City of Corbin, NJ

Roadways. The subdivider/developer shall observe the following requirements and standards:

The Planning Board will take into consideration the officially adopted Master Plan or an Official Map in review and approval of subdivision plats.

Local streets shall be so designed as to discourage through traffic.

Subdivisions abutting arterial roads shall provide a marginal service road with an approved buffer strip as a means of separation of through and local traffic.

The right-of-way width on all streets shall be measured from lot line to lot line and shall not be less than the following:

Arterial streets: 80 feet.

Collector streets: 60 feet.

Local streets: 50 feet.

Marginal access streets: 50 feet.

The right-of-way width for internal roads and alleys in multifamily and commercial developments shall be determined on an individual basis.

No residential service street may be connected directly to any artery other than a collector street.

Streets having a right-of-way of 50 feet shall not be less than 30 feet wide between curb lines and streets having a right-of-way of 60 feet shall not be less than 40 feet wide between curb lines.

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 contained in § 19.5 shall dedicate additional width along either one or both sides of said road to meet these width requirements.

If the subdivision is along one side only, one half of the required extra width shall be dedicated. This requirement shall apply to minor subdivisions, unless waived by the Board.

No street shall have a minimum grade of less than 0.75%. All streets shall have a crown of not less than six inches.

Streets shall intersect as nearly at right angles as is possible, and in no case shall such (intersection) be at an angle of less than 75°. The block corners at intersections shall be rounded at the curb line with a curve having a radius of not less than 15 feet.

Street jogs with center-line offsets of less than 125 feet shall be prohibited.

A tangent at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.

When connecting street lines deflect from each other at any one point by more than 10° but 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.

Dead end streets (culs-de-sac) shall not be longer than 600 feet. They shall be provided with an unobstructed turning radius of at least 50 feet at the end of which shall be tangent, whenever possible, to the right side of the street. If a dead end street is of a temporary nature, a similar turn around shall be provided and provisions made for future extension of the street and reversion of the excess right-of-way to the adjoining properties.

Surface Drainage. Where drainage water from the streets shown on the plat discharges on the property of either the owner or others, property easements shall be obtained by the applicant and shall be furnished to the City, covering the rights to discharge such drainage water.

Blocks. Block lengths and widths or acreages within bounding roads shall be as to accommodate the size of the lot required in the area by the Zoning Ordinance and to provide for convenient access, circulation control and safety of street traffic.

Street surfacing and curbs and gutters. Road construction shall conform to N.J.D.O.T. Standard Specifications.

Subgrade. Where fill is required, the underlying ground surface shall be stripped of all brush, stumps, organic soils, and trees before filling is commenced. The material used for fill shall be suitable therefore and shall be free from any matter that may decay. The fill shall be formed in successive layers and each layer compacted by operating the construction equipment over it until it is firm and unyielding before the next layer is placed. Before construction of the gravel base is commenced, the subgrade shall be neatly dressed to the proper lines, grades and cross sections.

Pavement foundation.

The pavement foundation shall consist of six inches of compacted gravel and four inches of bituminous stabilized base. The Gravel Base Course may require a prime coat of asphaltic oil, if so directed by the City Engineer. Base course may be recycled asphalt or concrete.

The gravel base course shall consist of six inches of compacted road gravel, type 2, Class A or B, conforming to the requirements of the New Jersey State Highway Department Standard Specifications. The finished sub-base shall be thoroughly compacted and bound together, hard, smooth and even, free from defects and at the proper grade and contour.

The bituminous stabilized base course shall comply with the requirements of § 3.2A (Mix #1) of the New Jersey State Highway Department Standard Specifications, latest edition.

Bituminous concrete pavement. Streets shall be permanently paved with two-inch thick bituminous concrete pavement, Type FABC-1. The pavement shall be constructed in accordance with the requirements of the New Jersey State Highway Department Standard Specifications, latest edition, for both materials and methods of construction.

Concrete curbs, gutters and sidewalks:

Materials for concrete shall conform to the requirements of the New Jersey State Highway Department Standard Specifications. Concrete shall be Class B. Metal forms shall be used for the construction of concrete curbs and gutters. Curbs are to be six inches wide and 18 inches deep and are to be constructed true tot he required lines, grades and curvatures. Gutters are to be six inches thick and twenty-four inches wide. Sidewalks are to be four inches thick and five feet wide.

Rolled curb shall be permitted for appropriate uses subject to the review and approval of the Planning Board.

