[Ord. #679, S 701]
The standards shown apply to improvements required for subdivision
plats and site plans.
[Ord. #679, S 702; Ord. #06-16; Ord. #07-20]
a.
Street Signs. Approved street signs shall be installed at all street
intersections and shall be of a type specified by the Borough.
b.
Walkways. The developer shall construct a concrete sidewalk, four
feet in width located no less than three feet from the side line of
the roadway but within the right-of-way. Sidewalks or additional walkways
may be required in residential, business or industrial areas and shall
be determined on an individual basis by the approving authority and
shall in all cases be sufficient in width to accommodate pedestrian
traffic and shall be constructed in accordance with the construction
standards and specifications of the Borough.
c.
Street Lighting. Appropriate street lights shall be installed where
designated by the approving authority.
d.
Topsoil Protection. No topsoil shall be removed from the site or
used as spoil or fill. Topsoil removed during the course of construction
shall be redistributed in the site as to provide equal distribution
of cover to all areas of the subdivision and shall be stabilized by
seeding and planting.
e.
Monuments. Monuments of the size and shape required by Section 4
of Chapter 358 of the Laws of New Jersey of 1953, as amended, shall
be placed in accordance with the statute, as amended, in subdivisions.
f.
Drainage. Drainage shall be provided so that surface water will not flow either over private property, unless the course of the natural drainage by existing ditch is indicated, or over any street so as to erode same. The method of disposal of surface waters must be satisfactory in the opinion of the Borough Engineer. In the case of a major subdivision, or site plan, the drainage plan for the entire subdivision including the street or streets, must be submitted with the tentative plans at the time of the request for tentative approval of the approving authority. There must be sufficient drainage to intercept any water seepage so as to overcome unfavorable subgrade conditions. Underground service connections are to be completed before the placing of any pavement construction material. All driveways from house to street shall be in such a manner as not to interfere with the flow of water in the road or drainage ditches along the public road. The Stormwater Control Ordinance under Section 22-101 of the Borough Code of North Plainfield provides necessary and additional information regarding drainage that must be reviewed and observed in addition to this section.
g.
New Roads. In all subdivisions, the subdivider shall construct paved
roadways with curbing. The paved roadway shall be constructed of a
compacted five inch bituminous concrete stabilized base and be covered
with a two-inch FABC machine-laid bituminous concrete surface. All
materials used on road construction and methods and work procedures
shall be in accordance with the standard form of specifications for
New Jersey State Highways, and in accordance with Standard Construction
Details on file in the office of the Borough Engineer.
h.
Sanitary Sewage. Sanitary sewers shall be installed in areas which
are accessible to a public sewage system and shall be installed in
accordance with specifications approved by the Borough Engineer. If
a public sewer system is not accessible, a sewage disposal system
shall be installed in accordance with the requirements of the State
Department of Health and subject to the approval of the Borough Engineer
and the Borough Council.
i.
Utilities. The developer shall install its distribution supply lines,
services and street lighting supply facilities underground in accordance
with the serving utilities' specifications and 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, provided however,
that for good cause shown the Planning Board may waive this requirement
and provided further that lots which, in such subdivisions or site
plans, abut existing streets where overhead electric or telephone
distribution supply lines have heretofore been installed on any portion
of the street involved, may be supplied with electric and telephone
service from those overhead lines or extensions thereof, but the service
connections from the utilities' overhead lines may be installed underground.
j.
Earth Removal. No change shall be made in the elevation or contour
of any lot or site by removal of earth to another site except when
approved by the Borough Engineer. All changes in elevation and contours
approved by the Borough Engineer shall be shown on the preliminary
plat and profiles.
k.
Shade Trees. Where required by the approving authority, two new shade
trees shall be installed on each lot on the owner's property so as
not to interfere with utilities, roadways or walkways and sidewalks.
Trees shall be two inches or more in diameter, eight feet or more
in height and of the following types, but not limited to; evergreen
or silver linden; London or Oriental plane; Norway, Schwedler's or
sugar maple; chestnut; red, pin, black or scarlet oak.
l.
