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:
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.
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"
|
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.
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.
A.
In addition to the right-of-way widths required in
accordance with this chapter, clear-sight triangle easements shall
be dedicated as follows: 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, 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.
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.
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 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:
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.
(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)
|
(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:
(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.
(4)
The Board may require a developer to make certain
site preparation improvements to the open spaces. These may include
the following:
(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.):
(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.