A.
The subdivider shall observe the following design standards and principles
of land subdivision in the design of each subdivision or portion thereof:
(1)
The subdivision plat shall conform to design standards that will
encourage good development patterns within the Township. Where either
or both an Official Map or Master Plan have been adopted, the subdivision
shall conform to the proposals and conditions shown thereon. The streets,
drainage rights-of-way, school sites, public parks and playgrounds
shown on an officially adopted Master Plan or Official Map shall be
considered in approval of subdivision plats. Where no Master Plan
or Official Map exists, streets and drainage rights-of-way shall be
shown in the final plat in accordance with N.J.S.A. 40:55D-1 et seq.
and shall lend themselves to the harmonious development of the Township
and enhance the public welfare in accordance with the following design
standards.
(2)
Where there is a question as to the suitability of a lot or lots
for their intended use due to factors such as flood, high water or
swampy conditions or similar circumstances, the Planning and Zoning
Board may require test borings and percolation tests to determine
the suitability of the soil to provide for the proper disposal of
individual sewer systems and, after adequate investigation, may withhold
approval of such lots.
B.
On-tract improvements. On-tract improvements, including street rights-of-way, street or shoulder paving, curb and gutters, street signs, streetlighting, street trees, sidewalks, survey monuments, surface drainageways, surface drainage structures and facilities, potable water supply structures and facilities, sanitary sewerage and facilities, off-street parking and loading areas and paving, private driveway paving, open space areas and improvements and screen or buffer planting, as specified in this section or Chapter 450, Zoning, shall be required where applicable in connection with all minor and major subdivisions and site developments, including planned unit developments.
C.
Off-tract improvements. Pursuant to N.J.S.A. 40:55D-42, pro-rata contributions may be required for any off-tract improvement including street or shoulder paving, curbs and gutters, street signs and traffic controls, streetlighting, street trees, sidewalks, surface drainageways, drainage structures and facilities, potable water supply structures and facilities and sanitary sewerage structures and facilities, the need, or a portion of the need for which is generated by a minor or major subdivision or a site development, including permitted planned developments of any kind. For the purpose of assessing a fair share of the cost of any such improvement to a specific development, the Municipal Engineer shall utilize construction specifications and design criteria set forth in this section or Chapter 450, Zoning, and the Planning and Zoning Board shall determine the reasonable percentage share of the benefit to be derived from any required off-tract improvement by the specific development on the basis of a benefit analysis conducted by the Municipal Engineer.
D.
Installation of improvements. No final plat of a major subdivision
or a site plan shall be approved by the Planning and Zoning Board
until the satisfactory completion of all required improvements, as
set forth in the Planning and Zoning Board's resolution granting preliminary
subdivision or site plan approval, shall have been certified to the
Planning and Zoning Board by the Municipal Engineer, unless the developer
shall have filed with the Township a performance guarantee sufficient
in amount and of a suitable form to cover the cost of all such improvements
or the uncompleted portion thereof, as estimated by the Municipal
Engineer, and guaranteeing the installation of any such uncompleted
improvements on or before a date to be specified by the Planning and
Zoning Board. No minor subdivision shall be approved by the Planning
and Zoning Board until the developer shall have filed with the Municipality
a performance guarantee sufficient in amount to cover the cost of
all required on-tract and off-tract improvements and guaranteeing
the installation of such uncompleted improvements on or before a date
to be specified by the Planning and Zoning Board.
A.
Space standards. Minor subdivisions shall conform to the lot size and dimensional requirements of Chapter 450, Zoning.
B.
Development patterns. Minor subdivisions shall be designed to avoid
adverse impacts on the desirable future subdivision of adjoining land,
and strip development of existing highway frontages shall be discouraged.
C.
Maintenance of standards. Minor subdivisions involving lot line changes
should avoid unnecessary infractions of zoning ordinance standards.
A.
General. Major subdivisions should conform to design standards that
will provide safe and efficient access to the neighborhood street
and highway system; relate the design of the subdivision to the natural
topography and existing vegetative cover of the site; and contribute
to the harmonious development of the Municipality and enhance the
public welfare of the community.
B.
Streets.
(1)
Road classifications:
(a)
Collector street. Collector streets are designed to serve as
traffic channels between minor streets and the arterial road system.
(b)
Local street (including culs-de-sac and marginal access streets).
Local streets are designed and are intended to provide access to adjacent
properties and are not intended to carry through traffic.
(c)
Alleys. Alleys are used primarily for vehicular service access
to the back of properties.
(2)
Right-of-way widths on all proposed roads are required to conform
to the following requirements:
|
Road Classification
|
Right-of-Way Width
(feet)
|
|---|---|
|
Collector
|
60
|
|
Local street
|
50
|
(a)
In the case of local streets within a development where the
Planning and Zoning Board determines that the length of the street
and the nature of adjacent uses warrants such reduction in the width
of the paved surface, the width may be reduced below the paved width
required above, but in no case shall the paved width of a local street
be less than 28 feet.
(b)
Pavement widths, median strip and paved shoulder requirements
on all proposed roads shall conform to the requirements shown in Diagrams
1 and 2.[1]
[1]
Editor's Note: Said diagrams are included as attachments to this chapter.
(3)
Design standards.
