Township streets shall be constructed in accordance with the
following schedule and specifications. All construction work shall
be performed in accordance with the specifications of the township
and the New Jersey Department of Transportation Standard Specifications
for Road and Bridge Construction, most current edition. All subsequent
references to specifications in this chapter refer to the requirements
of either or both of the cited references.
The roads shall be constructed in accordance with the standards
defined in Table V-1 of this Article.
A. Where possible new roads should follow existing contours to minimize
the extent of cuts and fills. Where sites include linear features,
such as existing access roads, tree lines and stone rows, roadways
shall follow these features to minimize their visual impact.
B. The maximum length of a cul-de-sac shall be 1,200 feet in single-family
detached zones and a maximum of 1,000 feet in multifamily or commercial
zones. This shall not apply to subdivisions in accordance with FPZ
provisions.
[Amended 4-27-1995 by Ord. No. 95-5]
C. The maximum number of units fronting on a cul-de-sac shall not exceed
20, except in the FP Zone, where they shall not exceed 25.
D. No cul-de-sac road shall exceed an average twelve-percent grade.
E. The right-of-way width of the cul-de-sac shall be 50 feet, with the
turnaround having a right-of-way radius of 60 feet.
F. The pavement width of the cartway shall be as shown in Table V-1
of this Article. The paved turnaround radius of 50 feet shall be required.
Shoulders, where required, shall be constructed, unless otherwise
specified, of shoulder stone, as directed, and rolled with a three-wheel
power roller, weighing not less than 10 tons. At the discretion of
the Township Engineer, a roller weighing not less than four tons may
be used for this purpose. When completed, the shoulders shall be to
the required cross section.
Excavation and embankment shall consist of accurately grading
to approved line and grade the full width of the right-of-way in conformity
with the specifications. Grading shall include clearing and grubbing,
removal of structures and obstructions, as directed, excavating, forming
embankments, shaping and sloping, compacting and all other work that
may be necessary to bring the roadway and its appurtenances to the
required grade, alignment and cross sections. Grading of all intersections
(roadways, driveways and approaches) and adjacent property to the
limit of the slope lines is included in this section.
A. Grubbing and clearing. The developer shall remove and dispose of
all trees, stumps, roots, brush, weeds, etc., and fill the holes with
suitable material and thoroughly compact the same. Culverts shall
be cleaned and cleared of obstructions where directed or specified.
All branches of trees projecting over the curbline which hang closer
than 14 feet to the surface of the roadway shall be removed.
B. Roadway excavation. Roadway excavation shall include the removal
and satisfactory disposal of all materials taken from within the limits
of the work area that are necessary for the construction and preparation
of the roadbed, embankment, subgrade, shoulders, slopes, side ditches,
drainage structures, trenches, waterways, intersections, approaches
and private entrances, as indicated and directed. All suitable materials
removed from the excavations shall be used as far as practicable in
the formation of the embankment, subgrade and shoulders and at such
other places as directed. Ditches and waterways shall be excavated
to the depth and width shown on plans or as may be indicated and directed.
During the construction of the roadway, the roadbed shall be maintained
in such condition that it will be well-drained.
C. Embankment. Embankments shall be formed of suitable material placed
in successive layers of not more than 12 inches in depth for the full
width of the cross section and shall be compacted by approved mechanical
equipment and by distributing the necessary hauling uniformly over
each succeeding layer. Stumps, trees, rubbish and/or other unsuitable
material or substance shall not be placed in the embankments.
D. Borrow excavation. When the amount of the embankment exceeds the
amount of the excavation within the limits of the work, sufficient
suitable material shall be obtained by the developer from borrow pits
located beyond the limits of the work. This material shall be known
as "borrow" and shall be of a quality satisfactory for the purpose
for which it is required and it shall be approved by the Township
Engineer. Borrow will include the furnishings, removal, placing and
satisfactory compaction of the additional material necessary to complete
the embankments, subgrade and shoulders.
A. Street names. No street shall have a name which will duplicate or
so nearly duplicate in spelling or phonetic sound as to be confused
with the names of existing streets. The continuation of an existing
street shall have the same name. The names of new streets must be
approved by the Township Committee.
B. Street signs. Street signs shall be metal on metal posts of the type,
design and standard previously installed elsewhere in the township
and approved by the Township Engineer. The location of the street
signs shall be determined by the Board but there shall be at least
two street signs furnished at each intersection. All signs shall be
installed free of visual obstruction.
Concrete curbs and gutters shall be installed when the center-line
grade of the road exceeds 4% within the development and at intersections
with township roads, county roads and state highways, unless recommended
otherwise by the Township Engineer. The standard curb section to be
used shall be not more than 10 feet in length measuring six inches
in width at the top and eight inches in width at the base, 18 inches
deep, of Class B white concrete and shall be set in accordance with
approved lines and grades. Radial curbs shall be formed in an arc
segment, in a smooth curve. Chord segments are prohibited. Where integral
concrete curb and gutter are used, the bituminous cartway is to be
reduced in width by four feet with the two-foot concrete gutter on
each side making up the four-foot reduction.
