[Added 4-10-1979 by Ord. No. 79:6]
A. 
The subdivider shall install or guarantee the installation of such of the following improvements or portions thereof as may be required by the governing body: street grading and pavement or other surfacing; gutters, curbs and sidewalks; shade trees; streetlighting; street signs; water mains, culverts, storm sewers, sanitary sewers or dry sewers or other means of sewage disposal; drainage structures; and all appurtenances to such facilities properly connected with approved systems of water supplies, sewage and stormwater drainage, as the case may be.
B. 
Such requirements shall take account of the characteristics of potential development of various parts of the Township as reflected in the comprehensive land use plan embodied in the Zoning Ordinance,[1] with a view to providing safe, convenient and pleasant means for the movement of traffic appropriate to the streets of the various classes defined in this chapter and protecting the public health, safety, comfort and convenience by provision for the proper distribution of water and for adequate sewage and storm-water drainage in a manner appropriate to the existing and prospective type and intensity of development in various parts of the Township and in arrangements that will not impose unnecessary financial burdens on property owners or add to the normal costs of operation of the government of the Township.
[1]
Editor's Note: See Ch. 430, Zoning.
C. 
The standards in this chapter shall be deemed to be the minimum standards necessary for any particular subdivision.
D. 
All improvements shall be installed in accordance with the specifications contained in this article.
E. 
It shall be expressly understood that, notwithstanding the posting of a performance guaranty for a lot in a major residential subdivision, no building permit shall be issued until the subdivider shall have installed the road subbase, road base and curbs in accordance with the Township specifications and as certified by the Township Engineer, and until the underground utilities, such as sewer, water and storm drainage lines, and all other underground work shall have been duly and properly installed. In a major subdivision for which the use of land is restricted by zoning to nonresidential uses, building permits may be issued prior to completion of road base, curbs, underground water, sewer and storm drainage lines, provided that adequate posting of performance guaranties has been completed. No final certificate of occupancy for residential and nonresidential buildings shall be issued until all improvements have been completed and approved by the Township, for which a performance guaranty is posted.
F. 
Before a final subdivision plat or final site plan shall be approved, the applicant shall execute a developer's agreement with the Township, providing such reasonable conditions as the Township Council finds necessary to assure that the required improvements shall be properly installed and will function so as not to create any nuisance or conditions adverse to the public interest.
[Added 5-24-1983 by Ord. No. 83:39]
G. 
For all improvements or portions thereof, which will ultimately be owned and maintained by the Township, the developer shall use only manufactured and farm products of the United States, wherever available, in the construction of the improvements.
[Added 5-27-1986 by Ord. No. 86:31]
[Amended 12-27-1983 by Ord. No. 83:90; 4-30-2002 by Ord. No. 2002:12]
A. 
Where the need for off-tract improvements for water, sewer, drainage and street improvements and for other improvements as provided by law are, in whole or in part, made necessary by the application of the developer, and the installation of the improvements would confer a benefit upon the development, a determination of the contribution of the developer for said off-tract improvements shall be made in accordance with the provisions as hereinafter set forth. The requirements for off-tract roadway and intersection improvements are detailed in § 225-59.
B. 
Determinations by Planning Board. The Planning Board shall review all subdivision and site plan applications to determine their impact on the Township's infrastructure, with the assistance of the appropriate Township agencies, including but not limited to the Township Engineer, the Sewer and Water Superintendents and the Township Planner. Thereafter, the Planning Board shall, with the assistance of such agencies:
(1) 
Determine the need for off-tract improvements.
(2) 
Determine the total cost of the off-tract improvement.
(3) 
Determine the amount by which all properties to be serviced thereby, including the applicant's property, will be specially benefited therefrom.
(4) 
In cases where reasonable and necessary need for the off-tract improvement or improvements is necessitated or required by the proposed development application and where no other property owners receive a special benefit thereby, the Planning Board shall require the applicant, as a condition of approval, at the applicant's expense, to provide for and construct such improvements as if such were on-tract improvements and shall forward a report of their findings forthwith to the governing body.
(5) 
In cases where the need for off-tract improvements is necessitated by the proposed development application and where the Planning Board determines that properties outside the development will be benefited by the improvements, the Planning Board shall forthwith forward to the governing body a report containing a list and description of all such improvements, together with its request that the governing body determine and advise the Planning Board of the procedure to be followed in the construction or installation thereof.
(6) 
In cases where the Planning Board determines that no off-tract improvements are required, a report summarizing its findings shall forthwith be forwarded to the governing body.
C. 
Determination by governing body. Upon receipt of the recommendations and report of the Planning Board, the governing body shall, within 30 days from the receipt thereof, determine and advise the Planning Board whether:
(1) 
The recommended off-tract improvement should be undertaken based upon the best interests of the Township.
(2) 
The improvement is to be constructed or installed by the municipality as a general improvement or as a local improvement.
(3) 
The improvement is to be constructed or installed by the developer under a formula providing for partial reimbursement by the Township for benefits to properties other than the development.
D. 
Amount of contribution. When this has been determined, the developer may be required to provide, as a condition for final approval of the development, a bond or a cash deposit to insure payment to the Township of one of the following amounts:
(1) 
If the improvement is to be constructed by the Township as a general improvement, an amount equal to the difference between the estimated cost of the improvement and the estimated total amount by which all properties to be serviced thereby, including the developer's property, will be specially benefited by the off-tract improvement.