(a)
All roads shall conform to the design standards as shown in
the following schedule:
|
Design Standards
| ||
|---|---|---|
|
Local Street
|
Collector
| |
|
Design speed (miles per hour)
|
35
|
60
|
|
Maximum degree of curve
|
16º
|
5º
|
|
Minimum stopping sight distance (feet)
|
240
|
475
|
|
Minimum center line grade
|
0.5%
|
0.5%
|
|
Maximum center line grade
|
7.0%
|
4.0%
|
|
Maximum curve super-elevation
|
8.0%
|
8.0%
|
[1]
All design to be in accordance with:
[a]
"A Policy on Geometric Design of Rural Highways,"
American Association of State Highway Officials, 1965; and/or
[b]
"A Policy on Arterial Highways in Urban Areas,"
American Association of State Highway Officials, 1957; and/or
[c]
"Traffic Engineering Handbook," Institute of Traffic
Engineers, 1965.
(b)
Minor streets shall be so designed as to discourage through
traffic.
(c)
Subdivisions abutting arterial and/or collector streets shall
provide a marginal service road, or reverse frontage lots and buffer
strip for planting, or such other means of separation of through and
local traffic as the Board may determine appropriate.
(d)
The right-of-way for internal roads and alleys in commercial
and industrial development shall be determined on an individual basis
by the Board and shall, in all cases, be of sufficient width and design
to safely accommodate parking and loading needs.
(e)
No subdivision showing reserve strips controlling access to
streets shall be approved, except where the control and disposal of
land comprising such strips has been placed in the Township Committee
under conditions approved by the Board.
(f)
Street intersections shall be as nearly at right angles as is
possible and in no case shall be less than 60°. The block corners
at intersections shall be rounded at the curbline with a curve having
a radius of not less than 20 feet.
(g)
Street jogs with center line offsets of less than 125 feet are
prohibited.
(h)
A tangent of at least 100 feet long shall be introduced between
reverse curves on arterial and collector streets.
(i)
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.
(j)
Any horizontal curves or change in direction other than any
intersection shall have a minimum radius of 150 feet.
(k)
All changes in grade shall be connected by various curves of
sufficient radius to provide a smooth transition and proper sight
distance.
(l)
Dead-end streets (culs-de-sac) shall not be longer than 800
feet and shall provide a turnaround at the end with a radius of not
less than 50 feet.
(m)
If a dead-end street is of a temporary nature, a similar turnaround
shall be provided and provisions made for future extensions of the
street and reversion of the excess right-of-way to the adjoining properties.
(n)
No street shall have a name which will duplicate or so nearly
duplicate as to be confused with the names of existing streets in
either the Township or an adjoining Municipality. The continuation
of an existing street shall have the same name.
(o)
Final approval of a plat shall not be construed as the acceptance
of a street dedicated to public use.
(4)
Paving of streets.
(a)
All on-site streets shall be paved in conformance with the improvement
standards as defined below.
(b)
Gravel base course shall be constructed in accordance with the
provisions of Article 3.1 of the Standard Specifications for Road
and Bridge Construction of the New Jersey Department of Transportation,
as currently amended. Gravel base course materials shall be soil aggregate,
Type 2, Class B.
[1]
Bituminous-stabilized base course materials shall conform to
requirements specified in Article 3.2A of the Standard Specifications
for Road and Bridge Construction of the New Jersey Department of Transportation
as currently amended for bituminous-stabilized base course stone mix.
Before construction of the bituminous-stabilized base course, the
gravel base course shall be in a properly finished condition conforming
to the proper line and grade and free of soft spots or other deficiencies.
Within 24 hours prior to the commencement of paving, the gravel base
course shall be tested by running a roller of a weight as great or
greater than that to be used in the paving operation over the entire
pavement area. When, in the opinion of the Township Engineer, or his
representative, such testing results in excessive deformation, the
developer will be required to stabilize the gravel base course in
a manner satisfactory to the Township Engineer.
[2]
The method of construction of the bituminous stabilized base
course shall conform to the same State of New Jersey specifications
referred to above for base course materials. Upon completion, uniformly
selected core samples intact for full thickness of base course shall
be provided at the rate of one sample for every 1,000 square yards
of base course, at the expense of the subdivider.
[3]
Where deficiencies in required thicknesses are noted, at least
two additional cores will be required to determine the extent of the
deficiency.
[4]
The average thickness of the bituminous stabilized base course,
as determined from the core samples, shall be not less than the thickness
specified. When the thickness of the pavement, as indicated by any
core sample, shall show a deficiency of 1/2 inch or more from the
required thickness, the Township Engineer, at his option, may direct
the developer to:
(c)
Materials for the surface course shall be FABC-1, Mix No. 5,
as specified in Article 3.10 of the aforementioned New Jersey Department
of Transportation Standard Specifications, which shall be placed over
a properly installed and, where needed, repaired base course. Prior
to construction of the surface course, a tack coat, as specified in
Section 3.10 of the aforementioned New Jersey Department of Transportation's
Standard Specifications, shall be applied. Upon completion of the
surface course, the developer shall provide core samples in accordance
with the procedures outlined above for base course sampling. The average
thickness of the FABC-1 surface course, as determined from the core
samples, shall be not less than the thickness specified. When the
thickness of the pavement, as indicated by any core sample, shall
show a deficiency of 1/4 inch or more from the required thickness,
the Township Engineer, at his option, may direct the developer to:
C.
Concrete structures. Concrete structures shall conform to the American
Society for Testing Materials Cement Designations C-150, Type 1 for
standard Portland cement; C-150, Type 3 for high-early-strength Portland
cement; and C-175, Type 1-A for air-entraining Portland cement. Vinsol
resin or Darex AEA shall be used as the air-entraining agent and both
fine and coarse aggregate shall conform to requirements of the New
Jersey Department of Transportation Standard Specifications as amended.
