The subdivider shall observe the following requirements and principles of land subdivision in the design of each subdivision or portion thereof, as well as the requirements of the Gloucester County Subdivision Review Manual and the Gloucester County Site Plan Review Manual.
A. 
The subdivision 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 subdivision 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 subdivision plats.
B. 
The subdivision plat shall be planned, designed, constructed and maintained to preserve the natural environment and scenic beauty of Woolwich Township. In reviewing a major subdivision consisting of more than five lots counting any retained parcels, the reviewing authority shall take into consideration the effect of the development upon all aspects of the environment as outlined in the environmental impact statement requirements, as well as the sufficiency of the applicant's proposal in his environmental impact statement for dealing with any immediate or projected adverse environmental effects. The reviewing authority may require, as a condition of approval of the application, that steps be taken to minimize the adverse environmental impact during and after construction, and no final approval shall be issued until all such requirements shall have been complied with or compliance is guaranteed by a performance guaranty meeting the requirements of § 163-10 of this chapter.
[Amended 8-21-1989 by Ord. No. 89-17]
C. 
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 subdivision.
D. 
No trees shall be removed from any subdivision nor any change of grade of the land effected until approval of the preliminary plat has been granted.
E. 
The preliminary plat 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 street side of each lot as required by these regulations.
F. 
The protection of specimen trees of 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.
G. 
All trees on the plat required to be retained shall be preserved, and all trees where required shall be welled and protected against change of grade.
H. 
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 subdividing, 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.
I. 
The subdivision plat 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.
J. 
The subdivision plat 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.
K. 
The subdivision plat shall be planned, designed, constructed and maintained to avoid substantial probabilities of:
(1) 
Accelerated erosion.
(2) 
Pollution, contamination or siltation of water bodies, including ponds, lakes, rivers and streams.
(3) 
Damage to vegetation to remain in the subdivision.
(4) 
Injury to wildlife and fish habitats.
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 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 subdivision.
A. 
New half or partial streets and temporary culs-de-sac will not be permitted, except where essential to the reasonable subdivision 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, the other half of the street shall be improved and dedicated by the subdivider. The Planning Board may authorize a new perimeter street where the subdivider improves and dedicates the entire required street right-of-way width within his own subdivision boundaries.
C. 
The subdivider shall provide the entire required right-of-way as specified by § 163-32 or as much thereof as is possible within his property, along all existing streets that traverse or abut his property.
D. 
Where subdivision 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 subdivision, 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 subdivision regulations for acquisition. Provision for cost allocation of such improvements shall be in accordance with Article VI.
E. 
Land reserved for any road purposes may not be counted in satisfying yard or area requirements of Chapter 203, Zoning, whether the land is to be dedicated to the Township in fee simple or an easement is granted to the Township.
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, draining 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 site plan review process. Such improvements shall be incorporated into the construction plans required to be submitted by the developer for plat 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. 
Subdivisions 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 § 163-32 shall have dedicated additional width along either one or both sides of said street. If the subdivision 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 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
50
52
Minor arterial
60
70
Major arterial
80
80
Minimum width of cartway (with concrete firm 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. 
(Reserved)[1]
[1]
Editor's Note: Former Subsection L, regarding shade trees, was repealed 12-15-2003 by Ord. No. 203-24.
M. 
To provide visual continuity, only one variety of street 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 subdivider, as determined by the Planning Board, shall be constructed at the full expense of the subdivider without reimbursement from the Township. The sharing expense for the construction of bridges not of primary benefit to the subdivider as determined by the Planning Board will be fixed by special agreement between the Township Committee and the subdivider. Said cost shall be charged to the subdivider pro rata as the percentage of his land developed and so served. In the absence of such an agreement, the provisions of Article VI of this chapter shall apply.
O. 
Railroad rights-of-way and limited access highways where so located as to affect the subdivision 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 platted lots and shall be designated on the plat: "This strip is reserved for screening. The placement of 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.
F. 
Street curb intersections shall be rounded by a tangential arc with a minimum radius of:
(1) 
Twenty feet for intersections involving local streets.
(2) 
Thirty feet for all intersections involving a collector street.
(3) 
Forty 40 feet for all intersections involving an arterial street.
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.
[Amended 12-30-2024 by Ord. No. 2024-33]
A. 