Parking Areas. Multi-level parking structures are encouraged to be
used rather than surface lots in nonresidential zones, where practicable.
In all zones, shared parking, where practical, is encouraged.
[Ord. #679, S 703]
a.
All construction stakes and grades thereon shall be set by professional
engineer or land surveyor in the employ of the developer or his contractor,
and a duplicate copy of the notes made therefrom shall be filed with
the Borough Engineer.
b.
No construction work shall commence without the Borough Engineer
being properly notified. Such notice shall be given at least one week
before the commencement of work.
c.
"Standard Construction Details-Borough of North Plainfield" are hereby
adopted as presently on file in the office of the Borough Engineer,
and the Standard Construction Details with any amendments thereto
or revisions thereof presently existing or to be made in the future
shall govern the construction and installation of all the above improvements.
Failure of the developer, his contractor or agents to conform to the
specifications will be just cause for the suspension of the work being
performed.
[Ord. #679, S 704; Ord. #06-16]
a.
The subdivision plat shall conform to design standards that will
encourage good development patterns within the Borough. The subdivision
shall conform to the proposals and conditions shown on the Official
Map of the Borough and the Master Plan. 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.
b.
The arrangement of streets not shown on the Master Plan shall be
such as to provide for the appropriate extension of existing streets.
Whenever a cul-de-sac is permitted, the subdivider shall dedicate
a parcel of land 50 feet wide to be used as a future street and running
from the cul-de-sac to any adjoining land not fronting on a street
as defined in this chapter, whether such adjoining land is owned by
the subdivider or not.
c.
Minor streets shall be so designed as to discourage through traffic.
d.
Subdivisions abutting arterial streets shall provide a marginal service
road or reverse frontage with a buffer strip for planting or some
other means of separation of through and local traffic as the approving
authority may determine appropriate.
e.
The right-of-way width shall be measured from the lot line and shall
not be less than the following:
f.
No subdivision showing reserve strips controlling access to streets
shall be approved.
g.
Subdivisions that adjoin or include existing streets that do not
conform to widths as shown on the Master Plan, or the street width
requirements of this chapter shall dedicate additional width along
either one side only, 1/2 of the required extra width shall be dedicated.
h.
Street Grades. Grades of through and main traffic streets shall not
exceed 12%, except under special conditions which may be approved
by the approving authority. No streets shall have a minimum grade
of less than 1/2 of 1%.
i.
Street intersections shall be laid out as nearly at right angles
as 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.
j.
A tangent at least 100 feet long shall be introduced between reverse
curves.
k.
When connecting street lines deflect each other at any one 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 all streets.
l.
All changes in grade shall be connected by vertical curves of sufficient
radii to provide a smooth transition and proper distance.
m.
Connecting streets shall be planned wherever possible. Dead-end streets,
where planned shall not be longer than 1,000 feet, excepting where
unusual circumstances require granting additional footage at the direction
of the approving authority and shall provide a turn around at the
end with a radius of not less than 50 feet and tangent wherever possible
to the right side of the street. If a dead-end street is of a temporary
nature, a similar turnaround shall be provided and provision made
for future extension of the street and reversion of the excess of
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. The continuation
of an existing street shall have the same name. All street names shall
be approved by the approving authority.
o.
Blocks.
1.
Block length and width or acreage within bounding roads shall be such as to accommodate the size of lot required in the area by Article IX Zoning, and to provide for convenient access, circulation, control and safety of street traffic.
2.
In blocks over 1,000 feet long, pedestrian crosswalks may be required
in locations deemed necessary by the approving authority. Such walkway
shall be 10 feet wide and be straight from street to street.
3.
For commercial, group housing or industrial use, block size shall
be sufficient to meet all area and yard requirements for such use.
p.
Lots.
2.
Insofar as is practical, side lot lines shall be at right angles
to straight streets and radial to curved streets.
3.
Where there is a question as to the suitability of a lot or lots
for their intended use due to factors such as rock formation, flood
conditions or similar circumstances the approving authority may, after
adequate investigation, withhold approval of such lots.
q.