(2) 
If the improvement is to be constructed by the Township as a local improvement, the estimated amount by which the subdivision will be specially benefited by the off-tract improvement.
(3) 
If the improvement is to be constructed by the developer, an amount equal to the estimated cost of the off-tract improvement, less an offset for benefits to properties other than the subdivision.
E. 
Determination of special benefits. In determining benefits conferred on properties specially benefited by an off-tract improvement, the following formula shall, subject to adjustment for peculiar or exceptional conditions, be used:
(1) 
The development shall be allocated that percentage of 100 computed by dividing the development land area by the total land area benefited by the off-tract improvement; and/or the development shall be allotted that percentage of 100 computed by dividing the maximum potential intensity of use of the development (total square feet of building floor area) by the maximum potential intensity of use under existing zoning limitation in the total land area benefited by the off-tract improvement.
(2) 
In the case of linear improvements, i.e., roads, curbing, sidewalks, pipes, drains, sewers, drainage easements, etc., the development shall be allotted that percentage of 100 computed by dividing the distance (measured along the course of the off-tract improvement) from the connecting facility to the farthest abutting point of the subdivision by the sum of the distance of all intervening properties, including the developments abutting the off-tract improvement similarly measured.
(3) 
In determining whether the foregoing formula should be adjusted because of peculiar or exceptional circumstances, the following criteria shall be considered: the increase in market value of the property affected and any other benefits conferred, the needs created by the application, population and land use projections for the general area of an applicant's property and other areas to be served by the off-tract improvements, the estimated time of construction, the condition and period of usefulness of the improvements, increase of traffic generated by the development and the drainage created by or affected by any particular land use.
F. 
Payment of allocated cost.
(1) 
The estimated cost plus a reasonable inflation cost for the off-tract improvement allocated to the developer, if deposited in cash, shall be paid by the developer to the Township Treasurer. If such improvements are not initiated by the Township within a period of 10 years from the day of payment, then funds so deposited shall be returned, together with interest at the prevailing rates less 1% for administration costs.
(2) 
In the event the payment by the developer to the Township Treasurer provided for herein is less than its share of the actual cost of the off-tract improvements, then it shall be required to pay its additional share of the cost thereof.
(3) 
In the event the payment by a developer to the Township Treasurer provided for above is more than its appropriate share of the actual cost of installation of the off-tract improvements, it shall be repaid an amount equal to the difference between the deposit and its share of the actual cost.
G. 
Assessment of properties. Upon receipt from the developer of its allocated share of the costs of the off-tract improvements, the Township may adopt a local improvement assessment ordinance for the purpose of construction and installation of the off-tract improvements, based upon the cost of the project, including administration and finance charges. Any portion of the cost of the improvements not defrayed by a developer may be assessed against benefiting property owners by the Township. Any assessments for benefits conferred made against the developer or its successors in interest shall be first offset by a pro rata share credit of the allocated costs previously deposited with the Township Treasurer pertaining thereto. The developer or its successors in interest shall not be liable for any part of an assessment for such improvements unless the assessment exceeds its pro rata share credit for its deposit, and then only to the extent of the deficiency.
H. 
Credit for work performed. In the event the developer installs and constructs an off-tract improvement on any portion thereof, which improvement is accepted by the Township, then the cost shall be treated as a credit against any future assessment for that particular off-tract improvement or portion thereof constructed by the Township in the same manner as if the developer had deposited its apportioned cost with the Township Treasurer, as provided herein.
I. 
Installation of improvements by applicant. At the discretion and option of the Township, the Township may enter into a contract with the developer providing for the installation and construction of the off-tract improvements by the developer upon contribution by the Township of the remaining unallocated portion of the cost of the off-tract improvement. In the event the Township so elected to contribute to the cost and expense of installation of the off-tract improvements by the developer, the portion contributed by the Township shall be subject to possible certification and assessment as a local improvement against benefiting property owners in the manner provided by law, if applicable.
J. 
Design standards. Should the developer and the Township enter into a contract for the construction and erection of the off-tract improvements to be done by the developer, it shall observe all requirements and principles of this chapter and other ordinances in the design of such improvements.
K. 
The terms herein set forth shall be a condition of either preliminary approval or final approval of a subdivision or site plan. If not imposed as a condition of preliminary approval, such off-tract improvements and the apportionment of the cost thereof shall be considered improvements under N.J.S.A. 40:55D-1 et seq., which may be imposed at the time of final approval.
L. 
Notice and appeal. Before apportioning the cost of off-tract improvements to a developer, the Planning Board shall notify and afford the developer an opportunity to be heard thereon at a public meeting. The developer may appeal to the governing body's confirmation as provided by law.[1]
[1]
Editor's Note: Former Subsection M, Off-tract water supply and distribution improvements, added 6-9-1987 by Ord. No. 87:29, which immediately followed this subsection, was repealed 10-23-1990 by Ord. No. 90:75.
[Added 4-30-2002 by Ord. No. 2002:12]
A. 
