The subdivider or owner shall observe the following
requirements and principles of land subdivision in the design of each
subdivision or portion thereof as set forth herein. All materials
and construction practices for construction of streets, curbs, sidewalks,
storm sewers, as well as the type and quantity of topsoil and other
concrete work, shall be accomplished in accordance with the New Jersey
State Highway Department Standard Specifications for Road and Bridge
Construction — 1961, and as amended, which shall hereafter
be referred to as "standard specifications."
[Amended 12-18-1980 by Ord. No. 32-80]
All boundary monuments as required by the New Jersey Map Filing Act, Chapter
358 of the Laws of 1953, shall be set and shall be of concrete or hard durable
material at least thirty (30) inches long. The top and bottom shall
be a minimum of five (5) inches square.
Street signs shall be of a type as approved
by the Township Engineer. They shall be placed in a foundation of
concrete (Class D) which shall be a minimum of three (3) feet deep
by one (1) foot square, with the vertical member of the sign being
embedded for the full depth. The head of the sign shall be so secured
by welding or bolting as to ensure refusal to turning under normal
conditions and shall be mounted at a minimum height of ten (10) feet.
[Amended 12-18-1980 by Ord. No. 32-80]
All topsoil, fertilizer, seed, sod, mulch and
placement thereof shall also conform to the most current requirements
of the Ocean County Soil Conservation District.
All utilities shall be placed underground unless
the Planning Board shall determine that such installation is deemed
impractical.
All surface streetlighting consisting of ornamental
aluminum light standards shall be placed approximately 200 feet apart.
[Amended 2-14-1991 by Ord. No. 5-91; 3-27-1997 by Ord. No. 97-12; 9-12-2013 by Ord. No. 2013-25]
Shade trees shall be planted in all major subdivisions and major
site plans and shall be located on the street line in a manner not
to interfere with utilities, sidewalks or sight triangles. A plan
showing location and type of all proposed shade trees shall be submitted
to the Planning Board before final approval.
A. Tree wells suitable for planting and maintenance of shade trees shall
be established along both sides of each new street, and along the
frontage of all site plans. The tree wells shall be not less than
four feet in width. "Tree well" is defined, for the purposes of this
chapter, as an area of the street in which trees shall be planted
and maintained for street shade or decoration, or both.
B. The developer shall plant shade trees in said tree wells along all
public and private roads at spacings from a minimum of 30 feet to
a maximum of 50 feet apart. Species noted as small or compact in this
section shall be planted with a maximum spacing of 40 feet. On sites
where visual access is demonstrably encumbered, but is commercially
desireable, the required number of trees may be distributed in a clustered
fashion with spacings varying from the above.
C. All shade trees to be planted shall conform to The American Standard
for Nursery Stock, latest edition, as published by the American Nursery
and Landscape Association, for quality, size form and root-ball specifications.
All shade trees shall be single-trunked, and be tagged at the nursery
for their species, variety and size gradation, and shall remain tagged
until inspected by the Township at the planting.
D. Shade trees shall preferably be planted in a dormant state. Exceptions
may be granted upon receiving approval from the Township; however,
performance guarantees for such plantings shall be extended for an
additional growing season. Impaired growth of trees planted any time
other than dormancy shall be grounds for rejection of the tree by
the Township, at any time guarantees remain in place.
E. The plan for shade trees to be submitted to the Planning Board shall
depict typical means of planting trees in planting pits within the
tree wells. The planting pit shall be no less than 18 inches wider
in all directions than the root ball. It shall not be deeper than
the root ball, except in the event of impeded drainage or compacted
soil conditions. Trees shall be set so that the root flare is visible
above final grade, and such that the tree bears the same relationship
to the ground elevation as it had at the growing nursery. The planting
pit shall be backfilled with topsoil from the site, except as otherwise
permitted by the Planning Board. No chemical fertilizer shall be added
for the first year after planting.
F. Provision for watering all shade trees shall be made through the
first two full growing seasons, to ensure proper establishment. Specification
for the method of providing water shall be stated on the plan. The
use of permanent irrigation systems is encouraged for greater growth
rates and longevity.
G. In areas of land requiring more than five shade trees, more than
one species shall be selected to be planted, in order to prevent plant
disease. It is preferable that the trees be planted in small groupings
of a given species rather than in an alternating pattern of single
individuals of each species, for aesthetic reasons.
H. Initial, replacement or subsequent plantings shall conform to the
type shown on the approved plans. If deviation is anticipated, it
shall be done only with advance written request specifying the requested
change and only upon approval by the Planning Board.
I. Species selection.
(1) The developer shall consider the space available for the tree and
the species's typical growth habit and rate, and shall not plant large
scale or spreading-canopied trees where overhead and underground utilities
or other structures are likely to create spatial conflict with the
species chose. In places where space is available, larger trees are
generally preferred over smaller-growing species.
