A. 
The applicant shall comply with the following requirements and principles of land subdivision in the design of each subdivision or portion thereof. Prior to the granting of final approval, the applicant shall have installed or shall have furnished performance guaranties in accordance with § 85-53 for the ultimate installation or protection of the items required by this article.
B. 
The subdivision shall conform to design standards that will encourage good development patterns encouraging a coordinated, well-planned community with provisions for desirable services and circulation facilities. The subdivision shall conform to the proposals and conditions shown on the Master Plan and Official Map, as adopted by the Township.
[Amended 5-1-1979 by Ord. No. 0-79-8; 6-8-1981 by Ord. No. 0-81-12]
Proposed streets and extensions of existing streets shall conform to Master Plan and Official Map recommendations. Those not shown shall be designed and located to facilitate orderly circulation patterns, assure emergency access and provide for future connections to adjoining properties. In passing on the adequacy of development plans, the Planning Board shall apply the standards contained in this section.
A. 
The arrangements of arterial and collector streets shall be such as to provide for the extension of existing arterials and collectors. Minor streets shall not be made continuous or be so aligned that one subdivision adds to the traffic generated by a minor street in another subdivision.
B. 
In any major subdivision, it shall be the duty of the Planning Board to classify proposed streets according to their types. The Planning Board, in making its decisions, shall refer to the Master Plan and/or shall consider conditions within the subdivision and surrounding area. The right-of-way width shall be measured from lot line to lot line and shall not be less than the following.[1]
[1]
Editor's Note: See Table I, Primary Roadways, included at the end of this chapter.
C. 
Bikeways shall be included on all roadways as indicated on the Master Plan or Official Map. Where the bicycle lane is part of a roadway system, the bicycle lane shall be four feet in each direction and shall be appropriately designated with a combination of signing and road markings.
D. 
In those instances where a proposed subdivision abuts an existing subdivision where existing stub or cul-de-sac streets may be extended, the Planning Board may deem such extended streets "minor" in nature for purposes of classification, provided that such extended street will only serve traffic having either origins or destinations on the street.
E. 
In a subdivision abutting major arterials, minor arterials or major collector streets, the frontage shall be reversed so that the lots contiguous to such major arterials, minor arterials and major collector streets will front on the minor collectors, local streets or cul-de-sac streets, with an additional lot depth of 25 feet over and above zoning requirements as an easement exclusively for planting and screening, to be provided by the developer and maintained by the lot owner. For these lots, the Planning Board shall require the developer to provide a fence with an access gate along the easement in addition to the plantings and screening, to be maintained by the lot owner, or a suitable buffer shall be provided, as the Planning Board may determine appropriate.
F. 
Lots abutting a railroad right-of-way shall have an additional depth of 75 feet over and above the zoning requirements from the railroad right-of-way and a sound barrier of a material capable of reflecting noise and not transmitting noise placed within the seventy-five-foot strip parallel to the railroad right-of-way as per the Township Engineer's instructions.
G. 
The widths of internal streets in a multifamily, business or industrial development designed as a whole in accordance with a comprehensive site plan shall be determined by the Planning Board in each case in the light of the circumstances of the particular situation and with a view to assuring the maximum safety and convenience of access for traffic and fire-fighting equipment, circulation and parking, including provisions for the loading and unloading of goods, but in no case shall the pavement be less than 26 feet in width for two-way traffic.
H. 
Internal streets and parking areas in multifamily, business or industrial development shall not be constructed in building setback areas.
I. 
There shall be no reserved strips or areas for controlling access to streets except where control and disposal of the land comprising such strips or areas have been placed in the hands of the governing body under conditions approved by the Planning Board.
J. 
When a subdivision abuts on existing streets, the street shall be widened (if necessary) and improved to conform to this chapter.
K. 
The pavement width for all local streets in the R-100 Zone may be reduced to 26 feet with a stabilized two-inch lawn over a four-inch stone base shoulder 15 feet in width on each side thereof.
L. 
In the R-100 Zone, the proposed local streets will not interconnect with existing or proposed streets in other classifications to form continuous routes. They will be designed to discourage any through traffic, will have the exclusive function of providing access to properties abutting the streets and will follow the contours of the land to the greatest extent possible.
[Added 6-8-1981 by Ord. No. 0-81-12]
A. 
Grades on all streets shall not exceed 6%. No street shall have a minimum grade of less than 1/2%.
B. 
Street jogs with center line offsets of less than 125 feet shall be prohibited.
C. 
A tangent at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.
D. 
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 center line radius of not less than 100 feet for minor streets and 500 feet for arterials and major collector streets measured along the center line. When connecting street lines deflect from each other at any point by more than 45°, they shall be connected by a curve with a radius of not less than 500 feet measured along the center line.
E. 
All changes in grade shall be connected by vertical curves of sufficient radius to provide a smooth transition and proper site distance and drainage as determined by the Township Engineer.
F. 
Dead-end streets (culs-de-sac) in residential areas shall not be longer than 600 feet and shall provide a turnaround at the end with the radius of 50 feet to the outside edge of the cartway or curbline and 60 feet to the outside edge of the right-of-way and be tangent whenever possible to the right side of the right side of the street. The length of the cul-de-sac shall be measured along its center line from its intersection with the intersection streets' center line to the center of the radius of the cul-de-sac. If a dead end is of a temporary nature, a similar turnaround shall be provided and provisions made for future extension of the street and reversion of the access right-of-way to the adjoining property owners.
G. 
No street shall have a name which will duplicate, or so nearly duplicate as to be confused with. the names of existing streets in the Township or its vicinity. The continuation of an existing street shall have the same name. The Planning Board shall reserve the right to approve or name streets within a proposed subdivision. All house identification numbers shall be seen clearly from the street.
H. 
Roadway construction.