Traffic impact study. The purpose of traffic impact studies is to assess the effect of new development, expansions and redevelopment projects on the existing public street network, including pedestrian and public transit facilities. These studies are also to examine the functional relationship between the site access, circulation and parking systems (as appropriate) and the public street system. As such, traffic impact studies are necessary to evaluate the appropriateness of the site development within the context of the public street system and to identify any necessary public infrastructure improvements needed to accommodate the traffic demands generated by the proposed use.
B. 
When required. Traffic impact studies are required to be submitted for site plan applications when:
(1) 
Access is or will be provided at an existing signalized intersection along a public road.
(2) 
Signalized access to a public road is proposed by the applicant or is required by the Township Engineer or the Township Traffic Engineer.
(3) 
The proposed development, redevelopment and/or expansion results in a net increase of 25 or more peak hour trips in any given peak hour period (a.m., p.m. or Saturday). This threshold is not to include any credits for pass-by traffic. Peak hour trip calculations are to be based upon the current edition of the ITE Trip Generation Manual or, if data is not available or is limited in scope, site specific data can be substituted. Credit for existing traffic (based upon the ITE Trip Generation Manual) is to be allowed for existing development on the property in question subject to approval by the Township Engineer or the Township Traffic Engineer.
(4) 
When determined by the Township Engineer or the Township Traffic Engineer to be necessary due to specific and/or unique site and roadway conditions.
C. 
Content. In general, traffic impact studies shall contain the following components:
(1) 
Description of existing roadways.
(2) 
Existing traffic volume information. Traffic counts are to generally be conducted between Tuesday and Thursday and not on days immediately preceding or following holidays. For retail and mixed use developments, Friday and Saturday periods are required. Traffic counts are generally to be performed during the 7:00 a.m. to 9:00 a.m. and 4:00 p.m. to 6:00 p.m. periods on weekdays and between 11:00 a.m. and 3:00 p.m. on Saturdays unless there are other specific concerns or the proposed use has different peak periods. A peak hour for each time period shall be defined as the four consecutive fifteen-minute intervals with the highest total volume, and said peak hour volumes shall be used in all analysis.
(3) 
Existing levels of service and evaluation of existing operating conditions (using approved capacity analysis software).
(4) 
Description of proposed project, including the type and size (number of units, seats, square footage, etc.) of development.
(5) 
Trip generation calculations based upon the ITE Trip Generation Manual (most current edition available), including pass-by trip calculations. If other data sources are used to project site traffic, the basis of the trip generation must be approved by the Township Engineer or the Township Traffic Engineer.
(6) 
Trip distribution, including the basis for the distribution (gravity model, existing traffic patterns, etc.).
(7) 
Site-generated traffic will be assigned to the roadway network based upon minimum travel times and knowledge of the travel patterns within the study area.
(8) 
Determination of future build year or years if a phased project.
(9) 
Background traffic growth projections, including regional traffic growth (based upon annualized growth factors published by NJDOT) and other specific projects within the influence area of the proposed project.
(10) 
Future no-build traffic volumes and future build traffic volumes.
(11) 
Evaluation of future no-build and build levels of service and operating conditions (using approved capacity analysis software). Level of service results are to be reported on a per-approach movement basis.
(12) 
Identification and evaluation of proposed mitigation measures and other roadway improvements, including any needed safety improvements.
(13) 
Discussion of site access, sight distances and circulation, including pedestrian elements.
(14) 
Graphics are to include a location map, existing and proposed lane usage diagrams and volume networks for each analysis period. Graphics are also to be provided for site-generated traffic, separating new traffic volumes, pass-by volumes and any other unique volume adjustments (existing traffic volume credits, etc.).
(15) 
Copies of capacity analyses and traffic count data are to be included as appendixes.
(16) 
A discussion of the site plan elements, including but not limited to, sight distances, parking, circulation, loading, access design and location and recommended traffic control measures.
D. 
Study area. The extent of the study area, those intersections to be analyzed, will vary depending upon the size and nature of the proposed project and the amount of traffic to be generated. The following locations are to be included in the study area:
(1) 
For all projects that result in a net increase of 25 or more peak hour trips in any given peak hour period (a.m., p.m. or Saturday), exclusive of credits for pass-by traffic, the following intersections shall be included:
(a) 
The traffic study will be required to evaluate the impacts at the intersections of the proposed site driveways or streets with the public road network.
(b) 
The traffic study is required to include the first signalized intersection on a public road in each direction from any site driveway, up to a maximum distance of two miles.
(c) 
Any signalized intersection that will service 25 or more new peak hour trips from the proposed development shall be included in the study area. The analysis requirement shall also apply to unsignalized intersections if the proposed development will increase traffic on the minor street approach. Along divided roadways, ramp junctions and weaving sections are also to be considered applicable analysis locations.
E. 
Level of service standards. For all intersections (both signalized and unsignalized), lane groups with left turn movements must be maintained at Level of Service D and all other lane groups must be maintained at Level of Service C, as described in the Highway Capacity Manual, Special Report 209, published by the Transportation Research Board. In situations where the no-build level of service does not achieve Level of Service D for lane groups with left turns and Level of Service C for other lane groups, the no-build delay, rounded to the nearest second, must not be degraded.
(1) 
If the above level of service standards are not exceeded in the no-build condition, each development is permitted to increase no-build delay by the lesser of the difference between the no-build delay and the upper end of the delay range for the above level of service standards, or a maximum of 5 seconds, rounded to the nearest second. Any traffic above this threshold shall be considered a violation component of site traffic. If the above level of service standards are exceeded in the no-build condition, all site traffic shall be considered part of the violation component. Any site traffic that can be accommodated without violating the above requirements shall be considered nonviolation site traffic, with the remainder of site generated traffic being the violation component of site traffic.
