The developer shall observe the following requirements and principles
of land subdivision or site work in the design of each subdivision
or site plan.
A.
The subdivision plat or site plan shall conform to design standards
that will encourage good development patterns within the Borough.
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. A developer shall not utilize an alternate design standard
without the approval of the Borough Joint Land Use Board. Said approval
shall be obtained by submitting a letter and any graphic material
needed to support the requested change to the Borough Engineer, who
shall review the alternate design standard and report his findings
to the Joint Land Use Board. The alternate design standard may then
be approved by the Joint Land Use Board if the Borough Engineer certifies
that it equals or exceeds the standard established by this chapter.
B.
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 Section 20 of
Chapter 433 of the Laws of 1953[1] and shall be such as to lend themselves to the harmonious
development of the Borough and enhance the public welfare in accordance
with the following specific design standards of this chapter.
[1]
Editor's Note: See now N.J.S.A. 40:55D-38 to 40:55D-41
and 40:55D-44.
C.
All future site improvements in the right-of-way of Berlin Road shall
be constructed in conformance with the proposed Berlin Road Streetscape
Project. Specifically, improvements being targeted include the north
side of Berlin Road from Gibbsboro Road to Pinelawn Avenue and Block
104, Lots 1, 2 and 3, on the south side of Berlin Road.
[Added 10-12-2011 by Ord. No. 1293]
Design criteria and policy shall, at a minimum, meet the standards
established for comparable improvements installed by the Borough.
They shall, in addition, be subject to the following design requirements.
A.
A major subdivision shall be so designed as to provide a street pattern
which is curvilinear in design. The design of the residential subdivision
street pattern shall be based upon a local residential street pattern
connected to a residential collector street system.
B.
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.
C.
Minor streets shall be so designed as to discourage through traffic.
D.
Subdivisions abutting arterial streets shall provide a marginal service
road or reverse frontage with a twenty-five-foot buffer strip for
planting or some other means of separation of through and local traffic
as the Joint Land Use Board may determine appropriate.
E.
Right-of-way and cartway widths.
(1)
The right-of-way width shall be measured to the lot lines and shall
not be less than listed below in the following table. In all cases
the right-of-way shall be of sufficient width and design to safely
accommodate the maximum traffic, parking and loading needs and maximum
access for fire equipment.
|
Name
|
Right-of-Way
(feet)
|
Cartway
(feet)
|
Sidewalks Required
|
Parking Permitted in Right-of-Way
| |
|---|---|---|---|---|---|
|
Arterial
|
86
|
46
|
Yes
|
No
| |
|
Collector
|
60
|
40
|
Yes
|
Yes
| |
|
Minor
|
50
|
30
|
Yes
|
Yes
| |
|
Marginal access
|
50
|
30
|
Yes
|
Yes
|
(2)
The right-of-way for internal roads and alleys in multifamily, commercial
and industrial developments shall be determined on an individual basis
and shall be subject to the approval of the Borough Engineer.
F.
No subdivision showing reverse strips controlling access to streets
shall be approved except where the control and disposal of land comprising
such strips have been conveyed to the governing body under conditions
approved by the Joint Land Use Board.
G.
Subdivisions that adjoin or include existing streets that do not
conform to widths as shown on the Master Plan or Official Map or the
street width requirements of this chapter shall dedicate additional
width along either one or both sides of said road. If the subdivision
is along the one side only, 1/2 of the required extra width shall
be dedicated.
H.
Grades above 8% at intersections will be allowed if environmental
factors justify it. At the intersection of any street and a collector
street, grades shall not exceed 5%.
[Amended 10-15-1979 by Ord. No. 529]
I.
Street intersection angles. The intersection of two local residential
streets shall be as nearly at right angles as is possible and in no
case shall be less than 60°. The intersection of a local residential
street with a residential collector street shall be as nearly at right
angles as is possible and in no case shall be less than 85°. The
intersection of a residential street with another residential collector
street shall not be less than 90°. The block corners at intersections
shall be rounded at the curbline with a curve having a radius of not
less than 25 feet.
J.
Street jogs with center-line offsets of less than 125 feet shall
be prohibited.
K.
A tangent at least 100 feet long shall be introduced between reverse
curves on arterial and collector streets.
L.
When connecting street lines deflect from each other at any point
by more than 10° and not more than 45°, they shall be connected
by a curve with a radius of not less than 100 feet for minor streets
and 300 feet for arterial and collector streets, measured along the
center line. When connecting street lines deflect from each other
at any point by more than 45°, they shall be connected by a curve
with a radius of not less than 500 feet, measured along the center
line.
M.
All changes in grade shall be connected by vertical curves of sufficient
radius to provide a smooth transition and proper sight distance as
determined by the Borough Engineer.
N.
Dead-end streets (culs-de-sac) shall not be longer than 600 feet
and shall provide a turnaround at the end with a radius of 50 feet
to the outside edge of the cartway and 60 feet to the outside edge
of the right-of-way and tangent whenever possible to the right side
of the street. The length of the cul-de-sac shall be measured along
its center line from its intersection with the intersecting street's
center line to the center of the radius of the cul-de-sac. If a dead
end is of a temporary nature, a similar turnaround shall be provided
and provisions made for future extension of the street and reversion
of the excess right-of-way to the adjoining properties.
O.
No street shall have a name which will duplicate or so nearly duplicate
as to be confused with the names of existing streets. The continuation
of an existing street shall have the same name. All street names shall
be checked against the Borough master file of street names.
P.
Subdivisions shall be so designed as to minimize the total area of
the subdivision devoted to street right-of-way.
Q.
The access road and the area on each side thereof for a distance
of 10 feet on each side of the pavement of said road and for a height
of 16 feet six inches from the surface of the road shall be kept free
and clear of tree limbs, vines and other obstructions to permit free
and unobstructed use of said access road by emergency vehicles.