(1) 
Major arterial, minor arterial and major collector roadway areas shall be constructed for their full width with a four-inch compacted depth stone subbase, using soil aggregate Type 5, Class A, quarry process stone; six-inch stone mix; three-inch compacted depth bituminous concrete, Type FABC-2, surface course.
(2) 
Minor collector, local street and cul-de-sac roadway areas shall be constructed for their full width with a four-inch compacted depth stone subbase, using soil aggregate Type 5, Class A, quarry process stone; four-inch compacted depth bituminous stabilized base course, stone mix; three-inch compacted depth bituminous concrete, Type FABC-2, surface course.
(3) 
All of the above construction shall be in accordance with the current New Jersey State Highway Department Standard Specifications for Road and Bridge Construction and supplements thereto on file in the Township Engineer's office.
[Added 6-9-1981 by Ord. No. 0-81-12]
A. 
The intersections of two streets 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 25 feet.
B. 
Only one point of access and one point of egress may be allowed each property, except where large frontages are present. In those latter cases, streets shall not enter the same side of major collector streets at intervals of less than 800 feet or major or minor arterial streets at intervals of less than 1,200 feet. Streets or drives which enter a minor or major street from opposite sides shall either be directly opposite to each other or shall be separated by at least 200 feet between their center lines measured along the center line of the intersected street.
C. 
Approaches of any collector street to any intersection of another collector or an arterial shall follow a straight line course within 100 feet of the intersection.
D. 
Where a major collector street or a minor collector serving more than 100 residential lots or dwelling units intersects with another collector or an arterial, both the right-of-way and the pavement for the larger roadway, shall be widened by 12 feet for a distance of 200 feet both ways from the intersection of the center lines and tapered.
E. 
In addition to right-of-way widths required for full length of streets and wider intersections as specified, sight triangles shall be dedicated as follows: the area bounded by the right-of-way lines and a straight line connecting sight points on street center lines which are the following distances from the intersection of the center lines:
(1) 
Where a local street intersects another local street or minor collector: 90 feet.
(2) 
Where a local street intersects a major collector street: 90 feet on the minor and 200 feet on the major collector.
(3) 
Where a local street, minor or major collector street intersects an arterial street: 90 feet back on the minor or collector streets and 300 feet back on the arterial streets.
F. 
No fences or any other obstruction nor any planting exceeding 24 inches in height as measured on a horizontal from the center line of the road may be placed in any sight triangle.
G. 
Unless necessary to provide access to a lot in separate ownership existing before the date of this section, no driveway access to property or additional street intersection may be permitted within the extra widths or sight triangles as specified herein.
H. 
The Planning Board may require roadway widening or other street improvements on arterials and major collectors, including acceleration and deceleration lanes and concrete curbs, to assure safe ingress and egress. The following minimum standards are recommended.
Acceleration Lanes
Deceleration Lanes
Legal Speed Limit
(mph)
Full Length
(feet)
Taper
(feet)
Full Length
(feet)
Taper
(feet)
25
100
50
150
50
35
200
75
200
75
40
300
75
200
75
50
300
75
200
75
[1]
Editor's Note: Former §  85-20.3, Fire lanes, added 7-8-1985 by Ord. No. 0-85-13, as amended, was repealed 5-12-2021 by Ord. No. 21-06.
Street signs shall be metal on metal posts of the type, design and standard previously installed elsewhere in the Township. The location of the street signs shall be determined by the Board, but there shall be at least two street signs furnished at each intersection. All signs shall be installed free of visual obstruction.
[Amended 5-1-1979 by Ord. No. 0-79-8; 3-11-2020 by Ord. No. 20-02]
A. 
Generally.
(1) 
Sidewalks are pedestrian walkways along public or private streets. Except as set forth in § 85-22B below, pedestrian walkways shall be required on both sides of all streets serving a collector or primary local function as stipulated in the adopted Master Plan and/or Official Map of the Township and as further required by the Planning Board. Additionally, sidewalks shall be required for all local streets within residential developments, as well as in nonresidential developments at the Board's discretion, depending upon the probable volume of pedestrian traffic, the development's location in relation to other populated areas, and the general type of walkway improvement intended.
(2) 
Where required, sidewalks shall be at least five feet wide and located as approved by the Board. Sidewalks shall be Class B concrete 4,500 pounds per square inch air-entrained, six inches thick at driveways with wire reinforcement in accordance with the Standard Construction Detail for Sidewalks on file in the office of the Director of Planning and Zoning.
B. 
Integrated mixed-use neighborhood development. In any integrated mixed-use neighborhood development in the PMUD Zone, sidewalks and/or other pedestrian walkways, as applicable, shall be provided subject to the following requirements:
(1) 
Sidewalks or other pedestrian walkways shall be provided on both sides of all streets.
(2) 
Sidewalks adjoining residential uses shall be at least five feet wide.
(3) 
Sidewalks adjoining multifamily/apartment buildings or neighborhood parks shall be at least six feet wide.
(4) 
Sidewalks adjoining nonresidential or mixed-use buildings shall have a minimum clear width (without obstructions) of eight feet.
(5) 
Pedestrian walkways other than sidewalks described above, including nature trails, shall be at least six feet wide.
(6) 
Multiuse pathways may be asphalt and shall be at least eight feet wide.
(7) 
Pedestrian walkways other than sidewalks may be constructed of asphalt or other appropriate materials subject to the review and approval of the Planning Board.
(8) 
Sidewalks and other concrete walkways shall be constructed of Class B concrete 4,500 pounds per square inch air-entrained, six inches thick at driveways with wire reinforcement in accordance with the Standard Construction Detail for Sidewalks on file in the office of the Director of Planning and Zoning, except alongside nonresidential or mixed-used buildings, where the sidewalk may be constructed of such other paving materials as shall be deemed appropriate by the Planning Board.