(2) 
For any locations not meeting the above level of service standards, the traffic impact study must provide a conceptual improvement plan to mitigate the traffic impacts of the site, subject to the review and approval of the Township Engineer or the Township Traffic Engineer.
(3) 
For unsignalized driveways, movements exiting the driveway must be maintained at Level of Service E, as described in the Highway Capacity Manual, Special Report 209, published by the Transportation Research Board, during all time periods.
F. 
Determination of fair share contribution. The traffic impact study must include an estimate of the probable construction costs of any mitigation improvements, subject to the review and approval of the Township Engineer or the Township Traffic Engineer. Improvement costs are to include design costs, right-of-way appraisal and acquisition, construction, construction management and permitting.
(1) 
The developer's contributions for these improvements will be apportioned based upon the violation component of site traffic added to the specific intersection divided by the increase in the capacity of the intersection, as shown in the following equation:
Fair Share Contribution
=
(Violation Component of Site Traffic)
(Capacity Increase)
(2) 
The capacity of the intersection (both in the pre- and post-mitigation cases) shall be determined by incrementing the traffic volume through the intersection until the most critical movement reaches the upper threshold of level of service as described in the Highway Capacity Manual, Special Report 209, published by the Transportation Research Board. In performing capacity calculations, the future build volumes shall be utilized, and all signal phasing and timings shall be held constant.
(3) 
The capacity increase of the mitigation shall be determined in the following manner:
Capacity Increase = (Capacity after Mitigation) - (Capacity with Mitigation)
(4) 
In the case where level of service standards are violated during multiple time periods (e.g., a.m. and p.m. peak hours), the fair share contribution for each time period shall be calculated independently, and the worst case (i.e., highest fair share contribution) shall apply.
(5) 
Improvements that solely benefit the development site (e.g., signalized driveways, left turn lanes, acceleration lanes) are not considered off-tract improvements and, consequently, are not subject to fair share contribution calculations. The costs associated with these improvements shall be considered on-tract improvements and, hence, are the sole responsibility of the applicant.
(6) 
For sites that require access permits from the New Jersey Department of Transportation (i.e., sites with driveways on roadways under the jurisdiction of the New Jersey Department of Transportation), fair share obligations under the New Jersey Department of Transportation Access Management Code supersede the above obligations for intersections under state jurisdiction only.
Grades and cross sections shall be such as to provide for the disposal of stormwater and such groundwater seepage as may be encountered, all in accordance with the plans therefor approved at the time of the approval of the tentative plan of the subdivision and as may be required in the field by the Director of Public Works or the Township Engineer as the work progresses. All underground utilities, drains or other facilities located within the roadway portion of a street shall be installed prior to the placing of any road-surfacing material.
[Added 3-14-2000 by Ord. No. 2000:6]
Retaining walls greater than six feet in height shall be tiered at every six-foot interval of height. Each tier shall be set back a minimum of three feet to provide for the placement of landscape plantings at each tier level. Landscaping shall be required at each tier level to reduce the appearance of height and mass of the retaining wall. This requirement shall not apply to any development for which preliminary major subdivision approval, preliminary major site plan approval, final subdivision approval or final site plan approval was granted by a resolution of approval adopted by the Planning Board prior to the adoption of this provision, and which approval has not expired. In such cases, the requirements and conditions contained in the resolution of approval shall apply.
A. 
Width. The roadway shall be curbed, if required, along the required paved width as hereinafter defined and shall be paved in accordance with the following specifications. All materials used and all methods and work procedures shall be in accordance with the 1961 Edition, as generally amended, of the Standard Specifications for Road and Bridge Construction, New Jersey State Highway Department.
B. 
Subgrade.
(1) 
The bottom of the excavation of the box to receive the pavement surface and the top of the fill, when completed, shall be known as the "subgrade" and shall be true to the lines, grades and cross sections given. After all drains have been laid and the subgrade has been shaped correctly, it shall be brought to a firm, unyielding surface by rolling the entire area with an approved three-wheel power roller weighing not less than 10 tons. All soft and yielding material and other portions of the subgrade which do not attain the required stability or will not compact readily when rolled or tamped shall be removed as directed, and all loose rock or boulders found in the earth excavation shall be removed or broken off to a depth of not less than six inches below the surface of the subgrade. All holes or depressions made by the removal of material shall be refilled with suitable material, and the whole surface shall be compacted uniformly.
(2) 
When subbase material is needed, it shall consist of approved material placed in the excavation made by the removal of soft, unstable or other unsuitable subgrade materials and shall be constructed where directed in accordance with these specifications. The material to be used shall consist of sound, tough, durable, local field or quarry stone, steam cinders, crushed rock or slag, sand or gravel. The local field or quarry stone shall be not more than five inches in its largest dimension and the crushed rock or slag shall consist of pieces varying from one to three inches in diameter.
C. 