(1)
Unless otherwise specified, all concrete shall be air entrained,
having 4% to 7% entrained air. Concrete shall be Class A, B, C or
D as prescribed, proportioned as follows:
|
Class
|
Cement
|
Sand
|
Coarse Aggregate
|
Void Contact
|
|---|---|---|---|---|
|
A
|
1
|
1.50
|
3.0
|
1.35
|
|
B
|
1
|
1.75
|
3.5
|
1.55
|
|
C
|
1
|
2
|
4.0
|
1.80
|
|
D
|
1
|
2.25
|
4.5
|
2
|
(2)
Required reinforcing steel shall be intermediate grade deformed bars,
conforming to American Society for Testing Materials Designation A-15
and A305, as amended.
(3)
Required joint filler shall be a cellular compression material conforming
to the requirements of the New Jersey Department of Transportation
Standard Specifications as amended.
(4)
In the construction of required concrete structures, the Township
Engineer will determine the slump range within which the contractor
must work. Transit mix concrete may be used if obtained from sources
approved by the Township Engineer. On-site mixing and proportioning
equipment will also be subject to the approval of the Township Engineer.
(5)
Forms shall conform to lines, dimensions and grades shown on plans
and may only be omitted when soil conditions and workmanship permit
accurate excavation to specifications. Forms shall be firmly braced,
tight and capable of resisting movement, bulging or mortar leakage.
Forms shall be smooth and clear and shall be completely removed.
(6)
Soil bases for concrete work shall be properly finished to prescribed
lines, grades and dimensions and shall be approved by the Township
Engineer or his representative before concrete is placed. All areas
to receive concrete shall be free of frost, foreign matter and excessive
water, except that soil surfaces and forms shall be uniformly damp
when concrete is placed. All concrete shall be handled and placed
so as to avoid segregation. Concrete that has begun to set or has
been contaminated with foreign materials or that has too much water
shall not be used. Pouring shall be done in a continuous process until
an individual section is complete. All concrete shall be thoroughly
compacted with vibrator or other suitable equipment. Finished concrete
shall have a wood float finish unless otherwise specified by the Township
Engineer and shall be kept continuously moist for a period of three
days. Curing shall be accomplished at the direction of the Township
Engineer. Expansion joints shall be provided as prescribed and shall
extend the full thickness of the concrete. Concrete shall not be poured
when the temperature is below 40° F. or during period of precipitation
unless precautions acceptable to the Township Engineer have been taken
to prevent damage to the work. Precautions to avoid freezing of the
concrete shall be in accordance with current recommendations of the
American Concrete Institute.
D.
Curbs and gutters. The standard monolithic concrete curb and gutter
will be required along the pavement edge of streets in conformance
with the improvement standards as defined on the diagram. At the discretion
of the Planning and Zoning Board, roll-type curb may be permitted
along local streets in conformance with the improvement standards
as shown on Diagram 3.[2] Concrete shall be Class B.
(1)
Expansion joints shall be provided at intervals of 20 feet or when
new construction abuts existing construction. The expansion joints
shall be filled with one-half-inch thick cellular material conforming
to the requirements contained in the Standard Specifications of the
New Jersey Department of Transportation, as amended to date, to within
1/2 inch of the top and face of the curb and to within 1/4 inch of
the top of the gutter. All joints shall extend the full depth of the
structure.
(2)
Finished curbs and gutters shall be true to applicable grades, lines,
dimensions and curvatures. Exposed edges shall be neatly rounded to
a one-half-inch radius. Completed work shall be protected from traffic
and the elements and shall be kept moist for at least three days.
Damaged, broken or cracked work shall be renewed by the contractor
at his expense.
[2]
Editor's Note: Said diagram is included as an attachment to this chapter.
E.
Sidewalks. Sidewalks shall be required along all streets. Sidewalks
shall be constructed in accordance with the provisions of this section.
All sidewalks shall be paved with Portland cement (Class C). Applicable
construction details listed for curb construction shall be observed
in the construction of Portland cement concrete sidewalks (four feet
wide; four inches thick).
(1)
Finished sidewalks shall be true to specified lines, grade, dimensions
and curvatures. Completed work shall be adequately protected from
traffic and the elements.
(2)
In those cases where a subdivider requests a waiver from or adjustment
of the requirement of sidewalks as set forth in this section, the
Planning and Zoning Board, in considering such waiver or adjustment,
shall consider the following:
(a)
The size of proposed lots, including lot frontages along all
streets;
(b)
The proximity of the proposed subdivision to school sites, commercial
uses, and other pedestrian generators including, but not limited to,
recreational facilities, churches, clubs and eating establishments;
and
(c)
The character of the area proposed for development and intensity
of use proposed for the subdivided parcels.
F.
