[Amended 8-7-1991 by Ord. No. 1991-12]
The developer shall follow accepted principles
of land subdivision and development in the design of each subdivision
or site plan or portion thereof.
A.
The developer of a site plan or subdivision shall
observe the following requirements and the basic principles of site
planning in the design of each site plan or subdivision. Each design
shall encourage good development patterns within the township. Subdivisions
and site plans shall conform to proposals and conditions shown on
the Official Township Master Plan. Proper performance of all work
is the sole responsibility of the developer.
B.
The streets, drainage rights-of-way, school sites,
public parks and playgrounds shown on an officially adopted Master
Plan or Official Map shall be considered in approval of site plans
and subdivision plats.
C.
All materials and installation methods shall conform
to the standard specifications of the New Jersey Department of Transportation
unless otherwise noted.
Design criteria and policy shall, at a minimum,
meet the standards established for comparable improvements installed
by the township. They shall, in addition, be subject to the following
design requirements:
A.
Streets.
(1)
The arrangement of streets not shown on the Master
Plan or Official Map shall be such as to provide for the appropriate
extension of existing streets. Minor streets shall be designed to
discourage through traffic.
(2)
The Board may require that all lots, with frontage on collector or arterial streets as listed in the Master Plan, have frontage on another minor street to serve as a point of access when this is deemed necessary by the Board. When frontage on a minor street is required, there shall be no driveway or other curb cut permitted along the frontage of the primary road. All lots requiring reverse frontage shall have an additional 25 feet of depth above the requirements of Chapter 205, Zoning, planted in evergreen trees and shrubs so as to provide a visual screen at least six feet high and covering the frontage of the property by the end of two growing seasons. The reverse frontage height may be met in part by grading soil to a height of four feet at a three to one slope within the planter strip.
(3)
The right-of-way width shall be measured to the lot
lines and shall not be less than that shown in the table listed below.
In all cases they shall be of sufficient width and design to safely
accommodate the maximum traffic, parking and loading needs and sufficient
access for fire-fighting equipment:
|
Street Type
|
Right-of-Way
(feet)
|
Cartway
(feet)
|
Sidewalks Required
|
Parking Permitted In Right-of-Way
| |
|---|---|---|---|---|---|
|
Industrial
|
60
|
40
|
No
|
No
| |
|
Primary street
|
86
|
46
|
Yes
|
No
| |
|
Collector street
|
66
|
46
|
Yes
|
Yes
| |
|
Local feeder
|
60
|
40
|
Yes
|
Yes
| |
|
Minor
|
50
|
34
|
Yes
|
Yes
| |
|
Internal road: The right-of-way for internal
roads and alleys in multifamily, commercial and industrial developments
shall be determined on an individual basis and shall be subject to
approval by the Township Engineer.
| |||||
(4)
No subdivision showing reserve strips controlling
access to streets shall be approved except where the control and disposal
of land comprising such strips has been conveyed to the governing
body under conditions approved by the Planning Board.
(5)
Subdivision that adjoin or include existing streets
that do not conform to the width as shown on the Master Plan or Official
Map or the street width requirements of this article shall dedicate
additional width along either one or both sides of said road. If the
subdivision is along one side only, 1/2 of the required extra width
shall be dedicated. If realignment of an existing road is proposed,
the developer shall provide not less than 1/2 of the future width
of the side or sides owned by him or her and 1/2 of the future width
from the new center line through any parcels not owned by him or her.
It shall be the developer's obligation to obtain the required right-of-way
from the owner/owners of the lands not owned by the developer which
are affected by the proposed realignment.
(6)
Grades of industrial, primary and collector streets
shall not exceed 4%. Grades on all other streets shall not exceed
10%. No street shall have a grade of less than 3/4 of 1%. Special
details may be required where grades exceed 2.50%.
(7)
Street intersections 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 20 feet.
(8)
Street jogs with center-line offsets of less than
125 feet shall be prohibited.
(9)
A tangent at least 100 feet long shall be introduced
between reverse curves on arterial and collector streets.
(10)
When connecting street lines deflect from each
other at any point by more than 10° and no more than 45°,
they shall be connected by a curve with a radius of not less than
150 feet for minor streets and 300 feet for all other streets. 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.
(11)
All changes in grade shall be connected by vertical
curves of sufficient length to provide a smooth transition and proper
sight distance as determined by the Township Engineer.
