The subdivider shall observe the requirements and principles
of land subdivision in the design of each subdivision or portion thereof,
as set forth in this article.
The subdivision plat shall conform to design standards that
will encourage good development patterns within the Township. Where
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.
Where no Master Plan or Official Map exists, streets and drainage
rights-of-way shall be shown on the final plat in accordance with
N.J.S.A. 40:55D-38 et seq., and shall be such as to lend themselves
to the harmonious development of the Township and enhance the public
welfare in accordance with the design standards further enumerated
in this section. However, any lot which is existing as of the date
of adoption of this section and which is, as of said date, otherwise
conforming to the area and other bulk requirements of the zone district
in which located, such lot shall not be required to conform to the
provisions of this section, unless same is proposed for further subdivision,
in which case, the provisions of this section shall apply. In the
event of a conflict between this article and the Residential Site
Improvement Standards (RSIS), the RSIS shall govern.
A.
Block length and width, or acreage within bounding roads, shall be such as to accommodate the size of lot required in the area by Chapter 550, Zoning, and to provide for convenient access, circulation, control and safety of street traffic.
B.
Pedestrian crosswalks shall be required in locations deemed necessary
by the Land Use Board where the blocks are over 1,000 feet long. Such
walkways shall be 10 feet wide and be straight from street to street
and shall be subject to all requisite third-party approvals.
C.
For commercial, group housing or industrial use, block size shall
be sufficient to meet all area and yard requirements for such use.
B.
Insofar as is practical, side lot lines shall be at right angles
to straight streets, and radial to curved streets.
C.
Each lot in the proposed subdivision shall have a frontage of at least 50 feet on an approved street and such street right-of-way shall be at least 50 feet in width and as required in § 470-37 above.
D.
Where extra width has been dedicated for widening of existing streets,
lots shall begin at such extra width line and all setbacks shall be
measured from such line.
The water distribution system shall be subject to the review
and recommendations of the Township Engineer, particularly as to its
routing, the locations of fire hydrants and the location of water
storage tanks and shall be designed to adhere to the following specific
standards:
A.
All central water facilities shall conform to N.J.A.C. 7:10, commonly
known as the "Safe Drinking Water Act Regulations" and any revisions
and/or amendments thereto, except where the standards contained herein
exceed those contained in the Safe Drinking Water Act Regulations,
in which case the standards contained herein shall apply.
B.
All construction of central water facilities shall comply with all
applicable standards as set forth by the American Water Works Association
(AWWA) as such standards apply to various components of a central
water facility.
C.
All central water systems shall be designed to operate as a pump
storage type of system, using gravity flow, wherever feasible.
D.
All lots upon which a central water system facility is located shall
be deemed to be utility lots and not building lots and shall not be
subject to the minimum area and other bulk dimensional requirements
otherwise applicable to a building lot in the zone district in which
located.
E.
The following design standards shall be complied with in addition
to all other requirements specified in the standards referenced hereinabove.
These standards may be modified with the approval of the Township
Engineer and/or construction code enforcement official:
(1)
Wellhouse.
(a)
Construction drawings of the proposed wellhouse shall be submitted
to the Township Engineer and to the construction code enforcement
official, with an information copy thereof submitted to the Land Use
Board, showing plan view, elevation views of all sides, typical sections,
landscaping plan and a plot plan showing all site improvements to
be installed to service the wellhouse, including, but not limited
to, the following items:
(b)
The wellhouse shall be sized to provide at least three feet
of clearance around the various components of the water system to
permit ready access to the plant operators.
(c)
A complete auxiliary generator system with interconnecting wiring
and automatic transfer switch shall be provided for all central water
facilities.
(d)
Pressure gauges, graduated in increments not higher than five
psi, shall be provided at appropriate locations in the wellhouse piping
system.
(e)
Sampling taps shall be provided for raw water samples and finished
water samples in the wellhouse. There shall be at least 18 inches
of clearance below these taps to permit the use of large sampling
bottles.
(f)
Floor drains in wellhouses shall be piped to discharge approved
by the New Jersey Department of Environmental Protection (NJDEP) and
the Township Health Department.