Storm sewerage (Diagram 4).[3] Surface drainage systems adequately designed to accommodate
all surface runoff coming to or accumulating on the tract shall be
constructed in accordance with standards shown on Diagram 3.[4] The determination of pipe sizes and box culverts shall
be based on hydraulic computations using the rational method in which
the actual watershed area tributary to the structure is measured and
a minimum runoff coefficient is used which is based on Table 400-17,
shown below. In cases where dense residential and business development
is anticipated by the Planning and Zoning Board, this coefficient
should be increased as conditions require, to be determined by the
Township Engineer.
|
Table 400-17, Runoff Coefficients for Drainage Design
| |
|---|---|
|
Classification
|
Runoff Factor "C"
|
|
Parklands, golf courses, etc.
|
0.15 to 0.30
|
|
Open residential
|
0.30 to 0.50
|
|
Dense residential and business
|
0.50 to 0.70
|
|
Commercial and industrial
|
0.70 to 0.90
|
(1)
In general, where pipe sizes would be four feet in diameter or larger,
open channels will be permitted. Such channels shall be properly cleared
and graded with side slopes not to exceed three feet horizontally
to one foot vertically. Maximum design velocities for channels in
feet per second shall not exceed three for fine sand to firm loam;
five for stiff clay to hard pan; and 15 for concrete-lined ditch.
Velocity shall be controlled by the use of check dams or ditch banks
which shall be protected by the use of sod, rip rap or paving, as
design velocity dictates.
(2)
No storm drainage pipes of less than 12 inches in diameter or, if
the run exceeds 50 feet, of less than 15 inches in diameter shall
be installed. Inlets shall be spaced so that the run of water in gutters
does not exceed 1,000 feet or one block. Manholes or inlets shall
be located wherever a change in grade or alignment of a storm drain
occurs, but in any case not more than 500 feet apart. Where pipe sizes
are increased, the invert of the larger pipe shall be dropped so the
tops of the pipes will be at the same elevation. Outlet pipes shall
extend to the edge of existing streams and must be provided with concrete
headwalls or suitable end-sections. Underdrains with minimum pipe
size of six inches must be constructed where groundwater interferes
with the stability of the road base or with development construction.
(3)
Where piping drains a low point from which there can be no surface
runoff without flooding curbs and sidewalk areas, the design shall
be based on the municipal standard rainfall curves and shall be based
on a ten-year storm. In other cases, the pipe size may be based on
a two-year storm. Box culverts shall be designed on the basis of a
fifteen-year storm. Pipe grades shall be so designed that a minimum
velocity of 2 1/2 feet per second will be obtained when the pipe
is flowing 1/4 full. All drainage calculations must be preliminarily
reviewed and approved by the Township Engineer.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
(4)
Subsurface structure excavations shall be carried out by the contractor
and, only where considered necessary by the Township Engineer, shall
be carried below the required facility installation level to remove
and replace unstable soils with thoroughly tamped gravel, crushed
stone or crushed slag. Adequate bracing, shoring and sheeting shall
be installed to protect workmen, members of the public, public and
private property and the work underway. Where deemed necessary by
the Township Engineer, the contractor shall provide, install and operate
an adequate well-point system for dewatering to stabilize excavation
bottoms and banks.
(5)
Unless otherwise specified in specific situations by the Township
Engineer, reinforced concrete pipe, when used, shall be Class III,
Wall B. All reinforced concrete pipe shall have flexible, rubber-type
gasket joints with both pipe and gasket conforming to the American
Society for Testing Materials Specifications, as amended and revised
to date. When used, corrugated metal pipe and pipe arch shall conform
to the requirements of the American Association of State Highway Official
(AASHO) Specifications, as amended to date. All corrugated metal pipe
and pipe arch shall be fully bituminous coated in accordance with
current New Jersey Department of Transportation specifications.
(6)
When used, corrugated aluminum pipe and pipe arch shall conform to
the requirements of AASHO Designation M-196-62 or AASHO Designation
M-211-65. The aluminum alloy sheets shall conform to the requirements
of ASTM B209 Alloy Alclad 3004-H34.
(7)
Where used, cast-iron pipe, together with mechanical joints, shall
conform to the American Standards Association Specifications and,
unless otherwise specified by the Township Engineer, cast-iron pipe
shall be Class 22 for pipe diameters of 12 inches or less and thickness
Class 21 for a pipe diameter of 14 inches or more.
(8)
All drainage pipes shall be laid in straight lines between drainage
structures except when otherwise specifically provided. When deviation
from a straight line is permitted, the deflection of each joint shall
not exceed the manufacturer's recommended maximum for the pipe, joint
and size of pipe being installed. All pipe shall conform to specified
lines, grades and dimensions.
(9)
No defective or leaking pipes, joints, connections, manholes, inlets
or other parts of the work will be acceptable. All visible leakage
of any description, no matter where located, shall be corrected by
the contractor in a manner satisfactory to the Township Engineer.
[3]
Editor's Note: Said diagram is included as an attachment to this chapter.
[4]
Editor's Note: Said diagram is included as an attachment to this chapter.
G.
Manholes, inlets and catch basins. Concrete blocks, when used for
the construction of manholes, inlets or catch basins shall have the
required radius and material content and shall otherwise conform to
applicable requirements of the American Society for Testing Materials
Specifications.
(1)
Bricks, when used for the construction of manholes, inlets and catch
basins, shall conform to Grade MA of the American Society for Testing
Materials Specifications.
(2)
Iron castings shall conform to the requirements of the American Society
for Testing Materials Specifications for grey iron castings as amended
and revised to date.
(3)
Manholes, inlets and catch basins shall be constructed in accordance
with the standard details shown below. The foundation for all manholes,
inlets and catch basins shall be Class D, concrete. Concrete blocks
and bricks shall be laid with vertical joints staggered. Joints shall
be not more than 1/2 inch thick and shall be completely filled with
a one to two cement-sand mortar. The masonry shall be carried to such
a height that a mortar joint not more than 1/2 inch thick will be
required for setting the head casting without using split blocks or
bricks. Outside walls shall be plastered with a one-half-inch thick
coat of mortar trowled to a smooth finish.
