Township of Wyckoff, NJ Improvements

Widths, alignment and dedication.

[Amended 8-21-1979 by Ord. No. 803]

The minimum width of all streets shall be 50 feet, graded for the full width of the right-of-way and a minimum paved width of 24 feet. All streets must be constructed with such grades and elevations as are approved by the Township Engineer. Full-width pavement of 30 feet and curbs must be provided where the grade is four feet in 100 feet, i.e., 4% or greater, or where drainage conditions warrant such full-width pavement and curbs. Full-width pavement of 30 feet and curbs must be provided where the grade is less than 3/4 of a foot in 100 feet [0.75%]. A profile of the proposed grades must be shown on the map or submitted with it as a separate plan.

In the event that the alignment of the street shall be curved with center-line radius less than 1,500 feet, the width of the pavement between the center line and the shorter radius side shall be 15 feet and a standard curb shall be provided on the shorter radius side. Such curb shall extend from the station of the point of curvature to the station of the point of tangency of said curve.

Deeds of dedication, releases of mortgages and other liens covering the streets shown on said map and intended to be dedicated for public purposes must be submitted to the Township Committee and meet with the approval of the Township Attorney. Such documents as mentioned heretofore are to be delivered with the filing of the map.

The specification of streets is as follows:

Seven-and-one-half-inch bituminous concrete pavement subgrade. The subgrade shall be formed to the required line, grade and cross section and properly rolled with a three-wheel ten-ton roller. All unsuitable material shall be removed and replaced with suitable material as directed by the Township Engineer.

Four-inch macadam foundation course. Two-and-one-half-inch crushed, quarry-processed stone spread to a compacted depth of four inches, properly rolled and bound with dustless screenings or approved local binder in an amount sufficient to fill all voids.

[Amended 6-19-1984 by Ord. No. 927]

Two-inch hot-mixed FABC binder course.

[a]

The surface of the macadam base course upon which the bituminous concrete binder course is to be placed shall be clean, dry and free from frost when paving operations are about to start and shall be maintained in that condition. A prime coat shall be applied to the macadam base course, which shall consist of asphaltic oil, Grade Mc-O or Mc-1, or tar, Grade RT-1 or RT-2, or emulsified asphalt, Grade SS-1, applied from a power distributor at the rate of 0.1 to 0.25 gallons per square yard. Application of the prime coat shall be made not less than 12 hours prior to the placing of the bituminous concrete and shall not be made when the macadam course is wet or frozen.

[b]

The two-inch hot-mixed FABC binder course shall be laid only upon a base or existing surface which is dry and when the atmospheric temperature is above 40° F. and the weather conditions are suitable in the opinion of the Township Engineer. Upon arrival at the point of use, the mixture shall be spread and struck off so as to obtain, after compaction, the grade and crown shown on the plans or adjustments thereof made or ordered by the Engineer to obtain the prescribed thickness of bituminous concrete. For this purpose bituminous concrete pavers approved by the Township Engineer shall be used to distribute the mixture either over the entire width or over such partial width lanes as may be practicable.

[c]

After the spreading and strike-off and while still hot, the course shall be compacted thoroughly and uniformly by rolling. The rollers shall conform to the requirements specified by the Township Engineer.

[d]

If in the opinion of the Township Engineer a time should elapse between the construction of the FABC binder course and the FABC top course prior to the placing of the top, the binder course will be broomed with a self-driven power vehicle. Prior to the placing of the top course, a tack coat of asphaltic oil, Grade OA-4 or RS-2, shall be applied at the rate of 0.1 to 0.2 gallons per square yard.

[4]

One-and-one-half-inch bituminous concrete surface course. The hot mix bituminous concrete surface course, to be P.P.A. Class 1, Type S.M.F.A.B.C., will, after approval of the macadam base course by the Township Engineer, be spread by a self-contained, power-propelled, approved-type bituminous concrete paver in an amount sufficient to provide a compacted depth of 1 1/2 inches. Where conditions will not permit the use of a paving machine and upon direction of the Township Engineer, hand spreading and raking may be used. After strike-off and while still hot, the surface course shall be thoroughly and uniformly compacted by rolling. Initial compaction by a three-wheel ten-ton roller shall be followed by a final compaction with a tandem roller weighing eight to 12 tons, rolling to be continuous from curb to center, until all roller marks and joints are eliminated.