[Amended 5-1-1979 by Ord. No. 0-79-8]
Belgian block or concrete curbs shall be installed along every street within a subdivision and at intersections with existing Township, county or state roads and shall be laid in a manner approved by the Municipal Engineer. However, curbs may not be required in the R-100 Zone except where excessive grades or other conditions require their installation.
A. 
If concrete, the curbing shall meet the following specifications:
(1) 
The concrete to be used for curbs shall be Class B 4,500 pounds per square inch air-entrained concrete as specified in the New Jersey State Highway Specifications for Curbs and Gutters.
(2) 
Expansion joints shall be provided at intervals of 20 feet and shall be sealed as specified by the Municipal Engineer.
(3) 
Openings for driveway access shall be in such width as shall be determined by the Planning Board. The curb at such driveway openings shall be depressed to the extent that 1 1/2 inches extend above the finished pavement. The rear top corner of this curb shall have a radius of 1/4 inch, and the front top corner shall have a radius of 1 1/2 inches.
(4) 
Concrete curbs for local streets shall be eight inches wide at their base and not less than six inches wide at their top. Their height shall not be less than 18 inches and shall be constructed to show a vertical face above the roadway pavement of six inches. The rear top corner of this curb shall have a radius of 1/4 inch, and the front top corner shall have a radius of 1 1/2 inches.
(5) 
Concrete curbs for Township collector and arterial streets shall be 10 inches wide at their base and not less than eight inches wide at their top. Their height shall not be less than 20 inches and shall be constructed to show a vertical face above the roadway pavement of eight inches. The rear top corner of this curb shall have a radius of 1/4 inch, and the front top corner shall have a radius of 1 1/2 inches.
B. 
If Belgian block, the construction detail shall be as specified by the Township Engineer. Stones used for local roads shall not be less than 10 inches in height and shall be constructed to show a vertical face above the roadway pavement of six inches. Stones used for Township collector and arterial streets shall not be less than 12 inches in height and shall be constructed to show a vertical face above the roadway pavement of eight inches.
[Amended 6-8-1981 by Ord. No. 0-81-12]
A. 
The Township Committee, upon advice of the Shade Tree Committee shall designate and may revise from time to time a list of approved shade trees to be specified according to planting intervals.
B. 
Trees shall be planted along the public right-of-way as determined by the Planning Board at intervals designated in the below schedule:
(1) 
Type A list of approved trees: average thirty-foot intervals, and each tree shall have a minimum caliper of 2 1/2 inches measured six inches above the ground.
(2) 
Type B list of approved trees: average forty-foot intervals, and each tree shall have a minimum caliper of 2 1/2 inches measured six inches above the ground.
C. 
All trees shall be nursery-grown stock and shall have a root ball wrapped in burlap, with a replacement guaranty of two years, guaranteed by the developer.
D. 
All trees shall be watered during dry seasons.
No topsoil shall be removed from areas intended for lawn or open space. Topsoil moved during the course of construction shall be redistributed within the subdivision so as to provide at least six inches of cover to all areas of the subdivision and shall be stabilized by seeding or planting.
Monuments shall be installed in compliance with the requirements of N.J.S.A. 46:23-9.11(8). All lot corners shall be marked with a metal alloy pin of permanent character.
Streetlighting of a type supplied by the utility and of a type and number approved by the Township Engineer shall be provided for all street intersections and along all arterial and collector streets and anywhere else deemed necessary by the Planning Board. Wherever this chapter requires the underground installation of electric utilities for residential areas, the applicant shall provide for the installation of underground service for streetlighting.
All streets shall be provided with catch basins and pipes where the same may be necessary for proper surface drainage. The requirements of this section shall not be satisfied by the construction of dry wells.
A. 
The system shall be adequate to carry off or store the stormwater and natural drainage water which originates not only within the subdivision boundaries, but also from the total natural watershed of which the subdivision is part. No stormwater runoff or natural drainage water shall be so diverted as to overload existing drainage systems or create flooding or the need for additional drainage structures on other private properties or public lands without proper and approved provisions being made for taking care of these conditions.
B. 
Techniques for computing stormwater runoff shall be as approved by the Township Engineer. The Rational Method, as specified in Middlesex County Land Subdivision Resolution, Chapter 10, of surface water runoff computation may be used for storm sewers and open channels with drainage basins up to 25 acres in area.
C. 
Storm sewers, open channels, bridges and culverts, unless otherwise directed by the Township Engineer, shall be designed for minimum flow capacities as follows:
Storm Frequency
Drainage Basin Size
(acres)
Design Capacity
(years)
Establishment of Surcharge and Freeboard Elevations*
(years)
0 to 25
15
100
26 to 100
25
100
Over 100
50
100
*Minor street and yard flooding permitted. Ground level on first floor of all dwellings shall be one and two feet, respectively, above surcharge and freeboard elevations.
D. 
The materials used in the construction of storm sewers, bridges and other drainage structures shall be in accordance with the specifications of the Township of Plainsboro. Modification or change of these specifications may be effected only with the knowledge and written consent of the Township Engineer and Planning Board.
E. 
For all subdivisions, blocks and lots shall be graded to secure proper drainage away from buildings and to prevent the collection of stormwater in pools. Finished floor elevation and exterior grading will be shown on all lots.
F. 
For all subdivisions, land subject to periodic or occasional flooding (flood hazard areas) shall not be plotted for residential occupancy nor for any other purpose which may endanger life or property or aggravate the flood hazard. Such land within a plat shall be considered for open spaces or other similar uses.
G. 
Drainage structures which are located on state or county highway rights-of-way shall be approved by the State or County Highway Engineer's office, and a letter from that office indicating such approval shall be directed to the Chairman of the Planning Board and shall be received prior to the final plat approval or such approval shall be conditioned upon the receipt of such letter.
H. 