(4)
All manholes, inlets and catch basins shall be installed in accordance
with the design standards as defined in Diagrams 5 and 6.[5]
[5]
Editor's Note: Said diagrams are included as attachments to this chapter.
H.
Sanitary sewers. Sanitary sewer facilities shall be provided and
installed in accordance with the specifications as set forth in this
section and as required by the Township Engineer. The sanitary sewer
facilities shall be designed and installed for either immediate or
future connection with a public or on site community sanitary sewer
system approved by the New Jersey Department of Environmental Protection
and the Township Committee. In areas where a public sanitary sewer
system does not exist or is not expected to be provided within a reasonable
period of time in the opinion of the Planning and Zoning Board, the
Board may waive the requirement that sanitary sewer facilities be
installed and connected to public sewer systems.
(1)
In those cases where a public sanitary sewer system is not presently
available and the site of the proposed subdivision is unsuitable for
individual, on-site septic systems as determined by the New Jersey
Department of Environmental Protection or other county or local agency,
an on-site, community sanitary sewer system approved by the New Jersey
Department of Environmental Protection and the Township Committee
shall be installed. The on-site septic systems shall be provided in
addition to the required installation of sanitary sewer systems for
those areas expected to be provided with public sanitary sewers within
a reasonable period of time.
(2)
All sanitary sewer systems shall comply with the rules and regulations
established by the Department of Health, State of New Jersey, as amended.
Sanitary sewer pipe shall be sized for full flow from the tract. The
Township may require larger pipe sizes to accommodate future extensions.
Minimum grades for sanitary sewer lines shall be 0.4% for asbestos
cement pipe and 0.5% for vitrified clay pipe.
(3)
Cast-iron pipe, when used for sanitary sewers, shall be centrifugally
cast and shall be provided with mechanical joints, with both pipe
and joints conforming to applicable American Standards Association
Specifications. Cast-iron pipe shall be thickness Class 22 for pipe
diameters 12 inches or less and thickness Class 21 for pipe diameters
of 14 inches or more. All cast-iron fittings, including Y-branches,
shall conform to the requirements of the current American Waterworks
Association's Specifications and shall be provided with joints suitable
for use with adjoining pipe. Cast-iron fittings shall be Class D for
fitting diameters of 12 inches or less and Class B for diameters of
14 inches or more. Cast-iron saddles shall be subject to the approval
of the Township Engineer.
(4)
Asbestos-cement pipe and fittings shall conform to applicable requirements
of the American Society for Testing Materials Specifications as amended.
Except where required for special conditions, asbestos-cement pipe
fittings shall be nonpressure, Class 1500 for pipe diameters of 12
inches or less, Class 2400 for pipe diameters of 14 inches or more.
All asbestos-cement pipe and fittings shall be furnished with sleeve
and gasket-type couplings designed for use with the size and class
of pipe specified.
(5)
Vitrified clay pipe and fittings shall conform to the applicable
requirements of the American Society for Testing Materials Specifications
as amended. Except where required for special conditions such as excessive
depth, vitrified clay pipe fittings shall be standard strength. All
vitrified clay pipe and fittings shall have factory-fabricated gasket-type
couplings which conform to the American Society for Testing Materials
Specifications.
(6)
Excavation and backfill shall conform to the requirements set forth
for subsurface structure excavations. Applicable requirements for
protecting excavations from cave-ins and water accumulation set forth
under storm drainage shall apply. Pipe shall be laid in straight lines
between manholes except where otherwise specifically provided by the
Township Engineer. When deviation from a straight line is permitted,
the deflection of each joint shall not exceed the manufacturer's recommended
maximum for the type, joint and size of pipe being installed. All
pipes shall be laid to uniform grades between manholes. Each section
of pipe shall be solidly bedded in the trench bottom and shall be
supported for its full length except where excavation has been made
for joints. Before making each joint, the ends of the pipes and all
joint members shall be thoroughly cleaned. All jointing shall be done
in strict accordance with the manufacturer's recommendations and the
directions of the Township Engineer. All visible leakage of any description
and no matter where located shall be corrected by the contractor in
a manner satisfactory to the Township Engineer, whether or not the
total leakage into the sewer is within the allowable maximum as determined
by infiltration tests. Such infiltration tests shall be made when
and as directed by the Township Engineer, and no connections to flowing
lines shall be made until the testing is complete and satisfactory
results have been obtained. The contractor shall furnish all labor,
material and equipment necessary for the infiltration tests. No section
of sanitary sewer between adjacent manholes will be considered satisfactory
or acceptable when the rate of infiltration exceeds 1/2 of the above
specified rate. Leakage in excess of the above shall be located and
corrected by the contractor. Y-branch and service laterals which are
not to be immediately connected to flowing lines shall be securely
plugged so as to provide a permanently watertight seal, and the contractor
shall accurately record the station and direction of each such stub.
These shall also be located on the contractor's copy of the plans
and permanently marked by a cross-cut on the curb or a hub-stake driven
at the curbline.
I.
Shade trees. Wherever possible, the developer shall endeavor to preserve
existing trees. At the discretion of the Planning and Zoning Board,
the subdivider shall plant suitable shade or ornamental trees on the
street line or in the planting strip so as not to interfere with neighboring
street frontages.
J.