(g)
Wellwater level indicators shall be provided with indicator
gauges that can be calibrated to read the water level in the well
directly on the gauge. An electrically powered air compressor shall
be supplied as part of the standard equipment in the wellhouse.
(h)
A stainless steel test sink shall be provided in the wellhouse
to test for chlorine residual. The waterline serving the sink shall
be tapped into the water main and supplied with a separate curb stop
and curb box. The tap shall be located a sufficient distance away
from the point of chlorination to allow at least the minimum amount
of contact time specified by the NJDEP. Calculations shall be submitted
to support the proposed design.
(i)
All central water systems shall be provided with the following
materials and equipment in a wall-mounted storage cabinet furnished
in the wellhouse:
[1]
DPD test kit with a one-year supply of reagents to test for
chlorine residual.
[2]
Repair parts needed to service any treatment equipment or pumping
equipment installed in the wellhouse.
[3]
A precut bypass pipe with the necessary fittings to permit the
removal of the main meter in the wellhouse for servicing while keeping
the water system operable at the same time.
[4]
A one-year supply of reagents used in the treatment processes
performed in the wellhouse.
[5]
Two comprehensive manuals containing manufacturer's information
on all components of the central water system, suppliers and service
representatives, serial numbers and model numbers of all components
and warranties.
[6]
Two prints and one mylar of an as-built map showing the layout
of the central water system, complete with ties from permanent structures
to every gate valve and curb box in the system. One print shall be
mounted on the wellhouse wall in a sealed frame.
[7]
A gate valve wrench and curb box wrench large enough to operate
every valve in the system.
[8]
An industrial size first aid kit.
[9]
A ten-pound type ABC fire extinguisher.
[10]
A wall-mounted electric clock with a minimum six-inch
diameter face.
(j)
Warning signs shall be posted on the exterior of the wellhouse
in accordance with BOCA, OSHA, and right-to-know compliance requirements
indicating any dangerous chemicals or substances used in the wellhouse.
(2)
Wells. All central water systems shall be provided with at least
two wells regardless of the number of users or average daily water
demand upon the system. All such wells shall have a minimum horizontal
separation distance between them of at least 100 feet.
(3)
Storage tanks.
(a)
Storage tanks shall be sized to provide at least 1 1/2
days' water requirements, based on the average annual demand,
plus the volume of water required for fire protection.
(b)
Cathodic protection for corrosion control shall be provided
for the storage tanks. A one-eighth-inch corrosion allowance shall
be provided for all steel water tanks. All components of the cathodic
protection system shall be designed to withstand the forces of ice.
(c)
Level control in storage tanks shall be provided by electronic
methods. The water level in the storage tanks shall be displayed to
the nearest 1/2 foot.
(d)
Visible and audible alarm systems shall be installed in the
central water system wellhouse to indicate low or high water levels
in the water storage tanks.
(e)
Methods of measuring and permanently recording the water level
in any water storage tank involved with the central water system as
a function of time shall be provided.
(f)
Warning devices required by the Federal Aviation Administration
(FAA) shall be provided.
(g)
Exterior and interior painting systems shall comply with all
NJDEP and EPA requirements for potable water. Painting systems shall
be a minimum of six mils thick.
(4)
Distribution system.
(a)
All distribution lines shall be looped to eliminate dead-end
waterlines in the water system. The distribution lines shall be extended
to the main roads on which the development fronts, and shall be constructed
along the tract's entire frontage on such main road, from outermost
property line to outermost property line, to permit future tie-ins.
The distribution lines shall also be extended to the outside property
lines of the development in areas where future expansion is possible
on adjacent property to promote additional looping of the distribution
system. The size of such distribution lines shall be as recommended
by the Township Engineer.
(b)
A Hardy-Cross analysis of the proposed central water system
shall be provided showing that the flow required for fire protection
at a fire hydrant can be achieved without lowering the water pressure
on the first floor of any dwelling unit served by the water system
to less than 30 psi.
(c)
Water main pipe shall be ductile iron, Class 54 or higher, double
cement lined. Bronze wedges, supplied and approved by the water main
pipe manufacturer, shall be installed in each joint to assure electrical
conductivity. Water main pipe shall be buried to provide at least
4 1/2 feet of suitable cover material over the top of the pipe.