Construction methods. Unsuitable subgrade materials shall be removed and the bottom of the excavation shaped uniformly and firmly compacted. Approved material shall be placed in the excavation and spread and rammed or rolled in layers of not more than five inches. After material has been placed and compacted in layers until slightly above the surrounding subgrade surface, it shall be rolled and the voids filled with smaller stone, road gravel, three-fourths-inch maximum size aggregate, graded in accordance with the requirements of Paragraph 8-5.4, Table 28, of the Standard Specifications, or such other material as may be approved by the Township Engineer. The rolling and filling shall be continued until the entire mass is thoroughly and satisfactorily compacted. The finished surface thereof shall conform to the specified line, grade and cross section.
D. 
Base and surface courses.
(1) 
Base course. The base course shall be of a thickness as described in the following table in accordance with the requirements set forth in this subsection, of bituminous stabilized base course meeting all the requirements of Article 3.2A.1 through 3.2A.3, modified to allow stone mix as soil aggregate. The stability of the completed mixture as determined by means of the Marshall apparatus is modified to have a value of not less than 1,200 pounds at 140º and a flow value of not more than 18 in accordance with current ASTM Designation D1559.
Type of Roadway
Thickness
(inches)
Parking
4
Local residential streets
5
All other residential streets
6
All industrial streets
6 1/2
(2) 
Surface course. The top course shall consist of FABC, one inch to 1 1/2 inches, in accordance with all applicable requirements of Article 3.10.1 through 3.10.3 of the Standard Specifications.
E. 
Tack coat.
(1) 
Where bituminous stabilized base course is placed allowing traffic before the top FABC course, a tack coat shall be applied to the base course prior to construction of the surface course to ensure proper bond.
(2) 
The tack coat material shall be cut-back asphalt, Grade RC-70, and shall be applied at the rate of 0.02 gallon to 0.10 gallon per square yard.
F. 
Curbing.
(1) 
Curbing shall be constructed of Belgium granite blocks except where existing curbing is of concrete construction and is a continuation in line, grade and appearance and except where curbing is part of a state or county road.
(2) 
Concrete curbs shall be constructed on each side of the roadway according to the following specifications and in accordance with the requirements of Article 5.53 of the Standard Specifications.
(a) 
The concrete curb shall be six inches at the top, eight inches at the bottom and 20 inches deep, shall have a vertical face of six inches, and shall be laid upon a compacted foundation of three-fourths-inch aggregate six inches deep.
(b) 
Concrete shall be air-entrained Class B as specified in Article 4.1.2 of the Standard Specifications. The air content of the mix shall be in the range of 5% to 8%.
(3) 
The requirement of curbs may be waived by the Planning Board.
G. 
Access lanes. Access lanes shall be graded and surfaced to a roadway width of 15 feet. Such improvement and the provision of subsurface utilities shall in all respects comply with the specifications set forth for streets under this subsection, except that the top 1 1/2 inches of bituminous concrete will not be required. The area provided for vehicle turning at the end of an access lane shall be graded and surfaced in the same manner as specified for the access lane.
H. 
Sidewalks.
(1) 
Sidewalks shall include the preparing of subgrade to prescribed lines, grades and dimensions. The base material shall be three fourths-inch aggregate meeting gradation requirements set forth in Table 28 of Article 8.5.4 of the Standard Specifications, a thickness of three inches. Rollers shall be tandem rollers weighing not less than 3 1/2 tons and not more than five tons.
(2) 
The subgrade shall be constructed smooth and even at the prescribed grade in accordance with the requirements of Article 5.8.3 of the Standard Specifications. The gravel base shall be compacted by tamping or with a roller or in both manners, subject to the direction of the Township Engineer or Township Inspector.
(3) 
After the base gravel is in proper condition and Class B, air-entrained concrete placed to a thickness of four inches, it shall be tamped, screened and finished to true grade and surface. The finish shall be with a wood float followed by brushing with a set, soft-haired brush to a neat and workmanlike surface. Expansion joints 1/2 inch wide shall be provided at intervals of 20 feet and filled with preformed joint material. Surface grooves shall be cut at right angles to the line of the sidewalk at intervals equal to its width. Exposed edges shall be neatly rounded to a radius of 1/2 inch.
(4) 
Sidewalks shall be constructed after the construction of adjacent curbs.
(5) 
Subbase outlet drains shall be constructed at the location shown on the approved plans and in accordance with the requirements of Articles 5.1.1, 5.1.2 and 5.1.3 of the Standard Specifications. Unless otherwise shown on the plan, the outlet pipe shall be six-inch porous concrete pipe and extend three feet from inlet. Backfill around pipe shall be a pea gravel meeting the gradation requirements for three-eighths-inch size aggregate in Table 28 of Article 8.5.4 of the Standard Specifications. The trenches for the subbase outlet drains shall be backfilled with soil aggregate meeting the gradation requirements for Type 5, Class A aggregate as set forth in Table 36, Article 8.8.1, of the Standard Specifications.
I. 
Road design. The design of the road shall be based on a structure number hereinafter described and related to the service of the pavements.
(1) 
The structure numbers of the service pavements shall be as follows:
(a) 
Over the subgrade.
[1] 
Public parking, municipal parking, shopping center parking: 2.42.
[2] 
Residential streets (nonfeeder): 2.72.
[3] 
Residential streets (feeder): 3.16.
[4] 
Main feeder; county; industrial: 3.46.
(2) 
The soil shall be so designated as conforming to a California bearing ratio test in accordance with current testing methods and being equal to three.