At all intersections the sidewalk on each roadway corner shall be designed to meet N.J. barrier free standards.

Driveway aprons within the Right-of-Way shall be a minimum of six inches thick and shall be reinforced with wire mesh or steel reinforcing rods. Sidewalks at driveway aprons shall be constructed with these same minimums.

Septic Systems. Shall be designed in accordance with county requirements.

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Water Supply. The developer shall provide proof that an adequate water supply is available for the proposed development such as well permit and water allocation permit.

Storm water. Provisions shall be made and shown on a set of plans accompanying the preliminary plat for collection and conveyance of storm water on, and as required off-site, and for proper connection with an approved system.

Collection System basis shall be in accordance with the rational method of design using the formula Q=AIR

Where:
	"Q"	Is the required capacity in cubic feet per second for the collection system at the point of design.
	"A"	Is the tributary drainage area in acres and shall include areas tributary from outside sources as well as from within the subdivision itself.
	"I"	Is the rainfall intensity in inches per hour and shall be determined from "Rainfall Intensity Duration Curves for New Jersey" as prepared by the N.J. Department of Transportation.
	"R"	Is the coefficient of run-off applicable to the area based upon soil conditions, average slope of the area, and degree of ultimate area development. In no case shall "R" = less than .30.

Land Use Type			Runoff Coefficients
Business:
	Downtown area		0.70 to 0.95
	Neighborhood area		0.50 to 0.70
	Design commercial centers		0.35 to 0.50
Residential:
	Single family areas		0.30 to 0.50
	Multi-family areas		0.60 to 0.75
	Residential (suburban)		0.25 to 0.40
	Planned industrial		0.50 to 0.80
	Parks, cemeteries		0.10 to 0.25
	Playgrounds		0.20 to 0.35
	Unimproved areas		0.10 to 0.30
Surface type
Streets:
	Asphalt		0.90 to 0.95
	Concrete		0.90 to 0.95
	Drives and walks		0.75 to 0.85
Roofs:
	Lawns; sandy soil:
		Flat, 2% grade	0.05 to 0.10
		Average, 2% to 7% grade	0.10 to 0.15
	Lawns: heavy soil:
		Flat, 2% grade	0.18 to 0.22
		Average, 2% to 7% grade	0.18 to 0.22
Using the above runoff coefficients, composite coefficients shall be calculated for use in the storm sewer design.

Flow design criteria shall be based upon a design storm that will be equaled or exceeded on a frequency of once every 10 years. System design will be based upon Mannings Formula. "N" values (coefficient of friction) used shall be approved by the reviewing Engineer.

The minimum velocity at "flowing full" condition shall be three feet per second.

The system of collection shall include:

Curbs. Six inches wide and 18 inches deep constructed of Class B concrete and true required lines, grades and curvatures.

Catch Basins and manholes constructed in accordance with New Jersey Standard Specifications for Road and Bridge Construction, latest revision. Access manholes shall be required at three-hundred-foot intervals. Sufficient catch basins will be installed at each intersection to avoid gutter overflow and at low points in street grades. Bicycle safe grates shall be used in all catch basins.

Reinforced concrete pipe shall be utilized which shall be minimally 15 inches in diameter laid in straight alignment. All transitions in slope, change of direction or pipe size shall be confined to manholes or catch basins. Such pipes shall conform to A.A.S.H.O.M. - 170 for specified diameter and strength class. Installation shall be inspected by the appropriate City official and shall be in accordance with accepted engineering practice.

Catch basins shall be spaced so that the runoff water in gutters does not create flooding in streets for a fifteen-year storm frequency design. Calculations shall be submitted verifying both the depth of water in gutters and that proposed catch basins are of sufficient capacity to remove design storm water runoff.

In no case shall provisions for storm drainage overload an exiting facility and in those instances where increased flow may create increased potential for erosion or flooding, the subdivider/developer may be required to improve the off-tract facility in accordance with Article XX, § 20.4.

Where a subdivision is transversed by a watercourse, surface or groundwater drainage or drainage system, a channel or stream or a dedicated drainage right-of-way easement at least 10 feet in width shall be granted to the City.

Construction of all drainage facilities shall conform to the specifications contained herein. In the event detailed specifications are not included, standard specifications of the New Jersey Department of Transportation, latest revision, shall govern.