[Amended 4-27-1995 by Ord. No. 95-5]
Shade trees shall be planted where required. All shade trees
shall have a minimum caliper of 2 1/2 inches measured three feet
above the ground and be of a species approved by the Board. Trees
shall be planted 50 feet apart and 10 feet from the curbline. Stripping
trees from a lot or filling around trees on a lot shall not be permitted
unless it can be shown that grading or construction requirements necessitate
removal of trees, in which case those lots shall be replanted with
trees to reestablish the tone of the area and to conform with adjacent
lots. Special attention shall be directed toward the preservation
of major trees by professional means.
Monuments to be the size and shape required by the Map Filing
Law, as amended, shall be placed in accordance with said statute and indicated
on the final plat. The top of the monument shall be flush with the
final grade. All lot corners shall be marked with a metal alloy pin
of permanent character.
All water main, culvert, storm sewer and sanitary sewer installations
shall be properly connected with an approved system and shall be adequate
to handle all present and probable future development. The township
may require easements or rights-of-way of sufficient width along watercourses
to permit truck and feeder sanitary sewers, storm sewers and other
utility services.
[Amended 4-27-1995 by Ord. No. 95-5]
Sidewalks shall be required. The Approving Board may grant a
waiver of this requirement if the developer can establish by competent
proof that, due to probable volume of pedestrian traffic, the development's
location in relation to other population areas, and the general type
and character of the development intended, no sidewalks should be
required. Where required, sidewalks shall be at least five feet wide
and located as approved by the Board. Sidewalks shall be concrete
and shall be constructed in accordance with the specifications of
the New Jersey Department of Transportation, Specification for Road
and Bridge Construction, most current edition.
A. Underground service connections. All public services shall be connected
to an approved public utilities system where one exists. For all major
subdivisions, the developer shall arrange with the servicing utility
for the underground installation of the utilities. Distribution supply
lines and service connections shall be in accordance with the provisions
of the applicable standard terms and conditions incorporated as a
part of its tariff as the same are then on file with the State of
New Jersey Board of Public Utility Commissioners, and the developer
shall provide the township with three copies of a final plat showing
the installed location of these utilities. For a minor subdivision,
service connections shall be made underground where the supply lines
that serve the lands being subdivided are underground. For major subdivisions,
the developer shall submit to the Board, prior to the granting of
final approval, a written instrument for each serving utility, which
shall evidence full compliance or intended full compliance with the
provisions of this section, provided that lots which, in such subdivision(s),
abut existing streets where overhead electric or telephone distribution
supply lines and service connections have heretofore been installed
may be supplied with electric and telephone service from those overhead
lines, but the service connections from the utilities overhead lines
shall be installed underground. In the case of existing overhead utilities,
should a road widening or an extension of service or other such condition
occur as a result of the subdivision and necessitate the replacement
or relocation of such utilities, such replacement or relocation shall
be underground.
B. Live screening. An installation under this section to be performed
by a servicing utility shall be exempt from the provisions of requiring
performance guaranties and inspection and certification by the Township
Engineer. Where natural foliage is not sufficient to provide year-round
screening of any utility apparatus appearing above the surface of
the ground, other than utility poles, the applicant shall provide
sufficient live screening to conceal such apparatus year round. On
any lot where, by reason of soil conditions, rock formations, wooded
area or other special condition of land, the applicant deems it a
hardship to comply with the provisions of this subsection, the applicant
may apply to the Board for an exception from the terms of this subsection.
A. Obstructions prohibited. Sight triangles shall be required at each
quadrant of an intersection of streets and streets and driveways.
The area within sight triangles shall be either dedicated as part
of the street right-of-way or maintained as part of the lot adjoining
the street and set aside on any subdivision or site plan as a sight
triangle easement. Within a sight triangle, no grading, planting or
structure shall be erected or maintained more than three feet above
the center-line grade of either intersecting street or driveway or
lower than 12 feet above their center lines, including utility poles.
Where any street or driveway intersection involves earth banks or
vegetation, including trees, the developer shall trim such vegetation
and trees as well as establish proper excavation and grading to provide
the sight triangle.
B. Sight points.
(1) The sight triangle is that area bounded by the intersecting street
lines and a straight line which connects sight points located on each
of the two intersecting street lines the following distances away
from the intersecting street lines:
(b)
Primary and secondary collector street at 60 feet.
(c)
Local streets and Class II roads at 35 feet.
(2) Where the intersecting streets are both collectors or one arterial
and one collector, two overlapping sight triangles shall be required
formed by connecting the sight points noted above with a sight point
35 feet away on the intersecting street.
C. Easements. Any proposed development requiring site plan approval
shall provide sight triangle easements at each driveway with the driveway
classified as a local street for purposes of establishing distances.
The classification of existing and proposed streets shall be those
shown on the adopted Master Plan or as designated by the Planning
Board at the time of the application for approval for a new street
not included on the Master Plan. A sight triangle easement's dedication
shall be expressed on the plat as follows: "Sight triangle easement
subject to grading, planting and construction restrictions provided
for in the Knowlton Development Regulations Ordinance." Portions of
a lot set aside for the sight triangle may be used in determining
the lot area and may be included in establishing the minimum setbacks
required by the zoning provision.