The area bounded by the right-of-way widths, plus the area bound by a sight line, measured at each corner of two streets contained within a new subdivision, measured 90 feet along each title center line. This area bound by the lines noted above shall be free from structures or vegetation or bushes taller than two feet high. Shade trees with no limbs lower than eight feet may be present inside this sight line.
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, shrub or wall higher than 2 1/2 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-section area, shall be permitted to remain within the clear-sight triangle.
E. 
Any site plans or subdivision plans proposed shall also meet or exceed the minimum standards for safe stopping and passing sight distances along minor and major collector roads, county or state highways; applicant shall submit a plan and profile of the safe stopping sight distances along any minor or major collector road entrance points, showing a profile of each sight line, assuring that there are no obstructions or grading conflicts that will warrant re-engineering, driveway/entry shift or grading modifications.
A. 
When subdivisions 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 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 reversed frontage to buffer lots from the arterial street.
C. 
Drainage facilities made necessary by the construction of the subdivision shall be provided by the subdivider.
D. 
Where subdivisions abut an arterial street and service roads or reverse frontage is provided, the improvements to the arterial shall be limited to the following: 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 subdivision 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 subdivision 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 subdivision 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 drain pipe 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 subdivisions 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 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.
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 § 163-19 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 preliminary plat.
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. 
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 subdivision 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 jurisdictional problems.
E. 
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.
[Amended 3-15-1999 by Ord. No. 99-6]
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. 
Each 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 reversed 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 hazards 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.
[Amended 12-30-2024 by Ord. No. 2024-33]
A. 
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.
B. 
Any major subdivision requiring buffers between uses shall be designed with earthen berms, variable width, shape and heights from two feet to six feet high, planted with a mix of evergreens, deciduous trees and flowering bushes, contained within a permanent buffer easement, owned and maintained by a homeowner's association or condo association.
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 subdivisions shall be required, if necessary, to connect therewith.
C. 
In subdivisions 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 subdivisions 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 subdivision. 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 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 entire upstream drainage area, whether inside or outside the subdivision. 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 subdivision on existing downstream drainage facilities outside the area of the subdivision. 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 of the subdivision will overload an existing downstream drainage facility, the Planning Board may withhold approval of the subdivision until provision has been made for the improvement of said potential conditions by a contribution from the developer in such sum as the Planning Board shall determine adequate.
H. 
No subdivision shall be approved unless adequate drainage will be provided to an adequate drainage watercourse or facility.
I. 
Where a subdivision is traversed by a watercourse, 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 subdivision. 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 minimum allowable pipe size is 15 inches.
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 = 0.2 feet + 0.8 (D2-DI) feet
D1 = Diameter of inlet pipe
D2 = Diameter of outlet pipe
If D1 is larger than D2, head loss = 0.2 feet
(5) 
The minimum slope of any pipe shall be such that a minimum velocity of 2.5 feet per second shall be maintained when the pipe is flowing 1/4 full.
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) 
The minimum slope of any pipe shall be such that a minimum velocity of 2.5 feet per second shall be maintained when the pipe is flowing 1/4 full.
(4) 
When the pipe sizes change, the inside tops of the pipes shall be matched.
(5) 
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 the streets where the grade is 1.00%: 5 cubic feet per second.
(b) 
When installed on streets where the grade is 2.00%: 4.8 cubic feet per second.
(c) 
When installed on streets where the grade is 3.00%: 4.6 cubic feet per second.
(d) 
When installed on streets where the grade is 4.00%: 4.4 cubic feet per second.
(e) 
When installed on streets where the grade is 5.00%: 4.2 cubic feet per second.
(f) 
When installed on streets where the grade is 6.00%: 4 cubic feet per second.
(2) 
Sufficient inlets shall be located and 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 dropoff 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 consider 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 .05 - 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, the water depth, the design capacity and the velocity at the design capacity.
(5) 
Open channels shall have a maximum side slope of three to one 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) 
Retention basin design. Retention basins shall be required on all major subdivisions unless deemed unnecessary by the Municipal Engineer.
(8) 
Determination of project area runoff:
(a) 
Using natural ground coefficient.
(b) 
Using ultimate developed ground coefficient.
(9) 
Require storage for 5.5 inches maximum rainfall (twenty-four-hour rainfall occurring in 1960), or as required by the New Jersey Water Policy and Supply Council.