Concrete sand shall be placed around the water main pipe to provide
at least six inches of concrete sand below and above the pipe, and
at least 12 inches on each side of the pipe. A blue warning ribbon
with the words "CAUTION — WATER MAIN BELOW" shall be placed
in all water main trenches 1 1/2 feet below finished grade.
(d)
Water main fittings, including, but not limited to, tees, wyes,
bends and offsets, shall be mechanical joint type, and shall be provided
with integrally cast lugs to accommodate reinforcing rods and other
types of restraint devices. Each water main fitting shall be provided
with concrete thrust blocks poured against virgin earth. The size
of each thrust block shall be sufficient enough to withstand at least
twice the maximum thrust force that the fitting is ever expected to
experience, or a two-hour pressure test at 200 psi, whichever is greater.
(e)
Gate valves shall be provided on all legs of any tee, wye or
cross-type fitting, on each fire hydrant lead, on each blowoff pipe
and at the terminus of any water main that may be extended in the
future. All gate valves shall be resilient seat gate valves and shall
be double rodded back to the nearest fitting for restraint. Gate valves
shall open by turning the operating nut in a counterclockwise direction
when viewed from the top.
(f)
Valve boxes of the cast-iron type shall be provided on all gate
valves. The internally cast lugs at the top section of the valve box
shall not bear directly on the lower portion of the valve box or any
extension. The top portion of the valve box shall be 1/2 inch below
finished grade. The cast-iron valve box cover shall have the word
"water" integrally cast in it.
(g)
In locations where vent pipes or blowoffs may discharge water,
suitable protection must be provided to prevent erosion and/or discharge
onto adjacent properties. Easements permitting the open discharge
of water from the central water system through blowoffs must be provided.
(h)
Each dwelling unit shall have its own individual service line,
complete with individual corporation stop, double strap saddle, curb
stop, curb box and meter with remote readout on the exterior of the
building. The curb box shall be located at least three feet from the
face of the curb, but within the right-of-way of the roadway or in
a utility casement in lieu thereof. The size of each service line
shall be calculated to supply each dwelling unit with sufficient water
pressure to meet the requirements of the local building codes, Residential
Site Improvement Standards (RSIS), and NJDEP.
(i)
All service lines providing potable water shall be metered,
including service lines used for lawn watering purposes. Gate valves
and NJDEP approved backflow prevention devices shall be provided to
protect against back siphonage and cross connections.
(j)
The distribution system shall be subjected to static pressure
tests and dynamic flow tests prior to being accepted. Such tests shall
be witnessed by the Township Engineer, or his/her representative,
and by a representative of the Fire Department.
(5)
Fire protection.
(a)
All central water systems shall conform to all applicable standards
of the National Fire Protection Association (NFPA), American Water
Works Association (AWWA), N.J.A.C. 7:10 (commonly known as the "Safe
Drinking Water Act"), Residential Site Improvement Standards (RSIS),
BOCA and OSHA, and any revisions and/or amendments thereto.
(b)
Total fire protection water supply shall be no less than 2,000
gallons per dwelling unit, or the requirement set forth by any of
the applicable codes referenced above, whichever is greater.
(c)
Water storage facilities for fire-fighting water shall be designed
to automatically maintain the required capacity for fire-protection
purposes.
(d)
The maximum distance from each dwelling unit to the nearest
fire hydrant shall not exceed 400 feet, measured along the street
right-of-way, per RSIS 5:21-5.4(a). If any of the codes referred to
above require a closer fire hydrant spacing, the more restrictive
spacing shall apply.
(e)
Each fire hydrant shall be capable of supplying a minimum flow
of at least 500 gallons per minute at no less than 30 psi residual
system pressure. If any of the codes referenced above require a larger
flow rate and/or a higher residual pressure, the more restrictive
requirements shall apply.
(f)
All nonresidential occupancies shall conform to NFPA Standard
1231 as a minimum water supply requirement for fire-protection purposes.
(g)
All developments must be designed to allow for the access of
emergency vehicles, including fire apparatus, ambulances and police
cars. Fire lanes shall be provided for commercial and industrial-type
developments to provide access to fire-protection facilities.