(2)

Street signs. Street signs shall be of an approved type, subject to the approval of the Township Committee.

(3)

Curbs.

Concrete curbs shall be six inches by eight inches by 20 inches.

Four-inch gravel, crushed stone or cinder base shall be placed and suitably tamped to grade where clay or silt soil is encountered or where directed by the Township Engineer.

Concrete shall be Class C (one-to-two-to-four mix) properly spaded in forms and screened. Prior to the initial set, the forms shall be stripped and the surface shall be wood floated in an approved manner. No plastering of exposed surfaces shall be permitted.

Expansion joints shall be made with three-fourths-inch steel plates at intervals of 10 feet, cut all the way through.

(4)

Sidewalks.

The Board shall determine whether, in each particular case, after considering all of the circumstances, concrete or bituminous concrete sidewalks, as hereinafter specified, shall be required.

The width of the sidewalk area shall be a minimum of 20% of the width of the street. No sidewalk, however, shall be permitted in any instance with a width of less than four feet and a thickness of less than four inches.

Concrete.

Four-inch gravel, crushed stone or cinder base shall be placed and suitably tamped to grade where clay or silt soil is encountered or where directed by the Township Engineer.

Concrete shall be Class C (one-to-two-to-four mix) placed in one course, not less than four inches thick, properly screened and finished to the true grade with a wood float. No plastering shall be permitted.

Expansion joints shall be made with three-fourths-inch steel plates at intervals of four feet, cut all the way through. All edges shall be properly tooled, one-half-inch radius.

Bituminous concrete.

Subgrade shall be properly brought to grade and firmly tamped and rolled. Where clay, silt or other unsuitable subbase material is encountered, it shall be removed as directed by the Township Engineer and replaced with suitable material.

Three-inch modified penetration base coarse. One-and-one-half-inch crushed stone shall be spread to the compacted depth of three inches and properly compacted with compactors especially adapted for this purpose. After compaction to the required grade and cross section, a bituminous binder shall be applied at the rate of two gallons per square yard of surface constructed. Immediately following the application of the bituminous binder, five-eights-inch crushed stone shall be spread in an amount sufficient to fill all of the voids over the entire coated areas and rolled. Construction shall be in accordance with Sections 3.4.2 and 3.4.3 of the New Jersey Highway Department Road Specification, 1961 Edition.

One-and-one-half-inch bituminous concrete surface course. The hot mix bituminous concrete surface course (B.P.R. Class 1, Type S.M.) shall, after approval of the base course by the Township Engineer, be spread to a sufficient depth to provide a compacted depth of 1 1/2 inches. Hand spreading and raking may be used. All compaction shall be by vibratory compactors. Construction shall be in accordance with Sections 3.10.2 and 3.10.3 of the New Jersey Highway Department Road Specification, 1961 Edition.

(e)

Formwork. Forms shall be constructed to provide a surface four inches in width. The material used for the forms will be of sufficient strength to maintain a straight edge under the pressure of the compactors. Forms shall be of sufficient depth to contain the three-inch modified penetrating course and the one-and-one-half-inch bituminous concrete surface course. Supporting stakes shall be put at proper intervals to maintain a straight line and prevent bowing of forms.

(f)

General.

The sidewalks under this chapter shall be placed only between the first of May and the first of September. Before formwork shall be removed, material shall be tested by an independent laboratory chosen by the Township Engineer. At least one test shall be made per section. A minimum of one test per 300 feet shall be made. Any additional tests considered necessary by the Township Engineer shall be made. Said tests shall indicate that 90% compaction shall have been achieved. Said tests shall be paid for from the Engineer's fee submitted to the Township for the subdivision inspections. Repairing of the test holes shall be done by the subdivider at no cost to the Township.

When formwork is removed, suitable material shall immediately be placed on both sides of the sidewalk between the curbline and the right-of-way line. The top four inches of this material shall be acceptable topsoil properly fertilized and seeded. The material shall be well tamped at the sidewalk edge to prevent future spreading of the sidewalk material. If in the opinion of the Board formwork should remain permanently in place, the work described in this subsection shall still be performed outside the formwork.