(2) Anticipated post-development soil moisture conditions shall be examined
before species selection. The ability of a particular soil to hold
moisture available to plants is important, is typically related to
its texture (i.e., sand, loam, etc.) and shall be considered in selection.
The hydrologic position of each planting site shall be considered.
Water availability may be from groundwater and may fluctuate greatly
by season; this water may be fresh, or somewhat saline if hydrologically
connected to estuarine waters. Bay water can be more saline than ocean
water. Tree species are noted in this section for their particular
moisture tolerances.
(3) The varied salt-tolerance of trees species shall be considered in
species selection. Salt which is generally detrimental to trees can
be from airborne sources, if near Barnegat Bay and estuaries, and
can also be from the ground or groundwater, or both. Species are noted
with relative tolerance of both, except as otherwise noted. Tree species
not noted in this section are not tolerant of salt.
(4) In all areas, shade trees shall be selected from the following lists
in this section. Trees native to Ocean County, New Jersey, are preferred
over others for their special adaptations in local soil, climate and
other conditions.
(5) The developer may request a waiver from the species listed, provided
that specific reasons for the variation from the species are given,
and such reasons are found to be justifiably acceptable to the Township.
(6) All tree species noted in this section are broad-leaved, deciduous
trees, except as otherwise noted. All notations of any cultivar or
variety are for informational purposes and shall not limit the cultivars
or varieties proposed by the developer.
(7) In areas of anticipated seasonally, statically or tidally high water
tables, typically adjacent to waterways, bays, lagoons or wetlands,
the following trees are recommended:
(a)
Red Maple (Acer rubrum): limited tolerance of salt in soil;
numerous cultivars and varieties exist which have varied growth habits
to suit various sized planting locations, somewhat flood tolerant.
(b)
Serviceberry (Amelanchler Canadensis): salt tolerant, small-scale
tree, conspicuous flowers, brilliant fall color.
(c)
Common Hackberry (Celtis occidentalis) and Hybrid Hackberry
(Celtis occidentalis x laevigata, such as variety Celtis x "Magnifica"):
limited tolerance of airborne salt, tolerant of salt in soil, flood
tolerant.
(d)
Seedless Sweet Gum (Liquidambar styraciflua "Rotundiloba" or
other sterile variety only): rapid growing in youth, salt intolerant,
flood tolerant; varieties which produce fruit (seed) shall be prohibited.
(e)
Southern Magnolia (Magnolia grandiflora): large growing, showy,
fragrant flowers, broadleaved evergreen, messy growth habit, inadvisable
where it will overhang sidewalks, limited salt tolerance; use cold-hardiest
varieties such as "Bracken's Brown Beauty," "Edit Bogue" or others.
(f)
Black Gum (Nyssa sylvatica): some salt tolerance, limited flooding
tolerance, brilliant fall color.
(g)
Swamp White Oak (Quercus bicolor): some salt tolerance.
(h)
Willow Oak (Quercus phelios): large growing, salt tolerant.
(i)
Bald Cypress (Taxodium distichum): rapid and large growing,
deciduous conifer, flood tolerant, useful in some relatively narrow
locations: pedestrian access at all stages of growth shall be considered;
cultivars such as "Shawnee Brave," "Monarch of Illinois" and others
can predictively control the dimensions of this somewhat variable
species.
(8) In areas of upland, not subject to anticipate seasonally, statically
or tidally high water tables, the following trees are recommended:
(a)
Red Maple (Acer rubrum): limited drought tolerance, limited
tolerance of salt in soil; numerous cultivars and varieties exist
which have varied growth habits to suit various sized planting locations;
somewhat flood tolerant.
(b)
Serviceberry (Amelanchler Canadensis; varieties "Autumn Sunset,"
"White Pillar," "Cumulus" and others are adapted as single-trunked
trees): salt tolerant, compact flowering tree, brilliant fall color.
(c)
Common Hackberry (Celtis occidentalis) and Hybrid Hackberry
(Celtis occidentalis x laevigata, such as variety Celtis x "Magnifica":
highly drought tolerant, tolerant of salt in soil, slightly tolerant
of airborne salt.
(d)
Thornless Cockspur Hawthorn (Crataegus crus-galli "Inermis"
or other thornless type): very drought tolerant after establishment,
conspicuous flowers and fruit, somewhat compact tree.
(e)
Eastern Redcedar (Juniperus virginiana): needled evergreen to
be planted at 12 feet to 14 feet in height, very salt tolerant, very
drought tolerant after establishment, useful in some relatively narrow
locations; pedestrian access at all stages of growth shall be considered;
use of cultivars such as "Emerald Sentinel," "Manhattan Blue" and
others can predicatively control the dimensions of this very variable
species.
(f)
American Hophombeam (Ostrya virginiana): useful in relatively
narrow locations, very drought tolerant after establishment.