Where a subdivision is traversed by a watercourse, surface or underground drainageway or drainage system, channel or stream, there shall be provided and dedicated a drainage right-of-way easement to the Township conforming substantially with the lines of such watercourse, and such further width or construction, or both, as will be adequate to accommodate expected stormwater runoff in the future, based upon reasonable growth potential in the Township and, in any event, meeting any minimum widths and locations shown on any adopted Official Map and/or Master Plan. Such easement dedication shall be expressed on the plat as follows: "Drainage and utility right-of-way easement granted to the Township of Plainsboro for the purposes provided for and expressed in the Subdivision and Site Plan Ordinance of the Township of Plainsboro."
I. 
Surface stormwater drainage may be carried in open ditches outside the right-of-way of the local streets or other suitable drainage structures within the right-of-way as may be approved by the Township Engineer.
[Added 5-1-1979 by Ord. No. 0-79-8]
[Added 7-12-2006 by Ord. No. 0-06-15; amended 3-10-2021 by Ord. No. 21-02; 6-12-2024 by Ord. No. 24-06]
A. 
Scope and purpose.
(1) 
Policy statement. Flood control, groundwater recharge, and pollutant reduction shall be achieved through the use of stormwater management measures, including green infrastructure Best Management Practices (GI BMPs) and nonstructural stormwater management strategies. GI BMPs should be utilized to meet the goal of maintaining natural hydrology to reduce stormwater runoff volume, reduce erosion, encourage infiltration and groundwater recharge, and reduce pollution. GI BMPs should be developed based upon physical site conditions and the origin, nature and the anticipated quantity, or amount, of potential pollutants. Multiple stormwater management BMPs may be necessary to achieve the established performance standards for green infrastructure, water quality, quantity, and groundwater recharge.
(2) 
Purpose. The purpose of this section is to establish minimum stormwater management requirements and controls for "major development," as defined in Subsection B.
(3) 
Applicability.
(a) 
This section shall be applicable to the following major developments:
[1] 
Non-residential major developments and redevelopment projects; and
[2] 
Aspects of residential major developments and redevelopment projects that are not pre-empted by the Residential Site Improvement Standards at N.J.A.C. 5:21 et seq.
(b) 
This section shall also be applicable to all major developments undertaken by the Township of Plainsboro.
(c) 
Applicability of this section to major developments shall comply with last amended N.J.A.C. 7:8-1.6, incorporated herein by reference.
(4) 
Compatibility with other permit and ordinance requirements.
(a) 
Development approvals issued pursuant to this section are to be considered an integral part of development approvals and do not relieve the applicant of the responsibility to secure required permits or approvals for activities regulated by any other applicable code, rule, act, or ordinance. In their interpretation and application, the provisions of this section shall be held to be the minimum requirements for the promotion of public health, safety, and general welfare.
(b) 
This section is not intended to interfere with, abrogate, or annul any other ordinances, rule or regulation, statute, or other provision of law except that, where any provision of this section imposes restrictions different from those imposed by any other ordinance, rule or regulation, or other provision of law, the more restrictive provisions or higher standards shall control.
B. 
Definitions. For the purpose of this section, the following terms, phrases, words and their derivations shall have the meanings stated herein unless their use in the text of this section clearly demonstrates a different meaning. When not inconsistent with the context, words used in the present tense include the future, words used in the plural number include the singular number, and words used in the singular number include the plural number. The word "shall" is always mandatory and not merely directory. The definitions used in this section shall be the same as the last amended Stormwater Management Rules at N.J.A.C. 7:8-1.2, incorporated herein by reference.
C. 
Design and performance standards for stormwater management measures. This subsection establishes design and performance standards for stormwater management measures for major development intended to minimize the adverse impact of stormwater runoff on water quality and water quantity and loss of groundwater recharge in receiving water bodies. Design and performance standards for stormwater management measures shall comply with last amended N.J.A.C. 7:8-5, incorporated herein by reference.
D. 
Solids and floatable materials control standards.
(1) 
Site design features identified under Subsection C, or alternative designs in accordance with Subsection C, to prevent discharge of trash and debris from drainage systems shall comply with the following standard to control passage of solid and floatable materials through storm drain inlets. For purposes of this subsection, "solid and floatable materials" means sediment, debris, trash, and other floating, suspended, or settleable solids. For exemptions to this standard see Subsection D(1)(b).
(a) 
Design engineers shall use one of the following grates whenever they use a grate in pavement or another ground surface to collect stormwater from that surface into a storm drain or surface water body under that grate:
[1] 
The New Jersey Department of Transportation (NJDOT) bicycle safe grate, which is described in Chapter 2.4 of the NJDOT Bicycle Compatible Roadways and Bikeways Planning and Design Guidelines; or
[2] 
A different grate, if each individual clear space in that grate has an area of no more than 7.0 square inches or is no greater than 0.5 inches across the smallest dimension. Note that the Residential Site Improvement Standards at N.J.A.C. 5:21 include requirements for bicycle safe grates.
Examples of grates subject to this standard include grates in grate inlets, the grate portion (non-curb-opening portion) of combination inlets, grates on storm sewer manholes, ditch grates, trench grates, and grates of spacer bars in slotted drains. Examples of ground surfaces include surfaces of roads (including bridges), driveways, parking areas, bikeways, plazas, sidewalks, lawns, fields, open channels, and stormwater system floors used to collect stormwater from the surface into a storm drain or surface water body.
[3] 
For curb-opening inlets, including curb-opening inlets in combination inlets, the clear space in that curb opening, or each individual clear space if the curb opening has two or more clear spaces, shall have an area of no more than 7.0 square inches, or be no greater than 2.0 inches across the smallest dimension.