R.
In general, continuous longitudinal downgrades shall not be run for
more than 1,000 feet. Where the general ground slope makes longer
runs desirable, such run shall be broken by a short upgrade of sufficient
length to create a low point at least six inches in depth. Double
inlets shall be located at the low point.
S.
Pavement thickness design.
(1)
The pavement thickness design shall, as a minimum, conform to the
following schedule:
|
Surface
(inches FABC-1)
|
Stabilized Base
(inches)
| |||
|---|---|---|---|---|
|
Arterial
|
2
|
6
| ||
|
Collector
|
2
|
6
| ||
|
Minor
|
2
|
5
| ||
|
Marginal access
|
2
|
5
| ||
|
Parking lots
| ||||
|
Automobile
|
2
|
6, quarry blend stone
| ||
|
Truck
|
2
|
5
| ||
(2)
In lieu of the requirements of Subsection S(1), flexible roadway pavements may be designed using the procedures established in the publication entitled "Thickness Design — Full Depth Asphalt Pavement Structures for Highways and Streets," Manual Series No. 1 (MS-1), published by the Asphalt Institute, or by using the Structural Number System, which is taken from the Pennsylvania Department of Transportation Design Manual.
T.
Four-way intersections. Four-way intersections connecting a local
residential street with another local residential street or with residential
collector streets shall be prohibited.
U.
Half streets. New half or partial streets shall not be permitted.
Wherever a proposed subdivision borders an existing undeveloped street,
the Joint Land Use Board may require that at least one lane of the
other part of the street be constructed if it is found that such a
requirement will increase or improve the effect of the traffic circulation
system in the area. Full-width construction may be required depending
on size or development existing or anticipated traffic congestion
and/or the general conditions of the area.
V.
Multiple intersections. Multiple intersections involving a junction
of more than two streets shall be prohibited.
W.
Intersections with arterial streets. To the fullest extent possible,
local residential streets and residential collector streets shall
not intersect with arterial streets less than 800 feet apart, measured
from the center line.
A.
General. The lot size, width, depth, shape and orientation and the
minimum building setback lines shall be appropriate for the location
of the subdivision and for the type of development and use contemplated.
B.
Lot dimensions. Lot dimensions shall conform to the requirements of Chapter 365, Zoning, and lots abutting major and collector streets shall exceed the minimum depth requirements where necessary to increase the safety and privacy thereon.
C.
Access. Each lot shall front on an approved street.
D.
Street widening. 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.
E.
Side lot lines. Insofar as is practical, side lot lines shall be
at right angles to straight streets and radial to curved streets.
F.
Double frontage. Double frontage and reverse frontage lots should
be avoided except where essential to provide separation of residential
development from traffic arteries or to overcome specific disadvantages
of topography and orientation. A planting screen easement of at least
10 feet shall be provided along the line of lots abutting such a traffic
artery or other disadvantageous condition. There shall be no right
of access across such easement.
G.
Off-street parking. Where no garage is erected on a lot to be used
for the building of housing accommodations, a hard-surfaced driveway
shall be constructed from the street line to the building line in
order to provide off-street parking.
H.
Odd-shaped lots. Where there is a question as to the shape and boundary
line of a lot or lots for their optimum use by future occupants, including
such conditions as narrow or unduly elongated lots and other awkward
appearing angles or appendages, the Joint Land Use Board may withhold
approval of such lot or lots.
I.
Extra lot depth. Residential lots fronting on arterial streets, lots
having reverse frontage on arterial streets, and lots backing on streams
shall be provided with 30 feet of extra depth.
J.
Lots backing on railroads. Lots backing on a railroad right-of-way
shall have additional depth equal to not less than 25%. In the interest
of maintaining the safety and welfare of future residents of the lots
backing on a railroad, a protective fence and landscaped buffer screen
shall be erected by the subdivider, the type and location of which
shall be subject to the approval of the Joint Land Use Board.
A.
General. Block length and width or acreage within bounding roads
shall be such as to accommodate the size of lot required by this chapter
and to provide for convenient access, circulation control and safety
of street traffic. For commercial, group housing or industrial use,
block size shall be sufficient to meet all area and yard requirements
for such use.
B.
Block lengths.
(1)
It is recognized that setting minimum and maximum block length standards must be related to sound planning principles and to the varying densities and lot widths specified in Chapter 365, Zoning. To provide for this needed flexibility, the minimum and maximum length of a block shall be governed by the minimum and maximum number of lots specified in each lot width category in the following schedule:
|
Schedule of Minimum and Maximum Block Length Standards
| |||||
|---|---|---|---|---|---|
|
Lot Width Categories
|
Number of Lots
| ||||
|
(feet)
|
Minimum
|
Maximum
|
Recommended Standard
| ||
|
A
|
100 or less
|
5
|
15
|
10 to 12
| |
|
B
|
101 to 120
|
5
|
14
|
10 to 12
| |
|
C
|
121 to 160
|
4
|
12
|
8 to 10
| |
|
D
|
161 to 200 or more
|
3
|
10
|
6 to 8
| |
(2)
A block shall fit into a specific lot-width category when the widths
of not less than 75% of the lots measured at the front building setback
line fall within a specific ten-foot lot frontage category.
(3)
Block lengths shall fall within the minimum and maximum required
standards; however, a developer should take notice of the recommended
standard for block lengths. This recommended standard is set forth
as an ideal standard for the majority of the blocks in the proposed
subdivision. Some deviation from this recommended standard, however,
is considered desirable in the interests of variety and good subdivision
design.
C.
Block-end planting. In cases where lot and block design results in
undesirable sighting down rear property lines from block ends, a landscape
screen not less than eight feet in height shall be provided at block
ends by the developer.