(12)
Dead-end streets (cul-de-sac) shall not be longer
than 600 feet and shall provide a turnaround at the end with a radius
of 50 feet to the outside edge of the cartway and 60 feet to the outside
edge of the right-of-way and tangent whenever possible to 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 intersecting
street's center line to the center of the radius of the cul-de-sac.
(13)
If a dead-end is of temporary nature, a similar
turnaround shall be provided and provisions made for future extension
of the street and reversion of the excess right-of-way to the adjoining
properties.
(14)
No street shall have a name which will duplicate
or so nearly duplicate as to be confused with the names of existing
streets. The continuation of an existing street shall have the same
name. All street names shall be checked against the Township Master
File of Street Names.
(15)
Subdivisions shall be so designed as to minimize
the total area of the subdivision devoted to street rights-of-way.
(16)
The street and the area on each side thereof
for a distance of 10 feet on each side of the pavement of said road
and for a height of 14 feet from the surface of the road shall be
kept free and clear of tree limbs, vines and other obstructions to
permit free and unobstructed use of said street by all vehicles.
(17)
In general, continuous longitudinal downgrades
shall not be run for more than 1,000 feet. Where the general ground
slope makes longer runs desirable such run shall be broken by a short
upgrade of sufficient length to create a low point at least six inches
in depth. Inlets shall be located at the low point.
(18)
Design features such as multilegged intersections
with more than four legs, acute V-type angle intersections and jog
intersections are prohibited.
(19)
Continuous through local streets extending from
one major street to another should be avoided.
(20)
Four-legged intersections should be used infrequently.
T-type intersections should be used more frequently.
(21)
Pavement design shall conform to the following
schedule. All materials, equipment and methods of construction shall
conform to the Standard Specifications for Road and Bridge Construction
of the New Jersey State Department of Transportation. Minimum slope
for drainage of bituminous concrete pavement shall be 0.75%. Minimum
slope for drainage for Portland cement concrete pavement shall be
0.50%.
[Amended 4-15-2009 by Ord. No. 2009-07]
|
Type
Street
|
Hot Mix Asphalt Surface Course Thickness
|
Hot Mix Asphalt Base Course Thickness
|
Subbase
| |
|---|---|---|---|---|
|
Minor
|
2 inches
|
5 inches
|
(See Note 1.)
| |
|
All other
|
2 inches
|
6 inches
|
(See Note 1.)
|
|
NOTES:
| ||
|
1.
|
If the subgrade has a laboratory, California
Bearing Ratio (CBR) of 20 or greater (ASTM D-1883), no subbase course
is required. If the CBR value is less than 20, Dense Graded Aggregate
four inches thick shall be provided for all except industrial streets
which shall have a six-inch-thick subbase.
| |
B.
Sidewalks, curbs and gutters.
[Amended 4-15-2009 by Ord. No. 2009-07]
(1)
All concrete for sidewalks, curbs, aprons and gutters
shall be 4,000 psi air-entrained Portland cement concrete.
(2)
Sidewalks shall be installed on one or both sides
of the streets as the Planning Board may direct.
(3)
All sidewalks shall be four inches thick except at
driveway crossings where they shall be six inches thick and reinforced
with welded wire fabric mesh reinforcing.
(4)
All driveway aprons shall be six inches thick and
reinforced with welded wire fabric mesh reinforcing.
(5)
Concrete curbs, gutters and drive aprons shall be
in accordance with the construction standard drawings.
C.
Street signs. Street signs shall be the type approved
by the Township Engineer. They shall be placed in a minimum three
feet by one foot square concrete foundation with the vertical member
three feet into the concrete. They shall be placed at each intersection
and be in conformity with the signs already existing in the Township.
The head of the sign shall be securely fastened so as to prevent turning
or removal under normal circumstances.
D.
Shade trees. Shade trees shall be installed on both
sides of all streets, subject to approval of the Planning Board, at
a minimum spacing along each side of the street of 30 feet on center.
The variety shall be approved by the Planning Board. The method of
installation and location shall be approved by the Township Engineer.
Shade trees shall be installed at a minimum size of two-inch caliper
at a minimum distance of six feet from the inside edge of the sidewalk.
E.
Planted buffer areas and green space. In the instance where the Planning Board determines that buffer planting is necessary to protect the general welfare of the public, planted buffer areas shall be installed to provide a year-round visual screen of such width, height and location as approved by the Planning Board. The size, variety and planting design of the buffer area shall be as approved by the Township Engineer. The use of native plants and low-maintenance landscaping that encourages minimal use of fertilizers and pesticides is encouraged. Planted buffer areas and green space may be utilized in the nonstructural stormwater management design for a project. See Chapter 174, § 174-4E(2) for site design guidance relative to major development stormwater control.