(10) 
Indicate flooded area if additional 2 inches of rainfall occurred during 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) 
[1]Basin storage capacities shall be calculated as follows:
Storage volume (in cubic feet) =
Project area (in square feet) x difference
in coefficients x total rainfall (in inches)
12
- outflow (in cubic feet)
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
(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 on a subdivision, nor shall any be left or deposited in any area of the subdivision 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 subdivider or 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 analyses. 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 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 Article V of these regulations 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 subdivision where no district exists for the land to be subdivided.
(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 lot in the subdivision.
(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 subdivision boundary where a future connection with the public sewer main shall be made.
(6) 
Sewer lines shall be laid from the house 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.
(8) 
For all other lots, sanitary sewerage systems shall be constructed as follows: Sanitary sewerage facilities shall connect with public sanitary sewerage systems.
(9) 
Sewers shall be installed to serve each lot and to grades and sizes required by the standards referenced in Subsection A(1).
(10) 
No on-site disposal system or treatment plant for the use of more than one residence or its equivalent shall be permitted.
(11) 
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 and with applicable regulations and ordinances. Such approval shall be in writing.
(12) 
Two copies of an accurate sketch of on-site facilities shall be provided on the final plat 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.
(13) 
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.
(14) 
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.
(15) 
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.
(16) 
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.
(17) 
Sewer capacities should be adequate to handle the anticipated maximum hourly quantity of sewerage and industrial waste, together with an adequate allowance for infiltration and other extraneous flow.
(18) 
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
(19) 
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.
(20) 
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.
(21) 
No public sewer shall be less than eight inches in diameter.
(22) 
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 0.013 unless otherwise approved. The slopes shall be at least the minimum for the size indicated.
(23) 
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%.
(24) 
Where lateral sewers serve less than 10 houses, the minimum slope shall not be les than 1%.
(25) 
The minimum slopes for sewer pipe are indicated in the regulations of the New Jersey Department of Environmental Protection.
(26) 
All sewers shall be laid with a straight alignment between manholes, unless otherwise approved by the Municipal Engineer.
(27) 
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.
(28) 
The difference in elevation between any incoming sewer and the manhole invert shall not exceed 12 inches, except where required to match crowns.
(29) 
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.
(30) 
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.
(31) 
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.
(32) 
A manhole shall be provided at each street or alley crossing. End lines shall be extended to provide access from a street or alley right-of-way where possible. Imposed loading shall be considered in all locations.
(33) 
Not less than six feet of cover shall be provided over top of pipe in streets and alley rights-of-way or three feet in another areas.
(34) 
Cleanout and lampholes will not be permitted.
(35) 
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.
(36) 
Sewers shall be kept removed from water supply wells or other water supply sources and structures.
(37) 
A minimum horizontal distance of 10 feet shall be maintained between parallel water and sewer lines.
(38) 
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 subdivider 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 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 preliminary plat, 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 subdivision. 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 subdivider shall make arrangements for future water service at the time the plat receives final approval. Performance guaranties or cash bonds may be required to insure compliance.
H. 
Fire hydrants shall be required for all subdivisions serviced by a public water system.
I. 
Fire hydrants shall be located no more than 1,000 feet apart and within 500 feet of an 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 final plat, along with 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 subdivision plat.
A. 
In reviewing subdivision plans, 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 subdivision 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. 
Subdividers 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, subdividers of large tracts should review with the Planning Board the minimum standards for various community facilities applicable to the tract being subdivided.
D. 
In subdivisions that are intended to contain five or more 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; 4-7-2003 by Ord. No. 2003-02]
Dwelling Units
Minimum Playground and Neighborhood Park Acreage to be Recommended
5 to 10
0.5
11 to 20
1
21 to 30
1.5
31 to 40
2
41 to 50
2.5
51 to 70
3
For each additional 20 units
0.5
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, 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 subsection 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 subsection shall be as follows:
(a) 
After the termination of a period of one year after the approval of the final plat 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 subsection 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 hearings date.