Topsoil protection. Any topsoil moved or to be moved during the course of construction for any development shall be redistributed so as to provide at least six inches of topsoil cover to all areas of the development not covered by building or paving. All such disturbed areas shall be stabilized by seeding, planting or sodding according to an approved Soil Erosion and Sediment Control Plan approved by the soil conservation district. In the event the site does not contain sufficient amounts of topsoil to provide six inches of cover to all areas of the development, the developer shall supply sufficient amounts to meet this requirement. Where found necessary by the Planning and Zoning Board, required seeding, sodding, water retention structures, rip-rapping or other activities necessary to carry out the soil erosion and sedimentation control plan shall be made subject to the provisions of adequate performance and maintenance guarantees as specified in Article V.
K.
Streetlighting. Lighting along all proposed new streets shall be
installed by the appropriate utility company according to the plan
approved on the preliminary plat.
L.
Monuments. Monuments shall be the size and shape required by the
New Jersey Map Filing Act (N.J.S.A. 46:26B-1 et seq. as amended) and
shall be placed in accordance with said statute.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
M.
Street signs. Street signs and other warning, directional, regulatory
or advisory signs or pavement markings shall be installed as per the
specifications of the Township Engineer. Such signs shall be of a
size, color or design specified in accordance with the current edition
"Manual on Uniform Traffic Control Devices" and published by the Federal
Highway Administration, U.S. Department of Transportation.
N.
Erosion control. All construction or site disturbance in connection
with a subdivision shall be undertaken in such a manner as to minimize
soil erosion. The developer shall, when required by the Planning and
Zoning Board, undertake soil erosion prevention and corrective measures
recommended by the Cumberland-Salem Soil Conservation District and
deemed reasonable by the Planning and Zoning Board.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
O.
Blocks. The size, shape and orientation of blocks shall be appropriate
for the location of the subdivision and for the type of development
and use contemplated.
P.
Lots. The size, shape and orientation of lots shall be appropriate
for the location of the subdivision and for the type of development
and use contemplated. No lot shall have more than one single-family
detached dwelling unit located thereon.
A.
General. In reviewing any site plan, the Planning and Zoning Board
shall be cognizant of, but shall not necessarily limit its attention
to:
(1)
Building and structure design. Critical consideration shall be given
to building materials, use of color and texture, massing, windows
and building or structure height and shape as they relate to site
conditions and harmonize with similar elements in neighboring buildings
or structures.
(2)
Circulation. The layout of the site with respect to the arrangement,
width and alignment of driveways and walkways as they provide for
the pedestrian traffic, both within and external to the site.
(3)
Parking and loading. The amount, location and arrangement of spaces
proposed for automobile parking and for the loading and unloading
of goods and materials, both with relation to the use intended to
be served as well as efficient and safe interconnection with the public
circulation system.
(4)
Landscaping. The arrangement of landscape elements and the appropriateness,
variety and compatibility of selected plant materials as they contribute
to an adequate and pleasing landscape design and/or screening system
as well as the compatibility of the landscape plan with adjacent properties
and the neighborhood.
(5)
Orientation and siting. In the case of freestanding buildings or
structures, and depending on individual site characteristics, consideration
shall be given to positioning that provides a desirable visual composition,
avoids blocking natural vistas and provides desirable space enclosures.
(6)
Site utilities. The location and adequacy of sanitary sewerage facilities
and the nature, adequacy and safety of the surface drainage system
both as they relate to the intended site development and to the surrounding
area; the positioning, adequacy and design of overhead and underground
electric, telephone and gas lines and other structures.
(7)
Accessory features. The aesthetic quality and harmony of architectural
design of proposed signs, exterior architectural features, displays,
service areas, walls, fences, lighting decorations, street and public
area furnishings, and such other features as affect the aesthetic
quality of the buildings, property and neighborhood.
(8)
Environmental protection. Critical attention shall be given to preserving
the landscape in its natural state insofar as possible and to improving
the existing site conditions according to high standards of conservation
and environmental protection and in keeping with the surrounding natural
setting. The development plan should demonstrate the avoidance of
unnecessary alteration of existing topography or the removal of vegetation
and should propose development that will otherwise respect the established
natural conditions of the site and its surroundings. Where recommended
by the soil conservation district, a stilling basin may be required
of a size determined by the Township Engineer, for the purpose of
retaining the natural state of contiguous or on-site streams.
B.
Site improvement design standards. The arrangement, nature, size
and construction of any required on-site, off-site or off-tract improvements
including streets, curbs and gutters, sidewalks, street signs and
shade trees, water and sewer systems, and topsoil protection measures
shall conform to any applicable design standards contained in this
chapter. In addition, required site improvements shall conform to
design standards that shall include, but not necessarily be limited
to, the following:
(1)
Parking. Off-street parking of such size and number as are consistent with good planning standards and in compliance with any prevailing requirements or supplementary regulations contained in Chapter 450, Zoning, shall be required in connection with and convenient to uses projected for the site development, in accordance with the following:
(a)
General provisions.
[1]
Off-street parking spaces, open air or indoor, shall be provided
with all new construction or the creation of new uses as specified
in this chapter.
[2]
Parking spaces shall be provided on the same lot as the use except as provided under Subsection B(1)(c) below.
[3]
All such space shall be deemed to be required space on the lot
on which the use it serves is situated and shall not be encroached
upon or reduced in any manner.
[4]
None of the off-street parking facilities that are required
in this chapter shall be required for any existing building or use,
unless said building or use shall be enlarged, rebuilt, reconstructed,
altered or remodeled.
[5]
No parking area shall be used for any use that interferes with
its availability for the parking need it is required to serve.