(b) 
The standard in Subsection D(1)(a) does not apply:
[1] 
Where each individual clear space in the curb opening in existing curb-opening inlet does not have an area of more than 9.0 square inches;
[2] 
Where the municipality agrees that the standards would cause inadequate hydraulic performance that could not practicably be overcome by using additional or larger storm drain inlets;
[3] 
Where flows from the water quality design storm as specified in the last amended Stormwater Management rules at N.J.A.C. 7:8 et seq. are conveyed through any device (e.g., end of pipe netting facility, manufactured treatment device, or a catch basin hood) that is designed, at a minimum, to prevent delivery of all solid and floatable materials that could not pass through one of the following:
[a] 
A rectangular space four and five-eighths (4.625) inches long and 1.5 inches wide (this option does not apply for outfall netting facilities); or
[b] 
A bar screen having a bar spacing of 0.5 inches.
Note that these exemptions do not authorize any infringement of requirements in the Residential Site Improvement Standards for bicycle safe grates in new residential development (N.J.A.C. 5:21-4.18(b)2 and 5:21-7.4(b)1).
[4] 
Where flows are conveyed through a trash rack that has parallel bars with one-inch spacing between the bars, to the elevation of the Water Quality Design Storm as specified in N.J.A.C. 7:8; or
[5] 
Where the New Jersey Department of Environmental Protection (NJDEP) determines, pursuant to the New Jersey Register of Historic Places Rules at N.J.A.C. 7:4-7.2(c), that action to meet this standard is an undertaking that constitutes an encroachment or will damage or destroy the New Jersey Register listed historic property.
E. 
Safety standards for stormwater management basins.
(1) 
This subsection sets forth requirements to protect public safety through the proper design and operation of stormwater management basins. This subsection applies to any new stormwater management basin. Safety standards for stormwater management measures shall comply with last amended N.J.A.C. 7:8-6, incorporated herein by reference.
(2) 
Safety ledge illustration.
Elevation View — Basin Safety Ledge Configuration
85Elevationview.tif
F. 
Requirements for a site development stormwater plan.
(1) 
Submission of Site development stormwater plan.
(a) 
Whenever an applicant seeks municipal approval of a development subject to this section, the applicant shall submit all required components of the Checklist for the Site Development Stormwater Plan at Subsection F(3) as part of the submission of the application for approval.
(b) 
The applicant shall demonstrate that the project meets the standards set forth in this section.
(c) 
The applicant shall submit 14 copies of the materials listed in the checklist for site development stormwater plans in accordance with Subsection F(3) of this section.
(2) 
Site development stormwater plan approval. The applicant's Site Development project shall be reviewed as a part of the review process by the municipal board or official from which municipal approval is sought. That municipal board or official shall consult the municipality's review engineer to determine if all checklist requirements have been satisfied and to determine if the project meets the standards set forth in this section.
(3) 
Submission of site development stormwater plan. The following information shall be required:
(a) 
Topographic base map. The reviewing engineer may require upstream tributary drainage system information as necessary. It is recommended that the topographic base map of the site be submitted which extends a minimum of 200 feet beyond the limits of the proposed development, at a scale of 1"=200' or greater, showing two-foot contour intervals. The map as appropriate may indicate the following: existing surface water drainage, shorelines, steep slopes, soils, erodible soils, perennial or intermittent streams that drain into or upstream of the Category One waters, wetlands and floodplains along with their appropriate buffer strips, marshlands and other wetlands, pervious or vegetative surfaces, existing man-made structures, roads, bearing and distances of property lines, and significant natural and man-made features not otherwise shown.
(b) 
Environmental site analysis. A written and graphic description of the natural and man-made features of the site and its surroundings should be submitted. This description should include a discussion of soil conditions, slopes, wetlands, waterways and vegetation on the site. Particular attention should be given to unique, unusual, or environmentally sensitive features and to those that provide particular opportunities or constraints for development.
(c) 
Project description and site plans. A map (or maps) at the scale of the topographical base map indicating the location of existing and proposed buildings, roads, parking areas, utilities, structural facilities for stormwater management and sediment control, and other permanent structures. The map(s) shall also clearly show areas where alterations will occur in the natural terrain and cover, including lawns and other landscaping, and seasonal high groundwater elevations. A written description of the site plan and justification for proposed changes in natural conditions shall also be provided.
(d) 
Land use planning and source control plan. This plan shall provide a demonstration of how the goals and standards of Subsection C are being met. The focus of this plan shall be to describe how the site is being developed to meet the objective of controlling groundwater recharge, stormwater quality and stormwater quantity problems at the source by land management and source controls whenever possible.
(e) 
Stormwater management facilities map. The following information, illustrated on a map of the same scale as the topographic base map, shall be included:
[1] 
Total area to be disturbed, paved or built upon, proposed surface contours, land area to be occupied by the stormwater management facilities and the type of vegetation thereon, and details of the proposed plan to control and dispose of stormwater.
[2] 
Details of all stormwater management facility designs, during and after construction, including discharge provisions, discharge capacity for each outlet at different levels of detention and emergency spillway provisions with maximum discharge capacity of each spillway.
(f) 
Calculations.
[1] 
Comprehensive hydrologic and hydraulic design calculations for the pre-development and post-development conditions for the design storms specified in Subsection C of this section.
[2] 
When the proposed stormwater management control measures depend on the hydrologic properties of soils or require certain separation from the seasonal high water table, then a soils report shall be submitted. The soils report shall be based on onsite boring logs or soil pit profiles. The number and location of required soil borings or soil pits shall be determined based on what is needed to determine the suitability and distribution of soils present at the location of the control measure.
(g) 
Maintenance and repair plan. The design and planning of the stormwater management facility shall meet the maintenance requirements of Subsection G.
(h) 
Waiver from submission requirements. The municipal official or board reviewing an application under this section may, in consultation with the municipality's review engineer, waive submission of any of the requirements in Subsection F(3)(a) through (f) of this section when it can be demonstrated that the information requested is impossible to obtain or it would create a hardship on the applicant to obtain and its absence will not materially affect the review process.