A.
General. An easement shall be provided for all natural drainageways
and all utility lines when such utility line or lines do not fall
within a dedicated right-of-way. All easements shall be plotted on
a preliminary and final plat. A clause shall be inserted in the deed
of each lot affected by an easement, specifically reserving the easement.
B.
Minimum easement width. Except as further required by this article,
easements shall have a minimum width of 15 feet.
C.
Pedestrian walkways. Interior pedestrian walkways may be required
by the Joint Land Use Board where necessary to assist pedestrian circulation.
Such walkways shall have a right-of-way width of not less than 15
feet and a paved sidewalk not less than four feet in width. A fence
of a height and type to be specified shall be provided along both
sides of the easement. Adjoining lots next to the walkway easements
shall be increased in width from the center of the easements an amount
equal to 1/2 of the required pedestrian walkway easement.
D.
Drainageways. Where a subdivision is traversed by a drainageway,
channel or stream, a drainageway easement conforming substantially
with the lines of such watercourse shall be provided. The easement
shall be a minimum of 20 feet wide or such width as will be adequate
to preserve natural drainage and provide sufficient width for maintenance.
Where it is found that additional easement width is needed, such width
shall be determined by the Joint Land Use Board in consultation with
the Borough Engineer.
E.
Easement location. To the fullest extent possible, easements shall
be centered on or adjacent to rear or side lot lines.
F.
Easements and lot sizes. In specific cases where lots front or side
on easements, the Joint Land Use Board, upon recommendation of the
Borough Engineer, may require the depth or width of said affected
lots to be increased by the width of the easement. This determination
shall take into consideration the health, safety and welfare of the
future residents of said lots as well as the usefulness of the lots
by the future residents as a result of the easement.
G.
Street shade tree easement. A five-foot easement running parallel
and contiguous to all street or highway rights-of-way shall be deeded
to the Borough, granting the Borough the exclusive right to protect,
plant, prune, spray, remove, control, regulate and improve shrubbery
and shade trees thereon. In new development where a shade tree easement
has been provided, no plantings will be permitted within the street
right-of-way.
A.
Where a park, playground, school or other site for public use is
proposed in whole or in part in the applicant's subdivision,
the Joint Land Use Board may accept the dedication or reservation
of such area within the subdivision.
B.
When a subdivision is traversed by a watercourse, the Joint Land
Use Board may request the developer to provide additional land along
the stream for park purposes.
C.
No removal of natural growth, grading or depositing of debris shall
be permitted in any area designated as a proposed park or other public
site.
A.
In all major residential subdivisions, all electrical, telephone
and similar service facility installations shall be installed underground
in accordance with the requirements and tariffs of the serving organizations.
B.
The subdivider shall contact the electric, telephone and any other
service facility organization as early as practicable about supplying
underground facilities to the proposed new subdivision.
A.
Existing trees. To the fullest extent possible, existing trees shall
be preserved by the developer. Special consideration shall be given
to the layout of lots and the position of dwellings on the lots to
ensure that existing trees are preserved. Special precautions shall
also be taken to protect existing trees during the process of grading
lots and roads. Where any land other than streets is to be dedicated
to public use, the developer shall not remove any trees or topsoil
from the site or change the site in any way without written permission
from the Joint Land Use Board.[1]
B.
Watercourses. Where a subdivision is traversed by a natural lake,
pond or stream, the boundaries or alignment of said watercourse shall
be preserved and shall conform substantially to the natural alignment
or boundary. Where required, the developer shall be responsible for
and shall bond for such stream improvements as deemed necessary by
the Borough Engineer.
C.
Unique physical features. Unique physical features such as historic
landmarks, rock outcroppings, hilltop lookouts and similar features
shall be preserved if possible. The Joint Land Use Board may, after
proper investigation, withhold approval of the lotting of such area
or areas.
A.
Lot seeding or sodding. All lot areas which are not covered by structures
or paving shall be properly seeded or sodded by the developer. All
future site improvements in the right-of-way of Berlin Road shall
be constructed in conformance with the proposed Berlin Road Streetscape
Project, with particular attention to the installation of landscaping
and ground cover.
[Amended 10-12-2011 by Ord. No. 1293]
B.
A plan and a statement of material to be removed and/or demolished
shall be submitted for approval.
Monuments shall be of the size and shape required by P.L. 2011,
c. 217, N.J.S.A. 46:26B-1 et seq.
A.
All proposed water mains shall be shown on the development plan and
their general location approved by the Borough Engineer.
B.
All proposed fire hydrants shall be shown on the development plan
and their general location approved by the Fire Marshal.
C.
All waterlines should be looped and unconnected wherever possible
and shall be subject to Water Company and Fire Marshal approval.
A.
All sanitary sewer systems, sewer 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,
as amended and revised.
B.
Sanitary sewer pipe shall be sized for full flow from the tract.
The Borough Engineer may require larger pipe, sized to accommodate
future extensions.
C.
Minimum grades at terminal runs of all sanitary sewer lines shall
be 7%.
D.
Manholes shall be placed at every point where the sanitary sewer
line changes direction. In no instance shall the spacing exceed 400
feet.
E.
Prior to final approval the Borough Engineer shall approve all sanitary
sewer designs which will become a part of the Borough facilities.
A.
Runoff computations.