(h)
If a stream or pond exists on a property that requires a central
water system, and the stream or pond can be developed into an adequate
and reliable water supply, then a standpipe shall be constructed as
a backup supply of water to the central water system for fire-protection
purposes. The central water system shall not be connected or used
in conjunction with any standpipe system.
(i)
Prior to obtaining final approval of any major subdivision or
site plan requiring a central water system, the Township Fire Department
shall conduct any and all tests necessary to ensure that the system
meets the fire-fighting requirements of the Fire Department. The Fire
Department shall then issue a letter to the Land Use Board indicating
that the central system has been tested and is accepted by the Fire
Department for fire-protection purposes.
(6)
General provisions.
(a)
All components of the central water system, including, but not
limited to, wellhouses, gate valves and storage tank covers shall
be secured with commercial grade padlocks or door locks keyed alike.
Panic bar hardware shall be provided on all doors.
(b)
All components of the central water facility shall be designed
to be compatible and standardized with equipment that presently exists
in the water system being tied into, or other water supply facilities
owned and operated by the Township.
(c)
A cost estimate for the construction of the central water facility
shall be provided.
(d)
The annual cost of operating and maintaining the central water
system shall be calculated and submitted. The estimated quarterly
charge to the users of the central water system shall also be calculated
and submitted.
(e)
A hydraulic profile of the water system shall be provided, starting
at the source of the water, through the wellhouse and distribution
system, to the user's tap.
A.
Easements along rear property lines, or elsewhere, may be required
for utility installation in large scale developments. Such easements
shall be a minimum of 20 feet wide for sanitary sewers that are not
more than 15 feet deep. For sewers that are more than 15 feet deep,
easements shall be a minimum of 30 feet wide. Water main easements
shall be a minimum of 20 feet wide. All easements shall be located
in consultation with the companies or Township departments concerned.
B.
Stormwater easements or drainage rights-of-way shall be provided
where a subdivision is traversed by a watercourse, drainageway channel
or street. Storm drain easements shall be a minimum of 20 feet wide
and shall conform substantially with the lines of such watercourse.
C.
Natural features, such as trees, brooks, hilltops and views, shall
be preserved whenever possible in designing any subdivision containing
such features.
A.
It is anticipated that in particular cases, on account of impracticability
and/or undue hardship which would attend an applicant because of peculiar
conditions pertaining to the land which is the subject of a development
application, in the event the foregoing design standards were to be
strictly adhered to, that certain waivers of design standards may
be sought.
B.
It is further recognized that the Municipal Land Use Law, N.J.S.A.
40:55D-51, provides a general procedural mechanism for the Planning
Board, when acting upon applications for minor subdivision, preliminary
major subdivision or preliminary site plan approvals, to entertain
and, in appropriate cases, grant such waiver request.
C.
However, it is additionally recognized that the foregoing design
standards represent minimum standards necessary to the protection
of the zoning and other land use regulations, the Master Plan and
the Official Map of the Township of Fredon and are, in nearly all
cases, required to be strictly complied with in order to promote the
orderly growth and development of the Township.
D.
It is additionally recognized that certain of the foregoing design
standards are minimum standards required to protect the public health
and safety.
E.
Therefore, prior to the granting of any waivers of the otherwise
required design standards, in accordance with the foregoing, the Board
shall first determine whether the design standard for which a waiver
has been sought is a minimum standard necessary to protect the public
health and safety. If such is the case, the Board shall only grant
a waiver of any such design standard when all of the following criteria
have been satisfied to the Board's satisfaction:
(1)
That the design waiver request is reasonable.
(2)
That the altered design, resulting from the granting of the design
waiver sought shall be in accordance with the general intent and purpose
of the provisions of the applicable development ordinances, subdivision
or site plan review.
(3)
That there are peculiar conditions uniquely relating to the land
which is the subject of the development application, for which a design
standard waiver has been requested, such that the literal enforcement
of such design standard is impracticable or will exact undue hardship.
(4)
That the alternate design resulting from the granting of the waiver
sought is engineeringly acceptable, applying prevailing standards
of engineering design practice.
(5)
That the resultant alternative design adequately protects the public
health and safety.
F.
In the event that the Board shall not be convinced that all of the
above criteria have been satisfied, the Board shall deny the design
standard waiver request and shall require strict compliance with all
the foregoing design standards.