G. 
Maintenance and repair.
(1) 
Applicability. Projects subject to review as in Subsection A(3) of this section shall comply with the requirements of Subsection G(2) and (3).
(2) 
General maintenance.
(a) 
Maintenance for stormwater management measures shall comply with last amended N.J.A.C. 7:8-5.8, incorporated herein by reference.
(b) 
The following requirements of N.J.A.C. 7:8-5.8 do not apply to stormwater management facilities that are dedicated to and accepted by the municipality or another governmental agency, subject to all applicable municipal stormwater general permit conditions, as issued by the NJDEP:
[1] 
If the maintenance plan identifies a person other than the property owner (for example, a developer, a public agency or homeowners' association) as having the responsibility for maintenance, the plan shall include documentation of such person's or entity's agreement to assume this responsibility, or of the owner's obligation to dedicate a stormwater management facility to such person under an applicable ordinance or regulation; and
[2] 
Responsibility for maintenance shall not be assigned or transferred to the owner or tenant of an individual property in a residential development or project, unless such owner or tenant owns or leases the entire residential development or project. The individual property owner may be assigned incidental tasks, such as weeding of a green infrastructure BMP, provided the individual agrees to assume these tasks; however, the individual cannot be legally responsible for all maintenance required.
[3] 
The developer shall post a 2-year maintenance guarantee in accordance with N.J.S.A. 40:55D-53.
(c) 
In the event that the stormwater management facility becomes a danger to public safety or public health, or if it is in need of maintenance or repair, the municipality shall so notify the responsible person in writing. Upon receipt of that notice, the responsible person shall have 14 days to effect maintenance and repair of the facility in a manner that is approved by the municipal engineer or his/her designee. The municipality, in its discretion, may extend the time allowed for effecting maintenance and repair for good cause. If the responsible person fails or refuses to perform such maintenance and repair, the municipality or County may immediately proceed to do so and shall bill the cost thereof to the responsible person. Nonpayment of such bill may result in a lien on the property.
(3) 
Nothing in this subsection shall preclude the municipality in which the major development is located from requiring the posting of a performance or maintenance guarantee in accordance with N.J.S.A. 40:55D-53.
H. 
Penalties. Any person(s), entity(s) or association(s) who erects, constructs, alters, repairs, converts, maintains, fails to maintain or uses any building, structure or land in violation of this section shall be subject to a fine of not more than $2,000 and/or a term of imprisonment of not more than 30 days or both. Each day that a violation persists shall be a separate violation hereof.
I. 
Severability. Each section, subsection, sentence, clause, and phrase of this section is declared to be an independent section, subsection, sentence, clause and phrase, and the finding or holding of any such portion of this section to be unconstitutional, void, or ineffective for any cause, or reason, shall not affect any other portion of this section.
J. 
Effective date. This section shall be in full force and effect from and after its adoption and any publication as required by law.
A. 
All public services shall be connected to an approved public utilities system, where one exists. For all major subdivisions, the subdivider shall arrange with the servicing utility for the underground installation of the utilities' distribution supply lines and service connections in accordance with the provisions of the applicable Standard Terms and Conditions incorporated as a part of its tariff as the same are then on file with the State of New Jersey Board of Public Utility Commissioners, and the subdivider shall provide the municipality with three copies of a final plat showing the installed location of these utilities. For minor subdivisions, service connections shall be made underground where the supply lines that serve the lands being subdivided are underground. For major and minor subdivisions, the subdivider shall submit to the Board, prior to the granting of final approval, a written instrument from each serving utility which shall evidence full compliance or intended full compliance with the provisions of this subsection; provided, however, lots which in such subdivision(s) abut existing streets where overhead electric or telephone distribution supply lines and service connections have heretofore been installed may be supplied with electric and telephone service from those overhead lines, but the service connections from the utilities' overhead lines shall be installed underground. In the case of existing overhead utilities, should a road widening or an extension of service or other such condition occur as a result of the subdivision and necessitate the replacement or relocation of such utilities, such replacement or relocation shall be underground.
B. 
In large-scale development, easements along rear property lines or elsewhere for utility installations may be required. Such easements shall be at least 20 feet wide and located in consultation with the companies or municipal departments concerned and, to the fullest extent possible, be centered on or adjacent to rear or side lot lines. Easement dedication shall be expressed on the plat in accordance with the provisions of § 85-28H.
[Amended 11-3-1989 by Ord. No. 0-89-31[1]]
A. 
Natural features and critical areas, such as treed areas, hilltops and scenic views; natural terrain, including steep slopes, open waters and stream corridors: wetlands and associated buffers; wildlife corridors; natural drainage lines; open space of high ecological value; and other community assets shall be preserved to the extent possible in designing any development containing such features, adhering to the following regulations:
(1) 
All trees and shrubs which provide shading, protection from the wind or noise, and visual screening or habitat for wildlife shall be preserved.
(2) 
Selected trees and shrubs as determined by the Board to enhance the landscape treatment of the development shall be preserved.
(3) 
All developments shall be designed to avoid irreversible negative impacts to threatened or endangered plants.
B. 
All developers of partially treed or treed sites shall be required to submit:
(1) 
A woodland management report outlining ways in which the developer shall optimize and improve the health of the land through proper maintenance, selective clearing and replanting.
(2) 
A reforestation report based upon the United States Fish and Wildlife Services Habitat Evaluation Procedure, taking into consideration the wildlife habitat value of the treed area to be removed. A reforestation program shall include completion dates for seasonable and timely planting of trees and shrubs and a maintenance program.
C. 
A reforestation program shall include a maintenance program for the impacted area and shall be submitted to the Planning Board or Zoning Board for approval.
D. 
Performance guaranties may be required to complete improvements to lands to be deeded to the Township.
[1]
Editor's Note: This ordinance also provided that violations shall be subject to the penalty provisions of the Plainsboro Township Code Violations Ordinance.