(1)
Computations of the rate of flow at any given location shall be based
on the following Rational Formula:
|
Q = CIA
|
|
In which:
| ||||
|
Q
|
=
|
Volume in cubic feet per second
| ||
|
C
|
=
|
Runoff factor
| ||
|
I
|
=
|
Intensity of rainfall in inches per hour
| ||
|
A
|
=
|
Watershed area in acres
| ||
(2)
In setting the value of the runoff coefficient C, consideration will
be given to the physical features of the drainage basin and the best
available data on the future density of development of the drainage
basin.
|
Land Use
|
Description
|
Coefficient
| |
|---|---|---|---|
|
Residential
|
Individual dwelling with lot size of 20,000 square feet
|
0.40
| |
|
Residential
|
Individual dwelling with lot size of less than 20,000 square
feet
|
0.50
| |
|
Apartments
|
0.70
| ||
|
Commercial
|
0.85
| ||
|
Industrial
|
0.80
| ||
|
Undeveloped or parks
|
0.25
|
B.
The intensity of the storm shall be based on the following:
(1)
As a minimum, a five-year storm shall be used where excess flow can
continue downhill in the street without flooding adjoining properties.
(2)
As a minimum, a ten-year storm shall be used at low points with a
relief swale, or twenty-five-year storm where carried in a pipe.
(4)
Standard headwalls shall be installed on all pipes.
C.
Pipeline design.
(1)
Storm sewer pipelines shall be designed by the following method and
shall be based on the Manning equation and shall utilize the following
friction factors:
|
n = 0.105
|
Concrete pipe
| |
|
n = 0.021
|
Corrugated metal pipe
|
(2)
The minimum allowable pipe size is 15 inches. Reinforced concrete
Class III shall be used in pavement areas and wherever there is vehicular
traffic, unless otherwise designated by the Borough Engineer. Where
the cover on the pipe will be less than two feet, reinforced concrete
pipe Class IV shall be used.
(3)
This method is based on the assumption that hydraulic gradient will
match the inside top of the pipe when system is under maximum hydraulic
load.
(4)
For this method, head losses through manholes, inlets, etc., shall
be ignored.
(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
at 1/4 full.
(6)
When the pipe sizes change, the inside tops of the pipes shall be
matched.
(7)
Continuous profiles for each reach of pipe shall be plotted, along
with the location of the hydraulic gradient, and the hydraulic 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.
D.
Inlet design.
(1)
Stormwater inlets shall be equal to New Jersey State Highway Department
inlet Type B. The maximum collecting capacities of the inlets shall
be considered to be:
(a)
When installed on streets where the grade is 0.75%, five cubic
feet per second.
(b)
When installed on streets where the grade is 2%, 4.8 cubic feet
per second.
(c)
When installed on streets where the grade is 3%, 4.6 cubic feet
per second.
(d)
When installed on streets where the grade is 4%, 4.4 cubic feet
per second.
(e)
When installed on streets where the grade is 5%, 4.2 cubic feet
per second.
(f)
When installed on streets where the grade is 6%, four cubic
feet per second.
(2)
Sufficient inlets shall be located and constructed so that the length
of surface runoff will not contribute a runoff to the inlet exceeding
the preceding designated collecting capacities. In no case shall the
distance between inlets be greater than 400 feet.
(3)
The gutter grate of all inlets shall be set not more than two 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 the preceding considered capacities.
(4)
Where surface water is collected from two directions at one street
corner, inlets shall be placed at or near the tangent points of both
ends of the radius. The use of one inlet in the radius shall not be
allowed.
(5)
Access manholes shall be spaced at maximum intervals of 400 feet
through rights-of-way and at sewer junctions where there are no catch
basins.
E.
Open channel design.
(1)
Open ditches or channels will not be permitted when the design capacity
requires a fifteen-inch pipe or larger, unless approved by the Borough
Engineer. Where permitted, open-channel design should be based on
the following hydraulic considerations:
(a)
Manning's equation.
|
n = 0.015
|
Best concrete-lined ditch
| |
|
n = 0.025
|
Best unlined ditch
| |
|
n = 0.03 to 0.15
|
Fair to poor natural streams and watercourses
|
(b)
Allowable velocity.
|
Excavation Material
|
Velocity
(feet per second)
| |
|---|---|---|
|
Fine sand and firm loam
|
2.5 to 3.5
| |
|
Stiff clay and hardpan
|
3.75 to 6.0
| |
|
Concrete-lined ditch
|
15
|
(2)
Ample freeboard not less than one foot 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.
(4)
Continuous profiles for each reach of open channel shall be plotted
along with 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.
F.
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.
G.
Detention basin design. Detention ponds will be required in all major
developments and site plans unless deemed unnecessary by the Borough
Engineer. Detention ponds shall be designed to limit the stormwater
runoff to a controlled rate of flow equal to or less than the stormwater
runoff prior to development. The required storage in the basin should
be for a twenty-five-year storm, with the outflow from the basin limited
to a ten-year storm. Complete calculations for the basin should be
supplied at the time the preliminary plan or final site plan is submitted.
These calculations should include runoff prior to development, runoff
after development and complete calculations for design.
A.
Streetlighting shall be installed by the subdivider in locations
approved by the Borough Engineer, in accordance with the Borough's
streetlighting policy. All future site improvements in the right-of-way
of Berlin Road shall be constructed in conformance with the proposed
Berlin Road Streetscape Project, with particular attention to the
installation of lighting.
[Amended 10-12-2011 by Ord. No. 1293]
B.
For normal street usage, thirty-foot-high laminated poles shall be
spaced at a minimum distance of 150 feet, with one-hundred-watt mercury
vapor luminaires.
C.
At intersections, a thirty-foot-high laminated wood pole shall be
placed with a one-hundred-seventy-five-watt mercury vapor luminaire.
D.
At any intersection of two streets, both of which have cartways in
excess of 40 feet or where one street is an industrial road and the
other street has a cartway in excess of 40 feet, a thirty-foot-high
laminated pole shall be placed with a four-hundred-watt high-pressure
sodium luminaire.
E.
The Borough will assume the operating expense for streetlights in
a particular section when 75% of that section is occupied.
Electric, telephone, television and other communications service
facilities, both main and service lines, shall be provided by underground
cables installed in accordance with the prevailing standards and practices
of the utility or other companies providing such services.