(5)

Streetlighting. Streetlighting shall have the approval of the Township Engineer and shall be designed in conjunction with the utility company serving the particular area in question.

(6)

Shade trees. Shade trees shall be located and of such types as specified by the Shade Tree Commission of the Township of Wyckoff.

(7)

Topsoil protection. No topsoil shall be removed from the site or used as spoil. Topsoil moved during the course of construction shall be redistributed so as to provide at least six inches of cover to all areas of the subdivision and shall be stabilized by seeding or planting. The applicant shall comply with Chapter 251 of the Public Laws of the State of New Jersey of 1975 entitled "The Soil Erosion and Sediment Control Act," and all amendments and supplements thereto.[1]

Editor's Note: See N.J.S.A. 4:24-39 et seq.

(8)

Monuments. Monuments shall be of the size and shape required by N.J.S.A. 46:23-9.11 and shall be placed in accordance with said statute.

(9)

Water mains, gas mains, culverts, storm sewers and sanitary sewers.

All such installations shall be properly connected with an approved system and shall be adequate to handle all present and probable future development. House connections to the curbline shall be provided for all utilities prior to the paving of the street.

Sanitary sewers shall be installed by all applicants in accordance with certain standards on file in the Township Engineer's office, incorporated herein by way of reference, and in accordance with the design standards set forth hereinafter in Article IX. The design and location of said sanitary sewers, including dry sewers, shall be approved by the Township Sewer Consultant, Township Engineer and Construction Official.

[Amended 8-19-1980 by Ord. No. 829]

Piped drainage shall be provided on both sides of all streets. Such drainage shall be located within the area between the street right-of-way line and the edge of pavement. Where a sidewalk is to be constructed, such piped drainage shall not be under the sidewalk. Piped drainage along the side of a street which carries storm drainage from street catch basins shall be deemed to meet these requirements for that side of the street. Where no such piped storm drainage in the street is proposed, a drain equal to underdrain, Type F, in the Standard Specifications for Road and Bridge Construction of the New Jersey State Highway Department of 1961 shall be constructed. Minimum size of pipe shall be six-inch diameter. The requirements of this section may be waived in writing by the Township Engineer during the construction period where in his opinion soil characteristics and topography do not require such drainage facilities.

(10)

Open drainage ditches shall be required to be enclosed with adequate drainage pipes. Where topography permits, all such drainage pipes shall follow street lines, and wherever this is not possible, a fifteen-foot easement shall be taken by the Township. The Township will require and take a minimum easement of 20 feet on each side of a running brook or stream that, in the judgment of the Township Committee, is not required to be enclosed with a pipe.

(11)

Subdividers shall provide for the underground installation of all utility distribution supply lines, services and streetlighting supply facilities in accordance with the specifications and provisions of the applicable standard terms and conditions incorporated as a part of the utility's tarriff as the same are then on file with the State of New Jersey Board of Public Utilities Commissioners. The subdivider shall submit to the Board a written instrument from each serving utility evidencing the utility's intention to install underground utilities as herein provided. In the event the subdivision involves extension of an existing street where overhead electric and telephone distribution supply lines have been installed on a substantial portion of such street and the subdivider can clearly demonstrate that the literal enforcement of the requirements of this section is impracticable or will exact undue hardship, the Board may permit extension of such overhead lines on such a street, but the service connections from the overhead lines shall be installed underground.

(12)

Adequate vehicular and pedestrian circulation to accommodate the prospective traffic into and out of and within the site.

(13)

Adequate vehicular parking and loading area.

(14)

Adequate landscaping and any screening necessary to protect adjoining uses.

All of the above-listed improvements shall be subject to inspection and approval by the Township Engineer, who shall be notified by the developer at least 24 hours prior to the start of construction. No underground installation shall be covered until inspected and approved.

§ 168-14 Provision for off-tract improvements.

The subdivider or site plan applicant shall, at its own cost, provide for the ultimate installation of all off-tract water, sewers, drainage and street improvements and easements therefor required by the Board in connection with the subdivision or site plan if such off-tract improvements:

Are wholly made necessary by the subdivision or site plan or the improvements therein; and

Do not confer material benefits on any land other than the land within the subdivision or site plan.