(3) 
In cases where the subgrade will not achieve a California bearing ratio of three, special precautions will be required as directed by the Engineer.
(4) 
The following listing of structure numbers shall be used in determining a depth, type and structure of pavements:
(a) 
Hot mix bituminous concrete per compacted inch: 0.44.
(5) 
Reduction allowance.
(a) 
In cases where the subgrade will achieve a California bearing ratio of 10 or better, the requirement of the structural number can be reduced by 0.44 or the bituminous stabilized base course can be reduced by one inch in thickness.
(b) 
In order to qualify for this reduction allowance, a test must be taken every 500 linear feet of roadway with a minimum of three tests per site.
(c) 
Additional tests may be as directed by the Engineer for special cases.
(d) 
All tests shall be performed by a recognized testing laboratory.
A. 
The purpose of this section shall be to preserve, create and improve the character and values of properties being subdivided in which new roads are being created by providing for shade trees along the right-of-way. These provisions shall apply to all types of roads referred to under Article IX, except collector streets (industrial, business and commercial).
B. 
All the varieties of trees listed under Schedule 1 in Subsection O(1) below, or such other species that are approved by the enforcing officer, which are two inches in diameter or larger at four feet above the graded ground and growing in the three-foot strip of the right-of-way adjacent to the lot lines, shall be left standing and undamaged, except that:
(1) 
All trees of the varieties listed in Schedule 1 in Subsection O(1), in excess of one tree every 50 feet averaged on the three-foot strip each side of the right-of-way (but not less than 35 feet nor more than 75 feet apart), may be removed.
(2) 
In the case of marginal roads, it shall be necessary to have trees on only the side of the road adjacent to the proposed lots, spaced as directed in Subsection B(1) above.
(3) 
If necessary, because of excessive grading and by special permission of the Planning Board, all existing trees may be removed and new trees planted in accordance with Subsection C below.
C. 
In areas where none of the above varieties of trees exist or where permission for their removal has been granted, any trees listed under Schedule 2 in Subsection O(2) below shall be planted in the three-foot marginal strip on the right-of-way, one tree a minimum of 1 1/2 inches in diameter at a height of four feet every 50 feet average on each side of the pavements, and not less than 35 nor more than 75 feet apart. In the case of marginal roads, it shall be necessary to plant trees on the side of the road adjacent to the proposed lots, spaced as directed above.
D. 
No trees shall be planted within 50 feet of an intersection.
E. 
No trees shall be planted less than 15 feet from a utility pole.
F. 
Trees shall not be planted less than five feet from a driveway.
G. 
Trees may be planted bare roots between October 15 and April 15. After this date all trees shall be planted, balled and burlapped.
H. 
Trees shall be top pruned at the time of planting, no matter what the date of planting.
I. 
All bare root trees shall have the trunks wrapped with tree wrap at least up to the first main branches and shall be staked with one stake which extends five feet above ground.
J. 
The developer shall guarantee to replace any tree not surviving one year from the date of planting. In no case shall it conflict with the performance and maintenance bond herein and elsewhere described.
K. 
All of the trees listed under Schedule 3 in Subsection O(3) below shall be removed from rights-of-way.
L. 
Roads which are not graded for their entire width of the right-of-way may, at the discretion of the Planning Board, be left as standing forest.
M. 
Subdivisions having received approval from the Planning Board relative to underground utilities shall require the trees to be planted within the four-foot section between the curb and sidewalks.
N. 
Deviations from any of the above regulations because of peculiar surrounding conditions may be requested of the enforcing officer. After examination and review, the enforcing officer may waive any condition of this section. The decision of the enforcing officer shall be provided in writing within 60 days of receipt of request.
O. 
Upon a determination by the Township Engineer and the enforcing officer as to the number and location of shade trees in any subdivision, the developer, in lieu of installing such shade trees, may elect to pay to the Township a sum equal to the estimated cost of purchasing and planting the required number of shade trees in the development. Final approval of the development shall not be granted unless and until, assuming all other requirements are met, the developer pays the funds for the shade trees to the Township.
(1) 
Schedule 1.
(a) 
Ash, all.
(b) 
Beech, all — Fagus-Americana.
(c) 
Crab, flowering.
(d) 
Chestnut, all.
(e) 
Dogwood.
(f) 
Gum, all.
(g) 
Hickory, all.
(h) 
Linden, all.
(i) 
Maple, all except silver (including box elder).
(j) 
Oak, all.
(k) 
Sycamore.
(l) 
Walnut.
(2) 
Schedule 2.
(a) 
Cherry, Kwanzan.
(b) 
Dogwood.
(c) 
Elm, Zelkova, village green.
(d) 
Honeylocust, thornless.
(e) 
Hawthorn, washington.
(f) 
London plane, bloodgood strain.
(g) 
Linden, greenspire.
(h) 
Linden, little leaf.
(i) 
Linden, silver.
(j) 
Maidenhair tree, ginkgo, male only.
(k) 
Maple, Norway.
(l) 
Maple, red.
(m) 
Maple, sugar.
(n) 
Oak, pin.
(o) 
Oak, red.
(p) 
Oak, sawtooth.
(q) 
Oak, scarlet.
(r) 
Oak, willow.
(s) 
Pear, bradfordcallery.
(3) 
Schedule 3.