[Amended 4-15-2009 by Ord. No. 2009-07]
F.
Compensatory planting.
(1)
Every effort should be made to avoid removal of trees
having a caliper of five inches or greater from the property in the
process of subdividing, grading or installing improvements. Where,
in the judgment of the Planning Board, such removal is unavoidable,
the applicant shall install compensatory trees in such locations and
of such size, variety and quantity as the Planning Board shall direct.
[Amended 10-7-2009 by Ord. No. 2009-21]
(2)
Notwithstanding the five-inch caliper limitation,
no substantial area of smaller trees or shrub cover shall be removed
without the provision of comparable replacement as approved by the
Planning Board. A plan and a statement of material to be removed and/or
demolished shall be submitted for approval.
(3)
Compensatory
trees shall be provided in the following ratios, based on the sum
total of the diameter inches of trees being removed. These standards
are applicable to both deciduous and evergreen trees. Compensation
is not required for shrubs, unless otherwise required by the Planning
Board.
[Added 10-7-2009 by Ord. No. 2009-21]
(a)
For trees five to 24 inches in diameter, one inch of new tree caliper
shall be provided for every one inch of existing tree diameter cut
or removed.
(b)
For trees 24 inches in diameter or greater (specimen trees), two
inches of new tree caliper shall be provided for every one inch of
existing tree diameter cut or removed.
(c)
For existing street trees within the right-of-way, one tree, with
a caliper of three to 3 1/2 inches, shall be replanted in the street
tree planting strip.
(d)
For other significant areas of woods containing deciduous trees smaller
than five inches in diameter, or evergreens less than six feet in
height, replanting shall be with seedling material, of comparable
native species, placed on a ten-foot-by-ten-foot grid. Compensation
shall be at a rate of a one square foot of new planting area for one
square foot area of disturbance. This material may be bare root or
container-grown stock.
(4)
The
number of compensatory trees should be calculated from the total diameter
inches to be replaced, divided by three, rounded up to the next whole
number.
[Added 10-7-2009 by Ord. No. 2009-21]
(5)
Compensatory
trees shall be three to 3 1/2 inches in caliper, and planted and maintained
in accordance with accepted practices as recognized by the American
Nursery and Landscape Association. Evergreen and ornamental trees
may be substituted at a ratio of two to one shade tree, for up to
50% of the requirement. Alternative types of compensatory planting
may be permitted, when approved by the Planning Board.
[Added 10-7-2009 by Ord. No. 2009-21]
(6)
Locations
of compensatory trees must be clearly labeled on the landscape plan.
They may be placed anywhere on the site, but are in addition to other
required trees.
[Added 10-7-2009 by Ord. No. 2009-21]
(7)
In
the event that the applicant establishes to the satisfaction of the
Planning Board that constraints incident to the land itself (including,
without limitation, extreme topography, unsuitable soils, rock outcrops
and existing uninterrupted dense canopy) render it impractical to
locate on the lot the required number of compensatory trees, then,
at the election of the Planning Board, the applicant shall:
[Added 10-7-2009 by Ord. No. 2009-21]
(a)
Install a portion of the required compensatory trees on other public
lands within the Township; and/or
(b)
Contribute to the Township the estimated cost of those trees which
cannot practically be installed on the property for later installation
of trees on public lands within the Township; and/or
(c)
Install fewer, larger or more valuable compensatory trees on the
lot with an aggregate cost as installed and guaranteed not less than
the estimated aggregate cost of the required number of compensatory
trees.
H.
Water supply.
(1)
All water supplies and water treatment works shall
comply with the rules and regulations established by the Department
of Environmental Protection of the State of New Jersey, as amended
and revised.
(2)
Water mains shall be sized for adequate delivery of
pressure and volume. In general, the following policies shall be followed
in determining the size of water mains:
(a)
Lines whose primary function is and will be
to serve adjacent property will be six inches minimum.
(b)
Lines which serve as feeder lines to several
other streets should be eight inches or larger and should be laid
out to provide loops with other lines which enclose areas of not more
than 1/4 of a square mile.
(c)
Lines which provide the main feed from present
or future sources of supply or storage shall be 12 inches or larger
and shall be laid out so as to form loops with other lines which enclose
not more than one square mile.
(d)
Lines whose only purpose is to serve abutting
properties and to which there is no fire hydrant connected and which
do not serve more than four residences may be four inches if specifically
approved by the Township.