§ 168-15 Allocation of costs of off-tract improvements.

The subdivider or site plan applicant shall provide for payment of its proportionate share, allocated in accordance with this chapter, of the cost of the ultimate installation of all off-tract water, sewer, drainage and street improvements and easements therefor required by the Board in connection with the subdivision or site plan if such off-tract improvements:

Are wholly or partially made necessary by the subdivision or site plan or the improvements thereon; and

Confer benefit on lands other than those within the subdivision or site plan.

§ 168-16 Provision for installation of certain on-site improvements.

In addition to the improvements set forth in §§ 168-13, 168-14 and 168-15, a site plan applicant shall, upon the conditions delineated by the Board, provide for the ultimate installation, prior to the issuance of a certificate of occupancy, of the following:

Buffer landscaping and foundation plantings.

On-site paved parking areas and all appurtenant curbs, islands, lighting and driveways.

On-site lighting.

On-site pedestrianways.

All such improvements shall meet the design standards of this chapter.

§ 168-17 Costs of off-tract improvements.

Procedure for determination and allocation of costs. In the event the Board shall determine that off-tract improvements are required in connection with any subdivision or site plan, then prior to granting final approval:

(1)

The Board shall report to the Township Committee:

The location, character and extent of the required off-tract improvements.

The Township Engineer's estimate of the total cost of such off-tract improvements.

The proposed allocation of the said total cost, determined in accordance with the standards set forth in Subsection B.

(2)

The Township Committee shall determine and report to the Board whether the off-tract improvement will be constructed:

By the Township as a general improvement or as a local improvement or as a combination thereof; or

By the developer, with a formula specified by the Township Committee providing for partial reimbursement if the improvement specially benefits property other than that within the subdivision or site plan.

(3)

The Board shall require, as a condition for approval of the final plan:

If the improvement is to be constructed by the Township as a general improvement, that the developer deposit with the Township Treasurer an amount equal to the difference, if any, between the estimated cost of the improvement and the estimated total amount by which all properties, including the subdivision to be serviced by the improvement or site plan, will be specially benefited by the improvement; or

If the improvement is to be constructed by the Township as a local improvement, that the developer deposit with the Township Treasurer, in addition to the amount specified in Subsection A(3)(a), the estimated amount by which the subdivision or site plan will be specially benefited by the improvement; or

If the improvement is to be constructed by the developer, that he file with the Township Clerk a performance guaranty meeting the requirements of Article VIII in the full estimated cost of the improvement.

Standards for allocating cost.

(1)

In determining the allocation of costs for off-tract improvements as between the developer, other property owners and the Township, the Board shall be guided by the following factors:

The total estimated cost of the off-tract improvements.

The increase in market values of the lands affected and any other benefits conferred.

The needs created by the application.

Population and land use projections for the land within the general area of the subdivision or site plan and other areas to be served by the off-tract improvements.

(e)

The estimated time for construction of the off-tract improvements.

(f)

The condition and periods of usefulness of the improvements, which may be based upon the criteria of N.J.S.A. 40A:2-22.

(2)

Without limiting the generality of the foregoing, the Board may take into account the following specific factors:

With respect to street, curb, gutter, sidewalk, shade trees, streetlights, street signs and traffic light improvements, the Board may consider:

Traffic counts.

Existing and projected traffic patterns.

Quality of roads and sidewalks in the area.

[4]

Such other factors as it may deem relevant to the need created by the subdivision or site plan.

With respect to drainage facilities, the Board may consider:

The relationship between the area of the subdivision or site plan and the area of the total drainage basin of which the subdivision or site plan is a part.

The proposed use of land within the subdivision or site plan and the amount of land area to be covered by impervious surfaces on the land within the subdivision or site plan.

The use, condition or status of the remaining land area in the drainage basin.

With respect to water, gas and electric supply and distribution facilities, the Board may consider the use requirements of the use proposed for the subdivision or site plan and the use requirements of all other properties to be benefited by the improvements.

With respect to sewerage facilities, the Board may consider:

The anticipated volume of effluent from the use proposed for the subdivision or site plan and the anticipated volume of effluent from all other properties to be benefited by the improvements.