Piling shall be used under the footings of any habitable building.
Such piling are required, and must be installed for supporting any
structure, including chimneys, and shall be not less than eight inch
butts and six inch tips, and sufficient time shall be allowed for
the piling to set before pouring footing and pilings are to extend
into footings from two to four inches; and pilings not to be more
than six feet on centers. All piling shall be capped with a concrete
beam at least twelve (12) inches by sixteen (16) inches reinforced
with three 3/8 inch rods in the top and bottom. The bottom of the
beam shall be twelve (12) inches below the existing grade and a masonry
wall built from the top of beam to the bottom of the sill.
Applications for permits to construct or reconstruct a bulkhead
shall be accompanied with plans showing size, shape, configuration
and location of such bulkhead, and specifications of material to be
used in such construction and the manner in which such material shall
be incorporated into the bulkhead.
The location of the construction of any bulkheads shall be along
the established line thereof as shown on the Official Tax Map of the
Borough of Avalon and the finished elevation thereof shall be a minimum
of seven (7.0) feet above mean sea level based on NAVD 88 datum provided,
however, that in case of a dispute as to location, height or construction
requirements, the same shall be determined by the Construction Official.
Prior to the issuance of a Certificate of Compliance by the Borough
confirming compliance by the owner with provisions of this chapter,
the owner shall submit to the Construction Official an elevation certificate
from a licensed professional Surveyor certifying that the finished
elevation of the bulkhead is at least seven (7.0) feet above mean
sea level (NAVD 88) as required herein. Where drainage related issues
are in dispute, the Borough Engineer shall review same with the Construction
Official. Owners shall eliminate storm water drainage impact to adjacent
properties through installation of necessary drainage devices.
The minimum specifications covering the construction and reconstruction
of bulkheads shall be as follows:
a.
All piles shall have a butt diameter of not less than 10 inches and
a tip diameter of not less than five inches and shall have a length
at least four feet greater than the sheet piles. All piles shall be
fir, oak or pine and shall be a net retention of twelve (12) pounds
of creosote oil per cubic foot treatment by the full cell process
with creosote oil meeting the latest A.W.P.A. specifications. As an
alternative, sheathing, wales and main piles shall be preservative
treated to a net retention of two and one-half (2.5) pounds per cubic
foot of chromated copper arsenate (CCA). Anchor piles shall be treated
to a net retention of one (1.0) pound per cubic foot of CCA. This
shall be in accordance with A.W.P.A. specifications C2, C3, and C18,
as applicable.
b.
All timber sheet piles and wales shall be creosote No. 1 common fir or North Carolina pine and shall have a net retention of twelve (12) pounds of creosote oil per cubic foot treatment by the full cell process with creosote oil meeting the latest A.W.P.A. specifications. Sheet piles shall be two inches x eight inches or two inches x 10 inches and shall have a penetration of at least forty (40%) percent of the actual length of sheathing. Wales shall be four inches x six inches. At least two wales will be required. A third wale shall be used where the finished top of bulkhead extends more than seven feet six inches above the existing bottom. All wale joints shall be staggered at pilings. It shall be permissible to use CCA treated materials in accordance with the specifications set forth in Subsection a above.
c.
All bolts, tie rods and spikes shall be genuine galvanized steel
of first quality. Each bolt and the rod shall be fitted with two galvanized
steel washers. Bolts and tie rods to be galvanized after threading
and shall have sufficient length of thread so that no blocking will
be required. No re-threading or thread extension will be permitted.
Bolts shall be 3/4 inches in diameter and of sufficient length to
comply with the above requirements. Wales to be bolted to all piles.
Tie rods shall be at least 3/4 inches in diameter and shall have a
minimum length of fourteen (14) feet. One tie rod will be required
for each main pile. Galvanized nails or spikes shall be as specified
and each sheet pile shall receive not less than two nails or spikes
per wale. Hardware shall meet the following requirements:
d.
All timbers shall be set by the water jet method. Piles shall be
set on not more than five feet on center and shall be tied to anchor
piles with the tie rods previously specified. Anchor piles may be
local oak or pine and shall have a butt diameter of not less than
eight inches and a tip diameter of not less than four and one-half
(4 1/2) inches and shall not be less than twelve (12) feet in
length and the top of same shall be set at least two feet six inches
below the elevation of the bulkhead cap. Two (2) rows of two inch
sheet piles shall be used throughout the joints staggered. All timber
which has been cut off at the top during construction shall be field
treated with hot creosote treatment.
e.
All pipe penetrations from storm water drainage shall extend a minimum
of one pipe diameter from bulkhead face. Penetrations shall be constructed
with a tight fit around pipe extension and shall include the installation
of soil fabric on interior of bulkhead. Additional wales shall be
installed at tip and bottom of stormwater pipe between adjacent piles.
f.
All bulkhead construction shall incorporate bulkhead returns at adjacent
property limits. Bulkhead returns shall extend a minimum of five feet
landward of bulkhead line. Construction of bulkhead returns shall
tie into adjacent bulkhead construction.
g.
Alternate bulkhead material or construction methods must be submitted
to the Construction Official for technical review and approval. The
Construction Official shall consult with the Borough Engineer prior
to granting any such approval. Acceptable alternate material shall
conform to the following specifications:
h.
Whenever a bulkhead design does not meet the specifications of this
section, then such design shall be prepared by a New Jersey Licensed
Professional Engineer and shall be in accordance with generally accepted
engineering principles and standards. It shall be the obligation of
the property owner and the owner's engineer to provide any supplemental
information which may reasonably be required by the Construction Official
and/or the Borough Engineer in order to evaluate and approve the proposed
bulkhead design. A permit shall only be issued by the Construction
Official after consultation with and review of the alternate design
by the Borough Engineer. Designs which strictly comply with this section
do not require preparation by a Professional Engineer and the same
shall come under the review responsibilities of the Construction Official.
i.
The decision of the Borough Construction Official and Engineer shall
be final as to all issues related to construction material and bulkhead
design. A property owner may be entitled to a relaxation of the requirements
of this section based upon a showing of exceptional circumstances,
hardship or other good cause. The decision of the Construction Official
in such matters shall be binding unless the property owner appeals
that decision to the Borough Council. Nothing contained herein shall
be construed as limiting or attempting to limit the right of any property
owner to seek judicial review from a court of competent jurisdiction
under appropriate circumstances.
All private bulkheads within the Borough of Avalon shall be
maintained in such a manner so as to pose no danger to the health,
safety or welfare of the citizens of Avalon and so as not to pose
any threat or danger to person or property. Said bulkhead shall be
kept in such a state of repair as to prevent erosion or danger to
abutting, adjacent or adjoining properties. Whenever a bulkhead has
deteriorated to such a degree that it poses a danger, the Construction
Official shall notify the property owner, in writing, of the nature
of the deterioration and require the property owner to make necessary
repairs. The property owner shall submit a plan of corrective action
to the Construction Official not later than thirty (30) days from
receipt of the notice. Upon approval of the corrective action by the
Construction Official, the property owner shall complete all necessary
repairs forthwith. If permits are required from the State of New Jersey
or the Federal government or any agency or instrumentality thereof
and such permits are required before any work can commence, then the
property owner shall forthwith make application for all required penults
upon approval by the Borough of the property owner's corrective action
plan. In the event that a property owner fails to submit a corrective
action plan or fails to implement that plan, then, in either of such
events, the Borough may, at its option, make the necessary repairs
and charge the cost thereof to the property owner in such manner as
authorized by law.