A.
Underdrains shall be provided throughout all of the developments
to carry water by gravity from below all basement floors to storm
drains or other proper places of disposal. Where perimeter underdrains
are provided, they shall be connected into a sump pit (approved by
the Borough Engineer) and discharge to a storm drainage system or
shall be tied into a separate underdrain system. In no case shall
perimeter underdrains be tied into the underdrain beneath the sanitary
sewers.
B.
Where sump pumps are used on individual lots, they shall discharge
into a pipe which shall run from the structure to the underdrain in
the street. A sump pump may only be used to supplement the underdrain
system around the structure. No underdrains in streets shall be less
than six inches in diameter. The size of the underdrains shall be
increased not less than 10% in cross-sectional area for each 1,000
feet of longitudinal drain. Cleanouts shall be provided at all changes
in line or grade; however, the distance between cleanouts shall not
exceed 400 feet. In no case shall cleanouts be permitted in sanitary
manholes. One cleanout with a brass cap shall also be provided in
each basement floor in drain to the underdrain in the street. Underdrains
in the street shall be separated from the sanitary sewer by a horizontal
and vertical distance of at least one foot.[1]
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. Under no circumstances shall any soil or earth be sold or otherwise removed from the site unless application is made and approval granted therefor under Chapter 273, Soil Removal, of the Code of the Borough of Lindenwold.
Natural features such as trees, brooks, hilltops and views shall
be preserved whenever possible in designing any subdivision containing
such features.
Soil erosion prevention and sediment control techniques shall
be submitted with the preliminary plan in conformance with the guidelines
established by the Camden County Soil Conservation District and the
United States Department of Agriculture soil survey for Camden County.
[Amended 12-15-1980 by Ord. No. 561; 11-17-1986 by Ord. No. 729; 10-17-1988 by Ord. No. 792]
A.
Sidewalks shall be installed on one or both sides of a street, as
the Joint Land Use Board may direct, and at such width as may be determined
by the Joint Land Use Board in accordance with the attached construction
standards.[1] All sidewalks shall be a minimum of four feet wide and
four inches thick, except at a driveway crossing, where they shall
be six inches thick. All future site improvements in the right-of-way
of Berlin Road shall be constructed in conformance with the proposed
Berlin Road Streetscape Project, with particular attention to the
installation of decorative sidewalks.
[Amended 10-12-2011 by Ord. No. 1293]
[1]
Editor's Note: Said standards are on file in the Borough offices.
B.
Concrete curbs, gutters and drive aprons shall be in accordance with
the construction standards as set forth by the Engineer for the municipality.
C.
Streets shall be in accordance with the construction standards and
constructed of materials as set forth by the governing body. Such
streets shall be repaired, maintained or improved by such landowner
as reasonably determined by the municipality.
D.
The landowner or builder, or both, shall be responsible for the costs
of the installation of all requirements, such as sidewalks, curbs,
driveways, streets, etc., as outlined in this chapter and amendments
thereto.
E.
In the event that a particular building is located on an undeveloped
or partially underdeveloped street, that is, one in which there are
no sidewalks or curbs or streets on which only a portion of the properties
have sidewalks or curbs, then, in that event, prior to the issuance
of a building permit or certificate of occupancy, the landowner or
builder shall contact the Borough Engineer and obtain from him instructions
as to the proper grades, elevations, specifications and materials
to be used for the installation of curbs, sidewalks and/or streets
as required above.
F.
All costs of services of the Borough Engineer or other professionals, inspectors or other employees shall be borne by the applicant. The Engineer's fees to be charged shall be a portion of the necessary costs to establish grades and elevations on a street prorated among all the lots upon said street. Each applicant shall bear its portion of these said costs according to lot size and block. The costs may be deducted from the escrow deposit made pursuant to Subsection I hereof, or in the event that said costs exceed the deposit, they must be paid to the Borough of Lindenwold prior to the issuance of a certificate of occupancy.
G.
In all cases requiring curb and/or sidewalk and/or street installation
or repair, a bond or cash in lieu of bond shall be posted by the applicant
in an amount determined by the Borough Engineer prior to the issuance
of any building permit. The amount of said bond requirement shall
be determined by the use of bond estimate forms prepared in advance
by the Borough Engineer, which form shall be complete with unit prices
and a list of typical improvements per linear foot of frontage.[2]
H.
All building permits which require the installation and/or repair
of sidewalks and/or curbs and/or streets shall also require that such
installation be staked out by the Borough Engineer and the actual
construction be subject to periodic inspection and approval of the
Borough Engineer or his designee, which may be the Director of Public
Works or other qualified person.[3]
I.
An escrow deposit of $500 per application shall be made with the
Borough Engineer, in addition to whatever bond or cash in lieu of
bond is required. This deposit money is to be used for the purpose
of reimbursing the Borough of Lindenwold for any costs incurred by
it for engineering, stakeouts, inspections or related items concerning
the installation and/or repair of curbs, sidewalks and/or streets.
All actual costs may be deducted from the deposit of $500 made with
the application, and the balance shall be returned to the applicant.
In the event that the costs exceed $500, the excess must be reimbursed
to the Borough of Lindenwold prior to the issuance of a certificate
of occupancy for said property.
[Amended 12-11-1991 by Ord. No. 893[4]]
J.
All requests for the waiver of any provision of this section relating
to curbs, sidewalks and gutters shall be made by the filing of an
application for development with the Lindenwold Joint Land Use Board.
Thereafter, upon a hearing on the waiver request, the Lindenwold Joint
Land Use Board shall rule upon the application.
[Added 9-12-1990 by Ord. No. 865]
A.