[6]
Off-street parking shall be designed so that no vehicles would
have to back into a street.
(b)
Complementary use of the same parking facilities shall be encouraged.
(For example, retail store, day use; movie, evening use). The Planning
and Zoning Board may reduce the required aggregate amount of parking
space upon determination that a greater efficiency is created by joint
use, but in no case shall the total parking area be reduced by more
than the number of spaces required by the smaller user.
(c)
Nonresidential use. For commercial and all nonresidential uses
in business districts, required parking shall be provided within 150
feet of such use. It shall be measured from the nearest point of the
parking facility to the nearest point of the building that such facility
is required to serve.
(d)
Surfaces. All parking areas, passageways and driveways shall
be surfaced with a dustless, durable, all-weather surface clearly
marked for car spaces, except when provided in connection with one-family
residences, and shall be adequately drained and subject to the approval
of the Township Engineer.
(e)
Driveway and turnarounds. Parking space provisions shall also
include adequate driveway and necessary turning areas for handling
vehicular traffic flow. Parking spaces shall be a minimum of 10 feet
in width and 20 feet in length and access aisles to the parking spaces
shall not be less than the minimum dimensions specified below except
that the minimum parking space size(s) and aisle width(s) for shopping
centers may be reduced if, in the opinion of the Planning and Zoning
Board, such reduction will provide benefits to the overall plan of
the shopping center and will not create traffic circulation problems.
|
Minimum Dimensions
(where the angle of parking is different on both sides of the
aisle, the larger aisle width shall prevail)
| ||
|---|---|---|
|
Spaces: 10 feet by 20 feet
| ||
|
Angle of Parking Space
|
One-Way Aisle
(feet)
|
Two-Way Aisle
(feet)
|
|
90°
|
22
|
25
|
|
60°
|
18
|
20
|
|
45°
|
15
|
20
|
|
30°
|
12
|
18
|
|
parallel
|
12
|
18
|
(g)
Shielding. Adequate shielding shall be provided by business
users to protect adjacent residential zones from the glare of such
parking illumination area and from that of automobile headlights.
(h)
Shade trees. Except for permitted general industrial uses, off-street
parking areas for 20 or more vehicles shall be provided with shade
trees of a type approved by the Township Planning and Zoning Board.
The shade trees shall be located in a planned manner within the parking
lot area in quantity equal to not less than one shade tree for every
10 parking spaces.
(i)
Rear lot lines. All parking spaces and access drives shall be
at least five feet from any side or rear lot line.
(j)
Entrances and exits. Entrances and exits for all required parking
facilities shall be located not less than 50 feet from the intersection
of any two street lines.
(k)
Groundwater recharge. Off-street parking areas which comprise
10 or more vehicles shall provide for on-site groundwater recharge
of a type deemed adequate by the Township Engineer.
(l)
Flow of traffic. Parking areas shall be designed to permit each
motor vehicle to proceed to and from the parking space provided for
it without requiring the moving of any other motor vehicle.
(m)
Businesses oriented to auto transportation, warehousing and
industrial parking lots shall be subject to the following provisions:
[1]
No parking lot shall hereafter be erected or placed within 100
feet of any residence district.
[2]
No commercial parking lot shall have an entrance or exit connected
with a public street at a point closer than 200 feet from an intersection
or residential zone or public or semipublic building.
[3]
Parking lots providing a minimum of 100 spaces shall develop
20% of its land area as landscaped divider strips. All such areas
shall be planted with grass, shrubs, bushes and shade trees, in order
to alleviate an otherwise barren expanse of open space and unsightly
appearance and as an aid to stormwater drain off. Adequate provisions
shall be made to insure that such landscaping shall be maintained
in good condition. Seven-foot-wide dividers shall be placed between
rows of cars, but, if located at the ends of parking bays, the width
of the divider strip shall be 15 feet wide. Such plantings shall be
kept trimmed at all times so that proper sight distances are maintained
for safe movement of traffic.
A.
Off-street loading space, as defined in this chapter, shall be provided
for the loading and unloading of vehicles on the lot on which the
use is located and shall conform to the following provisions:
(1)
An off-street loading space not less than 12 feet in width, 70 feet
in length and 14 feet in height shall be required:
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
B.
Access to truck standing, loading and unloading space shall be provided
directly from a public street or alley or from any right-of-way that
will not interfere with public convenience, and will permit orderly
and safe movement of truck vehicles.
C.
Loading space, as required under this section, shall be provided
in addition to off-street parking space and shall not be considered
as supplying off-street parking space.
D.
The maximum width of driveways and sidewalk opening measured at the
street lot line shall be 40 feet; the minimum width shall be 30 feet.
E.
All off-street loading spaces shall be surfaced with a hard surface,
dustless material or porous asphalt.
F.
All loading spaces and access drives shall be at least five feet
from any side or rear lot line.
G.
All artificial lighting used to illuminate any loading space or spaces
shall be so arranged that no direct rays from such lighting shall
fall upon any neighboring property.
H.
Entrances and exits for all required loading facilities shall be
located not less than 60 feet from the intersection of any two street
lines.
J.
The certificate of occupancy necessary for loading areas shall remain
valid so long as the owner of the facilities maintains them for the
use they are designed to serve.
In order to encourage the sound development of street frontage,
the following special regulations shall apply:
A.