[Added 11-3-1989 by Ord. No. 0-89-31[1]]
A. 
Areas of mature woodland scheduled to be destroyed by new construction shall be replaced either on site or off site by the reforestation program outlined within this chapter. The intent of this procedure is to supply the Township with a revegetated, environmentally stable, low-maintenance, natural landscape asset. This reforestation program shall be approved by the Planning Board and shall be in addition to any other landscaping and street tree planting which may be required by the Board.
B. 
Clearing trees and shrubs from a lot or filling around trees on a lot shall not be permitted unless it can be shown that grading, construction requirements and/or proposed building locations necessitate removal of trees and shrubs. In this instance the treed portions of those lots or other lots, designated by the Board to be of environmental value, shall be replanted with native trees and shrubs to reestablish the character of the impacted area as follows:
(1) 
All newly planted trees and shrubs shall be of nursery grown stock. All landscape materials shall be of a species native to the area and approved by the Planning Board, and the developer or property owner shall guarantee replacement for two years.
(2) 
The quantity of trees to be replanted shall be equal to the number of trees that would be necessary to cover the entire treed area impacted by a development, based upon a grid of 20 by 20 feet. Of this number of trees, 10% shall be balled and burlapped two-inch to two-and-one-half-inch caliper; 20% shall be balled and burlapped one-and-three-fourths-inch to two-inch caliper; 30% shall be bare-root one-and-one-fourth-inch to one-and-one-half-inch caliper; and 40% shall be bare-root six- to eight-foot-tall whips. A mixture of trees indigenous to the area and site shall be utilized.
(3) 
Trees shall be planted in natural groves and spaced five feet to 15 feet on center.
(4) 
The ground plane shall be seeded with a meadow grass mix. The specific blend shall be approved by the Township Planning Board.
(5) 
All woody and herbaceous plants shall be species indigenous to the area.
C. 
A reforestation program shall include a maintenance program for the impacted area to be reviewed and approved by the Board.
D. 
In the event that the applicant cannot meet the tree preservation and reforestation requirements on site, then the applicant, in cooperation with the Planning Board or Zoning Board, shall provide reforestation treatment for off-site tracts or contribute an amount equal to the cost of reforestation of the on-site tract as determined by the Department of Planning and Zoning. Off-site reforestation shall meet the same standards as on-site reforestation.
[Amended 12-12-2007 by Ord. No. 0-07-25]
[1]
Editor's Note: This ordinance also provided that violations shall be subject to the penalty provisions of the Plainsboro Township Code Violations Ordinance.
[Added 11-3-1989 by Ord. No. 0-89-31[1]]
A. 
To protect desirable trees from environmental and mechanical injury during construction activities as well as to protect certain species from erosion and sediment control, shade, aesthetics, songbirds, other wildlife, dust control, noise abatement and oxygen production, the following factors shall be considered on any new development sites containing valuable trees:
(1) 
Tree vigor. Vigor describes the overall health and physical condition of the tree. A tree of low vigor is more susceptible to damage by environmental changes, insect infestation and disease than a healthy tree. Trees of poor vigor typically exhibit at least some of the following conditions: minimal new growth, death of limbs or branches (new growth is especially vulnerable), undersized leaves, sparse foliage, poor foliage color and early fall foliage coloration. Dangerously hollow or damaged trees with cracked or split limbs or trunks, excessively leaning or crooked trees, trees with bark separating from their trunks, trees with wounds in the bark, trees with oozing sap or trees with major portions of their canopy missing should be reviewed on an individual basis.
(2) 
Tree age. Very old, picturesque trees may be more aesthetically valuable than smaller, young trees, but will usually require more extensive protection measures. Only vigorously growing, healthy old trees should be protected. Indications of tree vigor previously disturbed should be used to determine the selection of old trees to be saved. Large, old trees with historic or prominent locations should be carefully evaluated by landscape professionals before being disturbed.
(3) 
Species. Many species of trees found in New Jersey woodlands are not suitable for shade tree uses around buildings. Trees that are short-lived or brittle or have soft wood, messy leaves or fruit or are frequently attacked by insects and disease should be protected. Trees shall be planted as determined by the Planning Board. All newly planted trees shall be watered during dry seasons unless prohibited by the Township.
(4) 
Wildlife benefits. Protecting trees that are preferred by wildlife for food, cover and nesting will add to wildlife activity and diversity. A mixture of evergreens and hardwoods is beneficial. Evergreen trees provide cover during the winter months. The hardwoods provide valuable food.
(5) 
Species longevity. Favor trees with long life spans, such as oak, beech and tulip poplar. Short-lived trees should be avoided for use as shade, lawn or specimen trees even though they may have an attractive form or pleasing coloration in the spring or fall.
B. 
Soil compaction and physical damage to the roots, limbs and trunk are the most common forms of damage to trees during the construction process. The compaction of soil within the dripline of a tree can damage the soil structure and inhibit the transportation of water and air to tree roots. To ensure the survival of trees selected to be preserved, the following guidelines should be followed:
(1) 
Protect trees from mechanical damage. (See Figure 1.)[2]
[2]
Editor's Note: Figure 1 is included at the end of this chapter.
(2) 
Protect trees scheduled to be preserved within 20 feet of a building site and all vegetation beyond the designated limit of disturbance lines to prevent mechanical and compaction injury. Fencing or other approved barriers should be a minimum of four feet high and installed at the tree's dripline. Installation should take place before any site disturbance takes place. (See Figure 1.)[3]
[3]
Editor's Note: Figure 1 is included at the end of this chapter.
(3) 
Boards will not be nailed to trees during building operations.
(4) 
Feeder roots should not be cut in an area within the dripline of the tree's canopy.