There shall be one sign assembly mounted at each intersection, and
each street will be clearly marked. Unless approval for other types
is given by the Board, each sign unit shall consist of four signplates
with theftproof fixtures and hardware for assembling and mounting
on a steel post.
B.
The signplates shall be 0.080 gauge aluminum, six inches high and
of sufficient length to accommodate the names without unduly crowding
the sign. The background for the sign shall be red reflectorized Scotchlite™. The letters
for the name shall be four inches high. The abbreviation for road,
street, court, etc., shall be two inches high. All letters shall be
of white reflectorized Scotchlite™. Posts shall be two inches inside diameter
galvanized steel, 10 feet six inches in length, embedded in a twelve-inch
circular concrete anchor three feet deep along each post. There shall
be a one-half-inch hole drilled six inches from the bottom of each
post to accommodate a one-half-inch-by-nine-inch anchor rod, which
shall be furnished with each post. The developer shall be responsible
for the cost of labor and material for installation.
[Added 12-26-2007 by Ord. No. 1217]
A.
Tree removal and replacement plan/compensatory replacement.
(1)
Other than for a single-family residential use, an application for
minor site plan approval must be submitted to the Joint Land Use Board
for tree removal of more than five trees.
[Amended 2-13-2008 by Ord. No. 1221]
(2)
All site plan or subdivision plan approval applications shall include
a tree removal and replacement plan and statement indicating the trees
and/or material to be removed and the plan for compensatory replacement.
(3)
A wooded site may not be cleared prior to signature of the site plan
or subdivision plan approval.
(4)
The following shall be exempt from the requirements of tree removal
and replacement plan/compensatory planting requirements:
(5)
Removal of trees having a caliper of five inches or greater as measured
36 inches above the ground from any lot is prohibited in the process
of grading or installing improvements except for invasive species.
Invasive species should be removed. Tree protection measures shall
be provided for noninvasive species per American Association of Nurserymen
Standards, and tree protection measures shall be installed prior to
the start of construction in accordance with tree protection measures.
(6)
Where in the judgment of the reviewing board removal of trees having
a caliper of five inches or greater is unavoidable, the applicant
shall install replacement trees on the basis of not less than one
inch of tree diameter for every three inches of existing tree diameter
removed, in such locations and of such size, variety and quantity
as reviewed and approved by the reviewing board engineer or reviewing
landscape architect. New trees shall have a caliper of 2.5 inches
at the time of planting.[1]
(7)
Notwithstanding the five-inch-caliper limitation set forth above,
no substantial area of smaller trees or shrub cover shall be removed
without the provision of comparable replacement as approved by the
reviewing board pursuant to the compensatory planting requirements
set forth in this section.
B.
Landscaping.
(1)
Landscaping shall be provided as approved by the reviewing board
to provide shade, designate entrances, screen parking from roads,
buffer utility areas and provide aesthetic interest throughout the
year. Along U.S. Route 30, a berm and plantings are required to screen
parking from the road.
(2)
Slope plantings. Landscaping in the area of all cuts and fills and/or
terraces shall be sufficient to prevent erosion, and all roadway slopes
steeper than one foot vertically to three feet horizontally shall
be planted with ground covers appropriate for the purpose and soil
conditions, water availability, and environment.
(3)
Additional landscaping. In nonresidential developments, all areas
of the site not occupied by buildings and improvements shall be landscaped
by the planting of grass or other ground cover, shrubs and trees as
part of a site plan approved.
(4)
All landscape plants shall be typical full specimens conforming to
the American Association of Nurserymen Standards (ANA) for quality
and installation.
(5)
Plant species. Local soil conditions and water availability shall
be considered in the plant selection. All plants shall be tolerant
of specific site conditions. The use of native species is recommended.
(6)
An appropriate variety of tree species shall be provided to avoid
die-out due to species-specific diseases.
(7)
Landscaping shall not inhibit access by emergency vehicles or inhibit
visibility within vehicular sight triangles required in accordance
with AASHTO (American Association of State Highway and Transportation
Officials).
(8)
Maintenance. Plantings shall be watered regularly and in a manner
appropriate for the specific plant species through the first growing
season, and dead or dying plants shall be replaced by the applicant
during the first two planting seasons.
(9)
Parking lot landscaping. In parking lots, at least 5% of the interior
parking area shall be landscaped with plantings in interior islands,
and one tree for each 10 spaces shall be installed. Parking lot street
frontage screening and perimeter screening shall be a minimum of five
feet wide. Planting required within the parking lot is exclusive of
other planting requirements such as street tree requirements.[2]
C.
Tree protection measures. Developers shall exercise care to protect
trees which are to be retained from damage during construction. The
following procedures shall be observed in order to protect remaining
trees:
(1)
Protection
from mechanical injury.
(a)
All trees to be retained within 25 feet of a building site and
lining ingress or egress roads, parking areas and utility easements
shall be protected from equipment damage by wrapping the trunk with
sections of snow fence or boards wired together. All exposed roots,
trunks and low-hanging branches shall be equally protected. Groups
of trees may be protected by fencing the entire area where they are
located.
(b)
Heavy equipment operators shall be careful not to damage existing
tree trunks and roots. Feeder roots shall not be cut closer than 25
feet to tree trunks.
(c)
Tree trunks and exposed roots damaged during construction shall
be protected from further damage by being treated immediately by a
tree surgeon.
(d)
Tree limbs damaged during construction shall be removed and/or
treated immediately by a tree surgeon.
(e)
The operation of heavy equipment over root systems shall be
minimized in order to prevent soil compaction.
(f)
Deciduous trees shall be given an application of a slow-release,
low nitrogen, all-purpose fertilizer to aid in their recovery from
possible damage caused by construction operations. Such applications
shall be made according to appropriate rates.
(g)
Trees shall not be used for roping, cables, signs or fencing.
Nails and spikes shall not be driven into trees.
