 by Ord. No. 96-13]
(1)
All lands set aside for open space shall be developed
with active and passive recreational facilities to service the needs
of the future residential population. The Planning Board shall have
complete and final determination as to the adequacy, usefulness and
functionalism of the lands set aside for open spaces. Active and passive
recreational facilities shall include but not be limited to the following:
ball fields, multipurpose fields, tennis courts, multipurpose court
areas, children's playground equipment, passive picnic or sitting
areas, swimming pools, bicycle baths and jogging trails.
(2)
The following shall be used as the basis for determining
the recreation need. Population shall be calculated using 3.6 persons
per single-family detached unit, 2.6 persons per single-family attached
or two-family unit and 2.5 persons per multifamily unit.
|
Recreational Facilities
|
Number/Unit of Population
| |
|---|---|---|
|
Basketball
|
1 per 1,000
| |
|
Tennis
|
1 per 2,000
| |
|
Baseball/softball
| ||
|
Youth
|
1 per 5,000
| |
|
Adult
|
1 per 5,000
| |
|
Football/soccer
|
1 per 5,000
| |
|
Multicourt
|
1 per 2,000
| |
|
Tot-lot
|
1 per 200 (15% of total population)
| |
|
Advanced play
|
1 per 400 (30% of total population)
| |
|
Picnic areas
|
1 per 5,000
|
(3)
The Board may require a developer to make certain
site preparation improvements to the open spaces. These may include
the following:
(4)
Development of open space and recreational facilities
shall proceed at the same rate as development of the dwelling units.
To assure compliance with this subsection, the Planing Board shall
require the approval of an open space and recreational amenity phasing
map which shall become part of an overall phasing plan and approval
for any subdivision, planned and/or clustered development.
(5)
The requirements of this subsection relating to the
construction of active and passive recreation facilities and the total
percentage of open space required within a development may be modified
and/or waived by the Planning Board, if requested by the developer,
upon the Planning Board's determination that both the area local to
the development and Woolwich Township's park and recreation needs
would be better served by an agreed cash request to the designated
parks and recreation budget, which sums shall be added to the current
year municipal budget when received as a dedication by rider in accordance
with the provisions of N.J.S.A. 40A:4-39.
(6)
The amount of the contribution required pursuant hereto
shall be determined by the estimated cost of the passive and active
recreation facilities and equipment that would otherwise be required
by the proposed development, which shall also take into consideration
the value of the additional lots that the developer will have for
sale, and shall be prorated over the total number of building lots,
as shown on the preliminary plans submitted by the applicant and approved
by the Planning Board, in order to determine a per lot amount.
(7)
Payment of the contribution required pursuant hereto
shall be made prior to the signing of the final plans by the Planning
Board Chairman, Planning Board Secretary and Township Clerk and shall
be equal to the per-lot amount times the number of building lots shown
on the final plans to be signed and filed and shall be made payable
to the designated Parks and Recreation Fund. For good cause shown,
the Planning Board may enter into an agreement to provide that the
payment or payments shall be made at some later time, subject to the
posting of adequate performance guaranties in an amount of 120% of
the agreed contribution subject, however, that the delayed period
of time shall in no event be later than the issuance of the first
certificate of occupancy.
(8)
The cash bequest shall be used exclusively for park
and recreation purposes and shall be placed in the current budget
line item designated "parks and playgrounds, other expenses." Woolwich
Township reserves the right to use said funds for proper purposes
anywhere within the Township of Woolwich.
A.
All utility facilities existing and proposed throughout
the development shall be shown on the site plan.
B.
Underground service connections to the street property
line of each planned structure shall be installed at the developer's
expense.
C.
At the discretion of the Planning Board, the requirement
for service connections to each lot may be waived in the case of adjoining
lots to be retained in single ownership and intended to be developed
for the same primary use.
D.
All utility facilities, constructed or installed after
the effective date of this chapter, including but not limited to wires,
cables, pipes, conduits and appurtenant equipment, carrying or used
in connection with the furnishing of electric, telephone, telegraph,
cable television or similar service, shall be placed below the surface
of the ground, provided that the following utility facilities shall
be permitted above ground:
(1)
Electric transmission lines and facilities in excess
of 50 kilovolts.
(2)
Equipment, such as electric distribution transformers,
switchgear, meter pedestals, telephone pedestals, outdoor lighting
poles or standards, radio and television antennae and associated equipment,
which is, under accepted utility practices, normally installed above
ground.
(3)
Meters, service connections and similar equipment
normally attached to the outside wall of the customer's premises.
E.
To the fullest extent possible, easements shall be
centered on or adjacent to rear or side lot lines.
F.
No dwelling units or any portion thereof shall be
located within 25 feet of any petroleum, petroleum products or natural
gas transmission line that traverses the subdivision.