(a) 
Birch, all.
(b) 
Catalpa.
(c) 
Cherry, wild.
(d) 
Locust, black.
(e) 
Maple, silver.
(f) 
Poplar, all.
(g) 
Sassafras.
(h) 
Sumac, all.
(i) 
Willow, all.
(j) 
Fruit, all.
(k) 
Evergreen, all.
P. 
The following trees are specifically recommended along any street right-of-way that is within 10 feet of overhead power lines. All such trees shall be single-stemmed varieties:
[Added 3-23-2004 by Ord. No. 2004:06]
(1) 
Maple, Trident.
(2) 
Maple, Amur.
(3) 
Maple, Amur Beethoven.
(4) 
Maple, Amur Mozart.
(5) 
Maple, Tatarian.
(6) 
Serviceberry, Reflection.
(7) 
Serviceberry, Spring Glory.
(8) 
Serviceberry, Cumulus.
(9) 
Serviceberry, Majestic.
(10) 
Serviceberry, Autumn Brilliance.
(11) 
Serviceberry, Princess Diana.
(12) 
Serviceberry, Robin Hill.
(13) 
Serviceberry, Tradition.
(14) 
Dogwood, Kousa.
(15) 
Dogwood, Kousa, Galilean.
(16) 
Dogwood, Kousa, Milky Way.
(17) 
Dogwood, Kousa, Prophet.
(18) 
Dogwood, Kousa, Samaritan.
(19) 
Dogwood, Kousa, Satomi.
(20) 
Dogwood, Celestial.
(21) 
Dogwood, Constellation.
(22) 
Dogwood, Gray, Cuyahoga.
(23) 
Dogwood, Gray, Ottawa.
(24) 
Hawthorn, Thornless Cockspur.
(25) 
Hawthorn, English, Crimson Cloud*.
(26) 
Hawthorn, Washington*.
(27) 
Hawthorn, Dotted, Ohio Pioneer*.
(28) 
Hawthorn, Green, Winter King*.
(29) 
Magnolia, Galaxy.
(30) 
Cherry, Oriental, Amanogawa.
(31) 
Cherry, Sargent.
(32) 
Cherry, Red, Canada (Chokecherry, Shubert).
(33) 
Cherry, Snow Goose.
(34) 
Callery Pear, Jack.
(35) 
Callery Pear, Jill.
(36) 
Callery Pear, Capital.
(37) 
Japanese Tree Lilac, Ivory Silk.
(38) 
Japanese Tree Lilac, Regent.
(39) 
Japanese Tree Lilac, Summer Snow.
(40) 
Purple Leaf Plum.
NOTE:
*These trees shall not be used within 10 feet of a sidewalk area due to thorns or low-branched habit or fruits.
A. 
For electric and telephone utilities, applicants for all major subdivisions shall arrange with the serving utility for front lot underground installation of the utilities' distribution supply lines and service connections and appurtenances, 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 shall submit to the Planning Board for its approval a map of the proposed location of the installation, together with a written instrument from each serving utility which evidences full compliance with the provisions of this subsection prior to obtaining preliminary approval. Where overhead electric or telephone distribution supply lines are present on existing streets abutting such subdivisions, approval may be granted to the applicant to supply electric and telephone service to the lots abutting the existing streets from such overhead lines or extensions. However, such connections from the utilities' overhead lines shall be installed underground.
B. 
In all zones, the installation of water mains, hydrants and all other appurtenances throughout the subdivision shall be as required by the Director of Public Works and the Township Engineer and shall be at the expense of the subdivider, in accordance with the terms agreed upon, in writing, between the subdivider and the Township.
C. 
Each two lots to which access is given by an access lane shall be served from the nearest available street water main, all to be installed in accordance with the regulations of the Water Department. Such service lines shall be laid in advance of the lane-surfacing improvements and shall be at the expense of the developer.
D. 
Any individual private water supply or sewage disposal system shall conform to the requirements of the Sanitary Code and the Health Administrator. The Health Administrator may require any additional tests or data that he deems necessary.
E. 
All the improvements required by this chapter and the matters covered by any regulations set forth in the aforesaid specifications shall be subject to the approval of the Township official having jurisdiction thereof and which official shall be notified by the developer at least 24 hours prior to the start of construction. No underground installation shall be covered until it has been inspected and approved. For subdivisions or site plans, the developer shall be required to pay to the Township inspection fees totaling 200% of the hourly base salary of the Township Engineer and professional staff multiplied by the number of hours spent by them in inspecting the project.
[Amended 9-19-1980 by Ord. No. 80:30; 5-10-1988 by Ord. No. 88:22; 12-27-1995 by Ord. No. 95:45]
F. 
All streets which furnish access to more than two building lots shall be controlled or owned by the Township pursuant to effective dedication or conveyance, except such streets as are under the control and jurisdiction of Morris County, the State of New Jersey or an owners' association established in accordance with law. Upon completion of work of installing the required utilities and the street improvements herein specified to the satisfaction of the governing body and upon certification of such completion by the Township Engineer and Township Manager, the streets (except access lanes or private streets) shall be accepted as public streets and become a part of the official street and highway system of the Township, provided that no street shall be accepted until all construction and temporary maintenance requirements established by this chapter have been met.
G. 