(h)
The area around the base of existing trees shall be left open
to provide access for water and nutrients. No impervious cover, nor
any storage of equipment, materials, debris or fill, shall be allowed
within the dripline of any existing tree, except as may be necessary
for a maximum of three months if no other storage space is available.
(2)
Protection
from grade change.
(a)
Raising the grade. If an increase in the grade of the land is
proposed, the developer shall install either:
[1]
A system of gravel and drain tiles at the old soil level opening
into a dry well built around the trunk and designed for each tree,
individually fitting the contour of the land so that it drains water
away from the tree trunk.
[2]
A retaining wall between the existing grade and the higher grade.
(c)
Replacement of trees. If the proposed grade change, in the opinion
of the Board professional or the Environmental Commission, is too
excessive to allow retention of existing trees, the developer shall
be required to replace the trees to be removed on a one-to-three basis,
one inch of new tree diameter for every three inches of tree diameter
removed.
D.
Standards for plant material.
(1)
Plantings shall not be of an invasive nature, easily susceptible
to pest infestation or diseases.
(2)
All proposed material shall be nursery-grown, disease free and shall
conform to the standards of American Association of Nurserymen. A
variety of plant species is encouraged to avoid monocultures. The
plants selected should provide a variety of color, texture and habit.
(3)
Shade trees shall have a minimum caliper of 2.5 inches measured six
inches above ground level and a minimum height of 13 to 15 feet at
installation. A minimum of 50% of the trees shall be native to the
region.
(4)
Ornamental trees shall have a minimum height of eight feet to 10
feet at installation.
(5)
Upright shrubs shall be a minimum height of three feet at planting.
Spreading shrubs shall be a minimum of 18 inches in spread at planting.
E.
Shade trees.
(1)
Every principal building shall be built upon a lot whose frontage
shall be provided with a street shade tree conforming to the standards
of the Borough's shade tree requirements. In cases where sufficient
shade trees conforming to this requirement are not already in existence,
provisions shall be made by the owner for the planting of new shade
trees in accordance with the same standards and procedures as prevail
under the Borough's ordinances.
(2)
Recommended shade trees.
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Acer rubrum "Columnare"
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Columnar red maple
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Acer rubrum "October Glory"
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October glory red maple
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Acer saccharum "Green Mountain"
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Green mountain sugar maple
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Carpinus betulus
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European hornbeam
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Carpinus caroliniana
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American hornbeam
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Carpinus japonica
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Japanese hornbeam
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Fraxinus americana
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White ash
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Fraxinus pennsylvanica
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Green ash or Marshall's seedless green ash
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Fraxinus pennsylvanica "Summit"
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Summit ash
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Glenitsia triacanthos inermis "Shademaster"
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Shademaster thornless honeylocust
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Glenitsia triacanthos inermis "Skyline"
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Skyline thornless honeylocust
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Liriodendron tulipfera
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Tulip poplar
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Plantanus acerfolia
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London planetree
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Plantanus occidentalis
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Sycamore
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Tilia cordata
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Little leaf linden
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Tilia cordata "Greenspire"
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Greenspire little leaf linden
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Tilia tomentosum
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Silver linden
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Zelkova serrata
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Japanese zelkova
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Zelkova serrata "Village Green"
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Village green zelkova
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(3)
Prohibited shade trees.
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Acer platanoides
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Norway maple
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Pyrus calleryana "Bradford"
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Bradford callery pear
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Quercus palustris
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Pin oak
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Quercus rubra
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Red oak
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Invasive
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Weak branching
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Bacterial leaf scorch
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F.
Trash enclosures.
(1)
Trash enclosures shall be large enough to handle trash and recycling
material.
(2)
The trash enclosure shall be constructed on three sides by masonry
walls not less than six feet nor more than eight feet in height with
a facade treatment that is compatible with the facade treatment of
the building.
(3)
Trash enclosures shall be located a minimum of 15 feet away from
the building wall unless specifically approved by the Fire Marshal.
(4)
The trash and recycling area shall have an enclosure gate of durable
material that will be kept closed when trash is not being picked up.
(5)
Landscaping consisting of six-foot-high evergreen trees at the time
of planting shall be installed to screen the perimeter of the masonry
walls.
(6)
Trash containers may not be located in the parking lot without a
trash enclosure.
(7)
Private trash and recycling pickup shall only be permitted between
the hours of 7:00 a.m. and 10:00 p.m.
[Added 12-26-2007 by Ord. No. 1217[1]]
It is in the best interest of the Borough and its residents
to require that preliminary assessments be submitted with those applications
for development specified in Subsection A of this section. Such preliminary
assessments should provide a history of the site, prior uses of the
land, past and current owners and the potential pollution-related
effects of such uses on property.
A.
Assessment
required. The developer shall submit a preliminary assessment as part
of and as a condition for approval for each application for preliminary
major subdivision and planned and cluster development approval and
preliminary major site plan approval. This required assessment is
a checklist item for a complete application.
B.
Contents
of assessments. The preliminary assessment shall conform to the New
Jersey Department of Environmental Protection's Technical Requirements
for Site Remediation (N.J.A.C. 7:26E) and with industry standards
for Phase 1 Environmental Site Assessments (ASTM Designation E1527-93)
and ASTM Standards for Transaction Screening (ASTM Designation E1528-93).
The preliminary assessment shall be performed by qualified firms or
individuals licensed in the State of New Jersey, and a preliminary
assessment report shall be submitted to the Borough at the time the
applications for development are submitted. The applicant shall submit
six copies with the application to the Joint Land Use Board Secretary
or the Board having jurisdiction. The minimum required scope of work
for the preliminary assessment shall include the following:
C.