(d) 
The hearing shall be conducted in accordance with the provisions for hearings 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; amended 2-7-2000 by Ord. No. 00-2; 11-20-2006 by Ord. No. 2006-26]
(1) 
All lands set aside for open space shall be developed with active 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 space. Active recreational facilities shall include but not be limited to the following: ball fields, multipurpose fields, tennis courts, basketball courts, multipurpose court areas, children’s playground equipment, and swimming pools. In all developments restricted to the elderly or which are marketed primarily for single adults, additional facility geared to the recreational interests of the specific target population of the development may be chosen by the developer with the approval of the Planning Board to replace the tot-lot requirements described herein. In all other residential developments, the developer shall install, as a minimum, the following recreational facilities upon the land which has been identified as recreational and/or play areas:
Minimal Recreation Facilities
Dwelling units
Tot-Lot
Multipurpose Field
Other Recreational Facilities
5 to 30
1
—
—
31 to 100
1
—
1
101 to 150
1
—
2
151 to 200
2
1
2
201 to 250
2
1
3
251 to 300
3
1
4
301 to 350
3
1
4
351 to 400
4
2
4
401 to 450
4
2
5
451 to 500
5
2
5
(2) 
In order to promote public health and safety, a primary design criterion shall be the separation of pedestrian traffic and vehicular traffic. To this end, subdivisions shall be required to provide for pedestrian multipurpose paths separated from vehicular use streets. The location and construction of such multipurpose paths shall be subject to the approval of the Planning Board and the Township Engineer. Multipurpose paths shall be a minimum of 10 feet wide and construction and lighting shall be installed prior to occupancy. Prior to final approval for any section, the responsibility for the construction, operation, maintenance and liability for these multipurpose paths shall be clearly established. Grade-separated pedestrian crossings shall be provided across primary roads at points required by the Planning Board.
(3) 
(Reserved)[1]
[1]
Editor's Note: Subsection H(3), pertaining to estimated construction costs, was deleted 11-20-2006 by Ord. No. 2006-26.
(4) 
The Board may require a developer to make certain site preparation improvements to the open spaces. These may include the following:
(a) 
Removal of dead trees or diseased trees.
(b) 
Thinning of trees or other growth to encourage more desirable growth.
(c) 
Grading and seeding.
(d) 
Improvements of protection of the natural drainage system by the use of protective structures, stabilization measures and similar improvements.
(5) 
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 Planning 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.
(6) 
Recreational fee contribution in lieu of on-site recreational facilities. 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 based on the cost of the proposed recreational amenities as listed below, 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.
(7) 
Amount of contribution. The amount of the contribution required pursuant to this provision shall be determined by the Planning Board based upon an evaluation of the cost of the additional impact upon the existing recreational facilities which service the community and the need for additional or increased recreational facilities that will occur as a result of the planned development. The Board shall also consider the market value of the building lots which will be achieved by making this payment instead of reserving the land to recreation facilities. The Board shall assess the estimated cost of the construction and equipment associated with the recreational facilities which would be required pursuant to this section and other costs associated with the provision of adequate recreational facilities as a community resource to address the increased population caused by the development and the added demand for recreational facilities, as well as the added cost to the Township to maintain the already existing recreational facilities within the Township which will be subject to a more intensive use as a result of the increase in population. This assessment may be made through the testimony of professionals or other such evidence as may be required by the Board. The cost of this assessment by professionals shall be borne by the developer. The total amount of the contribution once so calculated shall be prorated over the total number of dwelling units as shown on the preliminary plan for the development or the site plan submitted by the developer and approved by the Planning Board in order to determine the actual dwelling unit amount. The Township of Woolwich has given consideration to these cost factors and has determined that the amount of the contribution shall in no case be less than $3,500 per dwelling unit based on the following methodology:
(a) 
Calculated cost for recreational amenities (Costs provided below are based on private contracts. Municipal contracts may receive lower quotes.):
[1] 
Tennis court: $50,000.
[2] 
Basketball court: $50,000.
[3] 
Tot-lot (2,000 square feet): $40,000.
[4] 
Ball field: $25,000.
[5] 
Multipurpose field: $20,000.
(b) 
Calculated land value (based on a one-hundred-acre site):
100 acres x 60% typical yield = 60 units
100 acres x 10% required open space = 10 acres
10 acres x 60% typical yield = 6 additional units
6 additional units x $100,000 lot value = $600,000
$600,000 x 75% per ordinance = $450,000
$450,000/66 units = $6,818 per unit for required open space
(c) 
Required recreational facilities for a sixty-six-unit development is one tot-lot plus one additional recreation facility:
1 Tot-lot + 1 tennis court = $40,000 + $50,000 = $90,000
$90,000/66 units = $1,364
(d) 
Total recreation and open space value: $1,364 plus $6,818 equals $8,182 per unit.
(8) 
Payment of contribution. Payment of the prorated contribution required pursuant thereto 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 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.
(9) 
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 subdivision shall be shown on the preliminary plat.
B. 
Underground service connections to the street property line of each platted lot shall be installed at the subdivider'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 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.