(5) 
Damaged limbs or trunks shall be painted immediately with a high quality of tree paint. Care for serious injury should be prescribed by a professional forester or licensed tree expert.
(6) 
Tree limb removal, where necessary, will be done flush to the trunk or main branch, and that area shall be painted with a high quality of tree paint.
(7) 
Protect trees against unnecessary cutting, breaking or skinning of roots or bark. Soil or construction materials should not be stored within the dripline of any tree scheduled to be saved. Prohibit vehicular traffic, parking Of vehicles or excessive foot traffic within the dripline.
(8) 
Root damage on any root over 1 1/2 inches in diameter shall be treated with tree paint in the same manner as treatment to a cut limb. Temporarily cover all exposed roots with wet burlap to prevent the roots from drying out, and cover exposed roots with soil as soon as possible.
(9) 
Water trees and other vegetation protected from construction traffic as required to maintain their health during the course of construction operations.
(10) 
Avoid changing the existing ground elevation within the dripline of trees scheduled to be saved. If grade changes are absolutely necessary, grade changes should be accomplished by following the examples of Figure 2.[4]
[4]
Editor's Note: Figure 2 is included at the end of this chapter.
C. 
Prohibited acts. No person shall do or cause to be done any of the following acts affecting trees or shrubbery planted or growing naturally within areas that are affected by this chapter:
(1) 
Cut, trim, break, girdle, disturb the roots of or injure any living tree or damage, misuse or remove any structure or device placed to support or protect any tree.
(2) 
Plant or remove any living tree or climb any living tree with spikes.
(3) 
Fasten any rope, wire, electrical attachment, sign, reflector or other device to a tree or to any guard around a tree.
(4) 
Close or obstruct any open space around the base of a tree which permits the access of air, water or fertilizer to the roots of the tree.
(5) 
Place any guy wire, brace, rope or other device on any tree in such a manner as to injure it.
(6) 
Permit any brine, petroleum-based product or injurious chemical or liquid to come in contact with the trunk or roots of a tree on any street.
(7) 
Building a fire or station any tar kettle or engine in such a manner that heat or noxious fumes will penetrate the dripline of any nearby tree.
(8) 
Dam or obstruct any watercourse so as to result in flooding of adjacent treed areas or artificially change the water table near trees.
(9) 
Create impervious surfaces within the limits of the dripline.
[1]
Editor's Note: This ordinance also provided that violations shall be subject to the penalty provisions of the Plainsboro Township Code Violations Ordinance.
A. 
Lot dimensions and area shall not be less than the requirements of the Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 101, Zoning.
B. 
Insofar as is practical, side lot lines shall be either at right angles or radial to street lines.
C. 
Each lot must front upon an approved public street with a right-of-way of at least 50 feet in width, except planned developments on private streets maintained by the owner.
D. 
Where extra width has been dedicated for widening of existing streets, lots shall begin at such new street line and all setbacks shall be measured from such line.
E. 
Where there is a question as to the suitability of a lot or lots for their intended use due to factors such as poor drainage conditions or flood conditions where percolation tests or test borings show the ground conditions to be inadequate for proper sewage disposal for on-lot sewage treatment or similar circumstances, the Board may, after adequate investigation, withhold approval of such lots. If approval is withheld, the Board shall give reasons and notify the applicant and enter same in the minutes.
A. 
Where public water is accessible for single-family residential units, the applicant may construct water mains in such a manner as to make adequate water service available to each lot or dwelling unit within the subdivision or development. The entire system shall be designed in accordance with the requirements and standards of the local and/or state agency having approval authority and shall be subject to its approval. The system shall also be designed with adequate capacity and sustained pressure.
B. 
Where no public water is accessible, water shall be furnished by the subdivider on an individual lot basis. If wells are installed on each lot and the lot also contains its own sewage disposal facilities, the wells shall be of the drilled type with a minimum of 40 feet of casing. Well installation, sealing and testing shall be in accordance with the New Jersey Standards for Construction of Water Supply Systems in Realty Improvements (Chapter 199 of the Public Laws of 1954, as amended). The well will be required to have a production of not less than six gallons per minute as established by bailer tests and certified by the well driller. Before being placed in consumer use, it shall be disinfected by the use of sodium hypochlorite or other acceptable solutions, and a sample shall be collected by a local or State Health Department representative for bacteriological examination. A copy of the result of the above-referred-to bailer tests and bacteriological examination and a certificate from the local or State Health Officer that the owner has complied with the applicable local or state health regulations shall be submitted to the municipality before the issuance of construction permits in connection with each individual lot in the subdivision.
A. 
If a public treatment and collection system is accessible, the applicant shall construct facilities in such a manner as to make adequate sewage treatment available to each lot within the subdivision from said treatment and collection system.
B. 
Any treatment plant and collection system, including individual on-site septic systems, shall be designed in accordance with the requirements of the State Department of Environmental Protection or Township ordinances, whichever is more restrictive, and shall be subject to approval by the Township Department of Health.
[Added 3-10-2021 by Ord. No. 21-03]
Solar and wind energy installations, including rooftop, ground-mounted (including pole-mounted), and parking lot canopy mounted installations shall be designed in a manner that is compatible and complementary to the building and site improvements of the property involved and the surrounding area. Rooftop installations shall be designed so as not to be visible from ground level, whether through placement on the roof (setback from parapet) and/or installation method (flush-mounted roof panels). Where such installation would otherwise be visible from ground level, effective screening shall be introduced that is architecturally integral and compatible with the design of the host building. Ground- or pole-mounted installations shall be situated on the site in a manner that allows effective landscape or other screening treatments to be installed so as to limit views of the installation from off-site. Parking lot canopy and other ground-mounted installations shall utilize high quality components, materials and finishes (e.g., powder coat painted box beams and/or tubular steel with matching edge treatments) that result in an installation that is integrally designed to be compatible and complementary to the building and site improvements on the property and the surrounding area.