Review
of regulatory agency file data, environmental reports, aerial photographs,
historical photographs and property ownership records. File data and
existing reports should be reviewed to determine if any existing records
show that the site was used for waste disposal or burial of waste
and to determine if the site has previously been identified as a suspected
source or receptor of contamination. The minimum documents that should
be reviewed for this requirement include but are not limited to:
(1)
Environmental Protection Agency (EPA) and State of New Jersey databases.
The EPA and state databases should be reviewed to determine if national
priority lists (Superfund NPL) or state Superfund sites or other alleged
contamination sites are located within the minimum search distance
as specified within the ASTM standards.
(2)
Historical aerial photographs and/or other historical photographs.
If available, aerial photographs from the 1940s to current periods
and/or any other historical photographs should be reviewed and submitted
with the report. The photographs will be inspected for signs of excavations,
vegetation stress, or other features indicative of contamination,
both on and adjacent to the site. The preferred scale of the aerial
photographs is one inch equals 200 feet, and stereoscopic pairs are
recommended.
(3)
Recorded land title records and/or chain of title and/or ownership
property tax files indicating property ownership from 1940 to the
present.
(4)
Local and county files of the health, zoning, construction code,
environmental, police and fire departments.
D.
Site inspection.
The applicant shall employ an environmental consultant licensed by
the State of New Jersey to conduct the environmental assessment. The
environmental consultant shall physically inspect the site. The consultant
should collect information on these subjects, as appropriate, to identify
past or current practices which could cause soil or groundwater contamination
or which could cause contamination in any structures at the property,
including but not limited to:
(1)
Past and current materials use.
(2)
Storage, handling and disposal of wastes at the subject property,
as applicable.
(3)
The number and location of chemical storage containers, such as drums
and storage tanks, and the material stored in them.
(4)
Transformers and capacitors at or directly adjacent to the property
for signs of leaks, spills and fires.
(5)
The properties and structures around the site to document evidence
of obvious and severe impacts from the adjacent properties on the
subject property. Examine exterior of adjacent buildings and grounds
of adjacent properties for evidence of staining and spills.
E.
Interviews.
The environmental consultant shall conduct interviews with local government
officials, occupants and adjoining property owners relative to obtaining
information indicating recognized environmental conditions in connection
with the property. The interviews shall generally confirm the following:
F.
Report.
The environmental consultant shall prepare a report that includes
but is not limited to:
(1)
A description of the physical site, description of the site history
and the surrounding land use.
(2)
A United States Geological Survey (USGS) topographic map indicating
surrounding land use.
(3)
A list of all hazardous substances or wastes that are or were at
the site.
(4)
A description of past and present production processes, including
water use, disposal discharge and storage practices and containers.
(5)
A list of environmental reports, permits and background documents
reviewed.
(6)
A list of interviewees.
(7)
A discussion of causes of environmental concern, as applicable, such
as underground storage tanks, PCBs, asbestos and other applicable
environmental hazards.
(8)
Statements regarding the presence of wells on site and a statement
regarding the presence or past presence of septic systems or other
subsurface disposal systems.
(9)
The result of contact with regulatory agencies concerning potential
contaminated sites in the site vicinity.
(10)
Prints of all aerial photographs and other historical photographs.
(11)
A table that indicates the dates of property ownership from
1940 to the present and the corresponding property use(s) for those
years, if known.
(12)
A description of the methods of disposal of solid waste generated
at, stored at, transported to or disposed of at the subject site.
(13)
A discussion of potential contamination in the soil and groundwater
of the site.
(14)
A description of past remedial operations, including results
and sampling and testing data.
(15)
A listing of all federal, state and local governmental permits,
past and present, applied for or obtained for the site.
(16)
A list of all administrative, civil and criminal enforcement
actions for alleged violations of environmental laws and regulations,
including their resolution.
(17)
Qualifications of individual(s) who performed preliminary assessment.
G.
Preparer
qualifications. The individual who conducts the preliminary assessment
shall be an environmental professional, as defined within the ASTM
standard. Individual qualifications must show that the person(s) conducting
the preliminary assessment is qualified to conduct environmental assessments
based upon education and previous project experience.
H.
Certification.
(1)
The
preliminary assessment report shall include a statement as follows:
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"I certify under penalty of law that I have personally examined
and am familiar with the information submitted in this application
and all attached documents, and that based on my inquiry of those
individuals immediately responsible for obtaining the information,
I believe that the submitted information is true, accurate and complete.
I am aware that there are significant civil penalties for knowingly
submitting false, inaccurate or incomplete information and that I
am committing a crime of the fourth degree if I make a false statement
which I do not believe to be true. I am also aware that if I knowingly
direct or authorize the violation of any statute, I am personally
liable for the penalties."
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(2)
This
statement shall be signed by the principal of the company that performed
the preliminary assessment, by the applicant's professional engineer
and by the applicant.
I.
Indemnification.
The preliminary assessment report shall also include the following
statement:
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"The applicant hereby indemnifies the Borough, the Borough's
engineers, Borough consultants and engineers and its affiliates against
liability, loss, expense, lien, claim, demand and cause of action
of every kind for damage to property of the applicant and third parties,
including fines or penalties, attorney's fees and other costs
that result from activities associated with or the findings of this
preliminary assessment."
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J.
Waiver.
All requests for waiver of requirements of the preliminary assessment
shall be forwarded to the Borough Joint Land Use Board Secretary or
board having jurisdiction of the application. The request for waiver
shall include justification for relieving the standards.
K.
Further
requirements. Upon review of the preliminary assessment by the Borough
Engineer and upon recommendation of such Engineer, the Joint Land
Use Board may require such other studies, tests or environmental treatments
and remedies as may be determined reasonable and necessary for the
environmental safety and security of the site, including but not limited
to a site investigation in accordance with N.J.A.C. 7-26C, 7-26D and
7-26E.