(g)
White Oak (Quercus alba): large, slow growing, tolerant of salt
in soil, somewhat tolerant of airborne salt, drought tolerant after
establishment.
(h)
Swamp White Oak (Quercus bicolor): limited salt tolerance, some
drought tolerance after establishment.
(i)
Scarlet Oak (Quercus coccinea): large growing, very drought
tolerant after establishment, brilliant fall color.
(j)
Red Oak (Quercus rubra [Q. borealis]): somewhat tolerant of
salt in soil, somewhat drought tolerant after establishment, the State
Tree of New Jersey.
(k)
Willow Oak (Quercus phellos): large growing, salt tolerant,
some drought tolerance after establishment.
(l)
Bald Cypress (Taxodium distichum): rapid and large growing,
deciduous conifer, drought tolerant after establishment.
(9) Where native trees are not desired for design reasons, the following
tree is permissible:
(a)
Japanese Zelkova (Zelkova serrata including cultivars such as
"Musachino" [upright], "Village Green," "Green Vase" and others):
formal appearance, highly urban tolerant; use of cultivars predicatively
controls size, but seedling-grown trees tend to have superior fall
color.
J. All tree species and varieties which have been deemed to be invasive
by the United States Department of Agriculture, the State of New Jersey,
or applicable regional or local jurisdictional authority shall be
prohibited from being planted as a shade tree in the Township.
K. Each developer shall present with their map, when approval of map
is requested, a written and signed statement of the number and kinds
of trees to be planted, which statement shall be dated, addressed
to the Township of Lacey and signed by the developer or developer's
duly authorized agent. All Township officials shall require that all
guarantees given the municipality by developers include an item for
the fair cost of such trees and their planting in each particular
development.
L. In the maintenance bond required by the municipality, provision shall
be made to cover the maintenance and replacement of trees within that
period.
M. The applicant shall provide the Planning Board with a map showing
the proposed location of all shade trees within the proposed subdivision.
N. Within the Pinelands Area, shade trees authorized in N.J.A.C. 7:50-6.23
are permitted.
O. At time of construction, the developer may request a field change
to substitute other species, provided that specific reasons for the
variation from the preferred species are given, and such reasons are
found to be justifiably acceptable to the Township Engineer.
No subdivision approval, either tentative or
final, shall be granted under this chapter without the written approval
of the Lacey Municipal Utilities Authority with regard to water supply and sewage disposal systems.
A. Sanitary sewer installations shall be required in
all major subdivisions except those located within the Pinelands Area.
Such installations shall be in accordance with the standards and specifications
of the Lacey Municipal Utilities Authority and subject to its approval.
All such installations shall be properly connected with an approved
system, if possible, and shall be adequate to handle all present and
probable future development.
[Amended 2-14-1991 by Ord. No. 5-91]
B. The construction of water mains, if required, shall
be in accordance with the standards and specifications of the Lacey
Municipal Utilities Authority and subject to its approval.
C. The developers or owners shall lay all sewer and water
mains, connections and appurtenances in the street according to the
specifications and under the inspection of the Lacey Municipal Utilities
Authority.
D. Developers and owners shall make all house connections
within the street limits from the curb to the main, including the
Y-branches, and provide each house connection with a vent at the curb.
E. All expenses are to be paid by developers or owners,
including plans, specifications and inspection of the construction.
F. The Lacey Municipal Utilities Authority is to receive
a deed for all rights and title to and interest in the collection
system lines, water mains and culverts.
G. Sewer mains in the street may be of a greater diameter
than necessary to serve the project, in which case increased costs
are to be paid by developers situate the further distance from the
treatment plant than the previous development; said additional costs
are to be deposited with the Township in cash.
H. The developer or owner is to pay for all construction,
including replacement of roadway pavement materials similar to present
composition.
I. Each home owner shall apply an annual sewer rental
as established by the Lacey Municipal Utilities Authority.
J. A sewer connection charge is to be paid to the Lacey
Municipal Utilities Authority for each connection.
K. All of the above-listed improvements shall be subject
to inspection and approval by the Lacey Municipal Utilities Authority.
No underground installation shall be covered until inspected and approved.
L. All major subdivisions not required to hook up to
the Lacey Municipal Utilities Authority sewer system shall be required
to furnish proof of acceptance and approval from the Lacey Township
Board of Health and the appropriate county and state agencies of an
adequate sanitary sewer system or individual sewage disposal system.
M. No sanitary sewer plant or collection system shall
be installed without first acquiring approval from the appropriate
county and state agencies.
[Amended 12-18-1980 by Ord. No. 32-80]
Prior to beginning any excavation or land clearance
operation involving any major subdivision within the limits of the
Township of Lacey, the developer shall effect a rat control program.
All rat control programs shall be carried out by a New Jersey licensed
pest control operator whose experience and qualifications meet with
the approval of the Township Health Officer.