Utility Easements; Drainage Rights-of-way; Preservation of Natural
Features.
1.
In large scale development, easements along rear property lines or
elsewhere for utility installation may be required. Such easements
shall be at least 15 feet wide and located in connection with the
companies or municipal departments concerned.
2.
Where a subdivision is traversed by a watercourse, drainage way,
channel or stream, there shall be provided a stormwater easement or
drainage right-of-way conforming substantially with the lines of such
watercourse and such further width or construction, or both, as will
be adequate for the purpose intended and further, the width of such
stormwater easement or drainage right-of-way shall be based upon New
Jersey Department of Environmental Protection flood hazard boundaries
where such exist.
3.
Natural features such as trees, forested areas, brooks, hilltops
and views shall be preserved whenever possible in designing any subdivision
containing such features.
[1]
Editor's Note: Prior ordinance history includes portions of
Ordinance No. 94-06.
[Ord. #07-20]
As used in this section:
a.
MULTIFAMILY HOUSING - Shall mean a building containing three or more
dwelling units occupied or intended to be occupied by persons living
independently of each other or a group of such buildings.
b.
RECYCLING AREA - Shall mean allocated for collection and storage
of source separated recyclable materials.
[Ord. #07-20]
There shall be included in any application to the Borough Planning
Board and/or Zoning Board of Adjustment that requires subdivision
or site plan approval for the construction of multifamily housing,
single-family developments of 50 or more units or any commercial,
institutional, government or industrial development for the utilization
of 1,000 square feet or more of land, a recycling plan. The plan must
contain, at a minimum, the following:
a.
A detailed analysis of the expected composition and amounts of solid
waste and recyclables generated at the proposed development; and,
b.
Locations documented on the application's site plan that provide
for an indoor or outdoor recycling area for the collection and storage
of residentially-generated recycling materials.
1.
The dimensions of the recycling area shall be sufficient to accommodate
recycling bins or containers which are of adequate size and number,
and which are consistent with anticipated usage and with current methods
of collection in the area in which the project is located; and,
2.
The dimensions of the recycling area and the bins or containers shall
be determined in consultation with the Municipal Recycling Coordinator,
and shall be consistent with the District Recycling Plan adopted pursuant
to section 3 of P.L. 1987, c. 102 (N.J.S.A. 13:1E-99.13) and any applicable
requirements of the municipal Master Plan, adopted pursuant to section
26 of P.L. 1987, c. 102; and,
3.
The location of the recycling area shall be convenient for the residential
disposition of source separated recycling materials, preferably near,
but clearly separated from, a refuse dumpster; and,
[Ord. #07-20]
Reasonable measures shall be taken to protect the recycling
area and the bins or containers placed therein, against theft of recycling
materials, bins or containers.
[Ord. #07-20]
Prior to the issuance of a Certificate of Occupancy by the Borough,
the owner of any new multifamily housing or commercial, institutional
or industrial development must supply a copy of a duly executed contract
with a hauling company for the purposes of collection and recycling
of source-separated recyclable materials, in those instances where
the Borough does not otherwise provide this service.
[Ord. #07-20]
The recycling area or the bins or containers placed therein
shall be designed so as to provide protection against adverse environmental
conditions which might render the collected materials unmarketable.
Any bins or containers which are used for the collection of recycling
paper or cardboard, and which are located in an outdoor recycling
area, shall be equipped with a lid, or otherwise covered, so as to
keep the paper or cardboard dry.
[Ord. #07-20]
Signs clearly identifying the recycling area and the materials
accepted therein shall be posted adjacent to all points of access
to the recycling area. Individual bins or containers shall be equipped
with signs indicating the materials to be placed therein.
[Ord. #07-20]
Landscaping and/or fencing shall be provided around any outdoor
recycling area and shall be developed in an aesthetically pleasing
manner.
[Ord. #07-20]
Provision shall be made for the indoor, or enclosed outdoor,
storage and pickup of solid waste, to be approved by the Borough Engineer.