"Storm Water Management System":

Provision shall be made to control storm water runoff, using the following general guidelines:

Channeling runoff directly to water bodies should be discontinued. Instead, runoff should be routed through swales and other drainage systems designed to increase the time of concentration, decrease velocity, increase infiltration and allow suspended material to settle;

Natural watercourses should not be dredged, cleared of vegetation, deepened, widened, straightened, stabilized or otherwise altered without a stream encroachment permit from New Jersey Department of Environmental Protection, Division of Water Resources, Bureau of Flood Plain Management. Water should be retained or detained before it enters any natural watercourse in order to preserve the natural hydrodynamics of the water course and to prevent siltation or other forms of pollution;

Retention and detention facilities shall be used to retain and detain the increased accelerated runoff which the development generates. Water should be released from detention facilities into watercourses or wetlands at a rate and in a manner approximating the natural flow which occurred before development. Care must be taken, since the design of detention/retention facilities without an associated analysis of downstream impact can create increased storm water runoff problems even when a storm water management system is in place;

The sides of detention and/or retention basins shall slope at a gentle grade into the basin bottom as a safeguard against drowning, personal injury, and to ensure the structural integrity of the facility;

The bottom of all proposed retention structures shall be at least two feet above the seasonal high water table found in the soil logs. In the event of impervious strata, provision shall be made for percolation through this strata;

Runoff from parking areas should Incorporate measures (i.e.: grit and oil chamber or sediment traps) to prevent oil and sediment from entering receiving waters and/or clogging the interstices preventing infiltration in subsurface recharge and/or retention facilities;

Artificial watercourses, such as swales, should be designed considering soil type, so that the velocity of flow is low enough to prevent erosion;

Intermittent watercourse, such as swales, should be vegetated;

The area of land disturbed by development should be as small as practicable (footprint-only removing the vegetation necessary to build the structure). Those areas which are not to be disturbed should be protected by an adequate barrier from construction activity using acceptable soil erosion and sedimentation control techniques. Whenever possible, natural vegetation should be retained and protected;

10.

Although the use of wetlands for storing and purifying water is sometimes encouraged, care must be taken not to overload their capacity, thereby harming wetlands and transitional vegetation. Wetlands should not be damaged by the construction of detention ponds;

11.

Wetlands and other water bodies should not be used as sediment traps during development;

12.

Vegetated buffer strips should be created or, where practicable, retained in their natural state along the banks of all watercourses, water bodies or wetlands. The width of the buffer should be sufficient to prevent erosion, trap the sediment carried with overland runoff, provide access to the water body and allow for periodic flooding without damage to structures;

13.

The use of drainage facilities and vegetated buffer zones as open space, recreation and conservation areas should be encouraged;

14.

Erosion and sedimentation facilities should receive regular maintenance during construction to ensure that they continue to function properly;

15.

No grading, cutting or filling should be commenced until the plan is approved by the municipality, county planning board and the Soil Conservation District;

16.

Land which has been cleared for development and upon which construction has not commenced should be protected from erosion by appropriate techniques designed to revegetate the area;

17.

Adherence to the development time schedule contained in the erosion and sediment control plan should be followed;

18.

Sediment should be retained on the development site;

19.

Volumes and rate of runoff are to remain at redevelopment levels for the ten-year storm.

20.

The developer shall formulate a maintenance plan for retention and detention facilities. This plan shall include maintenance schedules, type of maintenance required and a periodic inspection program. In the case of homeowner or condominium associations or commercial development, the plan shall include provisions for inspection at specified intervals by the City Engineer. The cost of such inspections shall be borne by the applicant or developer.

"Storm Water Management Plan, Details and Design Criteria":

The proposed finished grade elevations at the corners of any structure or structures.

Existing topography and proposed grading at contour intervals of two feet or less.

The lowest elevation with any proposed structure after its completion.

The location, type and size of all existing and proposed storm drainage facilities and other utilities servicing the premises in question.

The location, size and nature of all existing and proposed drainage right-of-way or easements and the location, size and description of any land to be dedicated to the City.

The layout and size of any existing and proposed public streets.

The location, type and size of all existing and proposed erosion and siltation control measures, such as slope protection, soil stabilization, sedimentation basins, sediment traps, head walls and water retention facilities.

All the pertinent rainfall data, stream flow data, gaugings, etc., on which calculations were based.

Complete calculations and hydraulic profiles for normal, average and storm of record.

10.

In addition, the developer shall furnish information relating to sub-surface conditions, based on percolation tests and soil borings or probes. "Borings to determine depth to seasonal high water shall witnessed and be approved by the Engineer.