The developer shall install or guarantee the installation of surveyor's monuments of a size and shape required by the provisions of N.J.S.A. 46:23-9.9 et seq. Such monuments shall be placed in accordance with such provisions and shall be subject to approval by the Township Engineer.
H. 
Performance guaranties shall be required in lieu of installation of all improvements in accordance with the procedures established in § 225-49. The performance guaranty shall include an amount equal to the estimated cost to cover the planting of shade trees to conform to the standards set forth in this chapter. The form and sufficiency of the bond shall be subject to the approval of the Planning Board Attorney, and the term shall be for the life of the developer's agreement and any extension thereof. Performance bonds shall be expressly conditioned upon the subdivider's full compliance with all Township ordinances and regulations governing the installation of improvements and utilities and faithful performance of the terms of the agreement with the Township.
[Amended 5-24-1983 by Ord. No. 83:39]
I. 
Maintenance guaranties shall be required in a sum equal to 10% of the amount of the original bond for installation of improvements. The guaranties shall be in a form and sufficiency approved by the Planning Board Attorney. The maintenance bond shall be posted upon final release of the performance bond by the Township and shall be expressly conditioned upon the maintenance by the developer of all such improvements for a period of two years, and particularly shall guarantee the remedy of any defects in such improvements which occur during that period. The maintenance bond shall further guarantee the replacement of any shade trees found not healthy two years after planting.
J. 
Prior to the release of a performance guaranty, the developer shall submit as-built drawings to the Township Engineer.
(1) 
The as-built drawings shall contain the following:
(a) 
Profile elevations of the center line of roads to hundredths of a foot, at one-hundred-foot stations, clearly defining the as-built elevations versus the approved tentative elevations.
(b) 
Invert and rim elevations of all storm, sanitary and water lines to the nearest hundredth of a foot, clearly defining the as-built elevations versus the approved tentative elevations.
(c) 
Any changes which deviate from the approved tentative drawings.
(d) 
The as-built lengths of storm and sanitary sewer lines.
(e) 
A typical as-built roadway section shall be provided.
(f) 
Symbols denoting location of sanitary cleanouts and water valve boxes shall be provided. Also, house numbers shall be denoted.
(2) 
The title block shall be clearly labeled "as-built plans and profiles." The scale shall be not greater than 50 feet per inch in plan and not greater than five feet per inch in profile, unless approved by the Township Engineer.
K. 
Construction plans.
(1) 
Prior to any construction on the subdivision and subsequent to preliminary approval, construction drawings must be submitted to the Township Engineer. These drawings shall contain sufficient information to proceed with construction of utilities and layout of road systems and more specifically as follows:
(a) 
Center line of road data, including all bearings, distances, radii and central angles for road layout.
(b) 
Plan and profiles of all road systems on a scale of not greater than 50 feet to the inch horizontally and not greater than five feet to the inch vertically.
(c) 
Water, sanitary and storm sewers must be shown in plan and profile with accurate lengths of pipes, grades, invert elevations, rim elevations, pipe sizes, manholes, catch basins, energy dissipators and headwalls as required for construction.
(d) 
All construction details must be shown, including typical sections of roads, manholes, catch basins, headwalls, etc., as necessary for construction.
(e) 
All easements must be shown on the drawings, together with plan and profile of any utilities located within them.
(2) 
Construction can commence upon proper notice and receipt of construction plans signed and approved by the Township Engineer.[1]
[1]
Editor's Note: Former Subsection L, Storm drainage, which immediately followed this subsection, was repealed 5-18-2021 by Ord. No. 2021:08.
A. 
Fire hydrants and control valves shall be installed not more than 500 feet apart at proper locations to be determined by the Fire Prevention Bureau and Township Engineer. The location of the fire hydrants in commercial or industrial areas shall be determined solely by the Fire Prevention Bureau. All fire hydrant locations shall be properly indicated on all major subdivisions.
B. 
All fire hydrants shall have two two-and-one-half-inch hose connections and one four-and-one-half-inch steamer connection.
[Amended 10-9-1984 by Ord. No. 84:61]
The developer shall install or cause to be installed, at his own expense, streetlighting facilities in accordance with the Recommended Practice of Street and Highway Lighting of the Illuminating Engineering Society (latest edition), or other equivalent and acceptable standards. The developer shall pay the cost of operating the streetlights until such time as the lights which are installed shall be accepted by resolution of the Township Council as part of the acceptance of a public street of the Township. At the time of final approval, the developer shall deposit with the Township cash in an amount equal to twice that annual billing rate as determined by Jersey Central Power and Light Company. The Township shall utilize the cash deposit to pay the annual billings for such streetlighting in the development until the streets are accepted as above provided, at which time the Township shall return to the developer the remaining cash on deposit, if any. At the time of final approval, the developer shall also pay to the Township the contribution fixture rate determined by Jersey Central Power and Light Company, which amount represents part of the developer's installation cost for streetlighting facilities.
A. 
All sanitary sewer lines shall be tested by means of a low-pressure air test between manholes, as directed by the Township Engineer.
B. 
The developer must supply the testing equipment and manpower necessary to accomplish the test. The Township Engineer and/or his personnel will monitor the test performance.
C. 
House connections should be adequately capped prior to the test.
D. 
No stabilized base course shall be placed on subdivision streets until the sanitary sewer lines have passed the low-pressure air test.