Access barrier. Access to the streets shall be controlled in the
interest of public safety. Each building or group of buildings used
for nonresidential purposes, and its parking or service areas shall
be physically separated from the highway by a curb and a low planting
strip or other suitable barrier of not less than 10 feet in depth
along an arterial street and five feet in depth along all other streets
against unchanneled motor vehicle access or egress except for accessways
authorized herein.
B.
Accessways. Each permitted use shall not have more than the number of accessways permitted in the schedule in § 450-7 of Chapter 450, Zoning, for that use. Insofar as practicable, the use of common accessways by two or more permitted uses shall be provided in order to reduce the number and closeness of access points along the streets and to encourage the fronting of commercial and industrial structures upon a marginal street and not directly upon a public collector or arterial.
C.
Spacing. Where two or more driveways connect a single site to any one road, unless otherwise stated in § 450-7, a minimum clear distance of 100 feet, measured along the right-of-way line, shall separate the closest edges of any two such driveways.
D.
Driveways, prohibitions. No entrance or exit driveway shall be located
on the following portions of any collector or arterial road: on a
traffic circle; on a ramp of an interchange within 50 feet of the
beginning of any ramp or other portion of an interchange; nor on any
portion of such road where the grade has been changed to incorporate
an interchange. No driveway on a collector or arterial shall be designed
so that a car would have to back into a street.
E.
Intersections.
F.
Acceleration lanes. Where a driveway serves right-turning traffic
from a parking area providing 200 or more parking spaces, and/or the
abutting road is classified as an arterial or collector road, an acceleration
lane shall be provided in accordance with "A Policy of Geometric Design
of Rural Highways," American Association of State Highway Officials.
G.
Deceleration lanes. Where a driveway serves as an entrance to a land
development providing 50 or more parking spaces, a deceleration lane
shall be provided for traffic turning right into the driveway from
any arterial or collector road. The deceleration lane shall be at
least 200 feet long and 13 feet wide, measured from the abutting roadway
curbline. A minimum forty-foot curb return radius shall be used from
the deceleration lane into the driveway.
H.
Where a site occupies a corner of two intersecting roads, no driveway
entrance or exit may be located within a minimum of 50 feet from the
intersection boundary lines.
I.
Widths. The dimensions of driveways shall be designated to adequately
accommodate the volume and character of vehicles anticipated to be
attracted daily onto the land development for which a site plan is
prepared. The required maximum and minimum dimensions for driveways
are indicated in the accompanying table. Driveways serving large volumes
of daily traffic, or traffic over 25% of which is truck traffic, shall
be required to utilize high to maximum dimensions. Driveways serving
low daily traffic volumes, or traffic less than 25% of which is truck
traffic, shall be permitted to use low to minimum dimensions.
|
One-Way Operation
|
Two-Way Operation
| |||||||
|---|---|---|---|---|---|---|---|---|
|
Curbline Opening
(in feet)
|
Driveway Width
(in feet)
|
Curbline Opening
(in feet)
|
Driveway Width
(in feet)
| |||||
|
Trucks
|
25%
|
25%
|
25%
|
25%
|
25%
|
25%
|
25%
|
25%
|
|
5 to 10 family residents
|
12 to 15
|
10 to 13
|
12 to 30
|
10 to 26
| ||||
|
10 family or over
|
12 to 30
|
10 to 26
|
24 to 36
|
20 to 30
| ||||
|
Commercial and industrial
|
24 to 50
|
24 to 34
|
24 to 50
|
24 to 46
| ||||
|
Service station
|
15 to 36
|
12 to 34
|
24 to 36
|
20 to 34
| ||||
J.
Sight distance. Any exit driveway or driveway lane shall be designed
to permit the following maximum sight distance measured in each direction
along any abutting Township, county or state road; the measurement
shall be from the driver's seat of a vehicle standing on that portion
of the exit driveway that is immediately outside the edge of the road
shoulder:
|
Allowable Speed on Road
(mph)
|
Required Sight Distance
(in feet)
|
|---|---|
|
25
|
150
|
|
30
|
200
|
|
35
|
250
|
|
40
|
300
|
|
45
|
350
|
|
50
|
400
|
K.
Surfaces. The surface of any driveway subject to Township site plan approval shall be constructed with a permanent porous or nonporous pavement of a type specified by standards set by the Township Engineer. Such pavement shall extend to the paved travelled way or paved shoulder of the road and such pavement shall extend throughout the area defined by the required driveway dimensions specified in § 400-20I above.
L.
Grades. Any vertical curve on a driveway shall be flat enough to
prevent the dragging of any vehicle undercarriage. All driveway profiles
and grades shall be submitted to and approved by the Township Engineer.
However, no driveway grade shall exceed 8%.
M.
Should the sidewalk be so close to the curb at a depressed curb driveway
as to cause the ramp to be too steep and be likely to cause undercarriage
drag, the sidewalk should be appropriately lowered to provide a suitable
ramp gradient.
N.
Drain pipes. Where curbing does not exist and conditions warrant,
an adequate drain pipe shall be installed as determined by the Township
Engineer.
O.
Customer service areas. Any site plan that proposes temporary stopping
space or maneuvering space for vehicles of customers or patrons seeking
service at a roadside business establishment should be so designed
that the stopping or maneuvering space will be at least 10 feet removed
from the right-of-way line of the adjacent street or road.
P.
Refuse disposal. Refuse depositories shall not be exposed to public
view and shall be nonpolluting, covered from weather and secure from
vandalism. Compactor units shall afford completely sealed operation
and efficient access by collection vehicles.
See general development standards and requirements in planned unit development, § 400-12.