No land area, except for single or two family residential construction not part of a major subdivision, shall be developed such that:

The volume and/or rate of storm water runoff occurring at the area is increased over what occurred there under conditions existing on or before the effective date of this ordinance. The Board Engineer shall determine storm frequencies to be used in the design of storm water management facilities.

The drainage of adjacent areas is adversely affected.

Soil erosion during and after development is increased over what naturally occurs there.

Soil absorption and ground water recharge capacity of the area is decreased below the conditions existing on or before the effective date of this ordinance.

The natural drainage pattern of the area is significantly altered.

In order to duplicate as nearly as possible natural drainage conditions, regulation and control of storm water runoff and erosion shall be through on-site storm water retention and/or ground absorption systems which include, but are not limited to, the following:

Detention areas, which may be depressions in parking areas, excavated basins or basins created through use of curbs, or any other form of grading which serves to temporarily impound and store water.

Roof top storage through temporary impoundment and storage of storm water on flat or slightly pitched building rooftops by use of drain outlets, which restrict the storm water runoff from the roof surface.

Dry wells or leaching basins which control storm water runoff through ground absorption and temporary storage.

Retention of natural vegetation to the greatest extent possible, which preserves the natural ground absorption capacity of the site.

Any system of porous media, such as gravel trenches drained by porous wall or perforated pipe, which temporarily stores and dissipates storm water through ground absorption, and

Any combination of the above mentioned or other techniques, as approved by the City engineer, which serve to limit and control storm water runoff from a given site.

Storm water retention facilities shall be designated so that the peak rate and volume of surface runoff that occurred prior to development is not exceeded after development. The engineer shall submit calculations, based on the following table, verifying that the above criteria is met for the ten-year storm. Calculations shall be based on a twenty-four-hour storm event in accordance with United States Soil Service Technical Release No. 55 or the S.C.S. National Engineering Handbook.

New Jersey 24 Hour Rainfall
County of Atlantic
1-year	2.8"
2-year	3.5"
5-year	4.5"
10-year	5.5"
25-year	6.2"
50-year	6.8"
100-year	7.6"

The weighted CN (curve number) shall be determined for each site for both existing and proposed conditions and the difference shall be used to compute the volume of excess for design of storm water retention facilities. The volume is equal to the depth of the rainfall excess multiplied by the area of the site.

The outlet for any storm water retention facility shall be designed such the discharge rate does not exceed the past runoff rate for conditions existing on or before the effective date of this ordinance such that there is no adverse effect on any other property.

In the case of detention facilities utilizing porous media for ground absorption, such as dry well, porous media shall be large enough to contain the total volume of rainfall excess within the voids. Ground absorption system shall be used only where the soil infiltration rate is acceptable, as determined by percolation tests and soil borings provided by the developer and witnessed by the reviewing engineer. Seasonal high ground water shall be determined by the mottling method or other approved methods.

If a combination of different retention techniques is used, combined volume of the systems shall be large enough to fully contain the total volume of rainfall excess.

Storm water retention facilities shall be maintained regularly by the owner to insure continual functioning of the systems at design capacity and to prevent the health hazards associated with debris buildup and stagnant water.

As built plans (two sets) shall be submitted to the City after construction, they shall reflect all or any revisions made in the storm water management plan during construction.

Landscape plans for major subdivisions, commercial site plans and residential site plans shall utilize plant material from the following list:

Suggested Landscape Plants For The City of Corbin City
Scientific Name	Common Name
Deciduous Shade Trees
Acer Pseudoplatanus	Sycamore Maple
Acer Rubram	Red Maple
Amelanchier Candensis	Shadblow Serviceberry
Betula Populifolia	Gray Birch
Celtis Australis	European Hackberry
Crataegus Oxyacantha	English Hawthorn
Crataegus Crus-galli	Cockspur Hawthorn
Crataegus Phaenopyrum	Washington Hawthorn
Elaeagnus Augustifolia	Russian Olive
Fraxinus Pennsylvania	Green Ash
Fraxinus Pennsylvania Lanseolata	Marshall's Seedless Green
Marshall's Seedless	Ash
Ginkgo Biloba	Ginkgo
Gleditsia Triacanthos "inermis"	Thornless Honeylocust
Liquidambar Styraciflua	Sweetgum
Magnolia Virginia	Sweetbay Magnolia
Nyssa Sylvatica	Black Tupelo
Ostrya Virginia	Hop Hornbeam
Platanus X Acerifolia	London Plane
Populus Alba	White Popular
Pyrus Calleryana "Bradford"	Bradford Callery Pear
Quercus Alba	White Oak
Quercus Bicolor	Swamp White Oak
Quercus Palustris	Pin Oak
Quercus Phellos	Willow Oak
Quercus Rubra	Red Oak
Sassafras Albidium Officinale	Sassafras
Saliz Species	Willow Species
Sophora Japonica	Japanese Pagoda Tree
Tilia Cordata	Littleleaf Linden
Zelkova Serrata	Japenese Zelkova
Evergreen Trees
Cedris Atlantica	Atlas Cedar
Chamaecyparis Thiodes	White Cedar
Cupressocyparis Leylandi	Leyland Cypress
Ilex Opaca	American Holly
Juniperus Virginia	Eastern Red Cedar
Picea Species	Spruces
Picea Pungens Glauca	Colorado Blue Spruce
Pinus Mugo	Swiss Mountain Pine
Pinus Nigra	Austrian Pine
Pinus Rigida	Pitch Pine
Pinus Sylvestris	Scotch Pine
Pinus Thunbergii	Japanese Black Pine
Taxus Cuspidata	Japanese Yew
Thuja Occidentalis	American Arborvitae
Small Trees
Acer Ginnala	Amur Maple
Acer Palmatum	Japanese Maple
Amelacnchier Canadensis	Shadblow Serviceberry
Betula Pendula	European Birch
Betula Populifolia	Gray Birch
Carpinus Caroliniana	American Hornbeam
Cornus Florida	Flowering Dogwood
Cornus Florida Rubra	Pink Flowering Dogwood
Cornus Kousa	Japanese Dogwood
Cornus Mas	Cornelian-cherry Dogwood
Crateagus Crus-galli	Cockspur Thorn
Crateagus Phaenopyrum	Washington Hawthorn
Elaeagnus Angustifolia	Russian Olive
Magnolia Soulangiana	Saucer Magnolia
Magnolia Stellata	Star Magnolia
Magnolia Virginiana	Sweetbay Magnolia
Malus Floribunda	Japanese Flowering Crab Apple
Malus X "Katherine"	Katherine Crab Apple
Malus X "Hopa"	Hopa Crab Apple
Malus Sargentii	Sargent Crab Apple
Malus X Zumi Calocarpa	Zumi Crab Apple
Ostrya Virginiana	Hop Hornbeam
Phellodendron Amurense	Amur Cork Tree
Prunus Sargentii	Sargent Cherry
Prunus Serrulata "Kwanzan"	Kwanzan Cherry
Prunus Serotina	Wild Black Cherry
Prunus Subhirtella Pendula	Weeping Cherry
Prunus Virginiana	Chokecherry
Prunus Yedoensis	Yoshino Cherry
Pyrus Calleryana "Bradford"	Bradford Callery Pear
Sophora Japonica	Japenese Pagoda Tree
Styrax Japonica	Japanese Snowbell
Evergreen Shrubs
Berberis Species	Barberry
Ilex Species	Holly
Juniperus Species	Junipers
Kalmia Latifolia	Mountain Laurel
Leucothoe Species	Leucothoe
Mahonia Species	Mahonia
Myrica Pennsylvania	Bayberry
Pieris Floribunda	Mountain Andromeda
Pieris Japonica	Rhododendrons
Rhododendron Species	Yews
Taxus Cuspidata	Japanese yew
Deciduous Shrubs
Abelia X Grandiflora	Glossy Abelia
Amelanchier Species	Serviceberries
Aronia Arbutiflia	Red Chokeberry
Berberis Species	Barberry
Clethra Alnifolia	Summersweet
Cornus Stolinifera	Redosier Dogwood
Cotoneaster Species	Cotoneasters
Euonymus Bungeanus	Winterberry
Ilex Species	Ilexes
Ligustrum Species	Privet
Lonicera Species	Honeysuckles
Prunus Maritima	Beach Plum
Rhus Typhina	Staghorn Sumac
Rosa Species	Roses
Spirea Species	Spireas
Syringa Species	Lilacs
Vaccinium Species	Blueberries
Viburnum Species	Viburnums
Ground cover
Arctostaphylos uva-ursi	Bearberry
Cotoneaster Horizontalis	Rock Cotoneaster
Cotoneaster Apiculata	Cranberry Cotoneaster
Hedera Helix	English Ivy
Hemerocallis Fulva	Common Daylily
Juniperus Species	Junipers
Juniperus Horizontalis	Creeping Juniper
Juniperus Horizontalis "Plumosa"	Andorra Juniper