(3)
In any event the Township shall decide upon the size
of lines to be used and the above general criteria are set forth only
as a guide to the developer.
(4)
In general, criteria affecting valve and hydrant locations
shall be that not more than one hydrant is affected by shutting off
any one section; hydrants are located within 600 feet along street
lines of any property in the subdivision; not more than three valves
are necessary to shut off any one section; and, the number of homes
affected by shutting off any one section shall be limited to approximately
25.
I.
Sanitary sewers.
(1)
All sanitary sewer systems, sewage and industrial
waste treatment works shall comply with the rules and regulations
established by the Department of Environmental Protection of the State
of New Jersey as amended and revised.
(2)
Sanitary sewer pipe shall be sized for full flow from
the tract. The Township may require larger pipe sized to accommodate
future extensions.
(3)
Minimum grades at terminal runs of all sanitary sewer
lines shall be 1%.
(4)
Manholes shall be placed at every point where the
sanitary sewer line changes direction. In no instance shall the spacing
exceed 400 feet.
(5)
Prior to final approval the Engineer for the Township
shall approve all sanitary sewer designs which will become a part
of the Township facilities.
J.
Structural stormwater management measures shall be
designed, constructed and installed to be strong, durable and corrosion
resistant. Measures that are consistent with the relevant portions
of the Residential Site Improvement Standards at N.J.A.C. 5:21-7.2,
7.3 and 7.4 shall be deemed to meet this requirement.
[Amended 5-7-2008 by Ord. No. 2008-10]
K.
Sump pump collection system. Any house for which a
basement or cellar is proposed shall provide for a sump pump. The
sump pump shall pump groundwater through a pressure line and discharge
directly into an approved storm drainage system or an extension of
the storm drainage system bordering on the lot. The extension of the
storm drainage system shall be located between the curb and the sidewalk
if the discharge is to be made in front of the property and shall
be in accordance with the specifications of the Township Engineer.
The construction of the basement floor, the groundwater collection
system and the sump pump installation shall be in accordance with
the requirements of the Construction Official. Any deviation from
this shall be approved by the Construction Official and the Township
Engineer.
L.
Blocks.
(1)
Block length and width or acreage within bounding roads shall be such as to accommodate the size of lot required in the area by Chapter 205, Zoning, and to provide for convenient access, circulation control and safety of street traffic. Block lengths shall not normally exceed 1,200 feet.
(2)
In blocks over 1,000 feet long, pedestrian crosswalks
may be required in locations deemed necessary by the Planning Board.
Such right-of-way shall be at least 15 feet wide, be straight from
street to street and contain a four-foot wide sidewalk, but no shrubs,
trees, fences or other obstructions shall be permitted on the walkway.
(3)
For commercial or industrial use the block size shall
be sufficient to meet all area and yard requirements for such use.
M.
Lots.
(1)
Lot dimensions and area shall not be less than the requirements of Chapter 205, Zoning. Lots shall be appropriate to the topography and natural characteristics of the land being subdivided and appropriate to the type of development and use contemplated.
(2)
Insofar as is practical, side lot lines shall be at
right angles to straight streets, and radial to curved streets.
(3)
Each lot shall front upon an improved street at least
50 feet in width.
(4)
Where extra width has been dedicated for widening
of existing streets, lots shall begin at such extra width line, and
all setbacks shall be measured from such line.
(5)
Where there is a question as to the suitability of
a lot or lots for their intended use due to factors such as soil conditions,
rock formations, flood conditions or similar circumstances, the Planning
Board may, after adequate investigation, withhold approval of such
lots or require remedial action before approval.
(6)
No single-family residential dwelling unit shall be
permitted to front on a primary road or a controlled access highway.
(7)
Excessive conformity or nonconformity shall be avoided
in building setback lines.
(8)
Subdivisions will not be approved which permit more
than one principal residential use on any one lot except in cases
where multiple-family structures are permitted by ordinance.
(9)
If dwelling unit lots are designed with reverse frontage, the rear yard requirement shall be increased to 1 1/2 times the minimum rear yard specified for that zone district in Chapter 205, Zoning, exclusive of buffer area.
(10)
When a proposed single-family or multifamily
dwelling unit is to be built on a concrete slab, the lot grading shall
be designed to provide the following minimum elevation differential
between the top of the slab (exclusive of the garage) and the top
of the curb at the street. The horizontal distance shall be measured
from the closest edge of the slab to the face of the curb.
|
Horizontal Distance
(feet)
|
Minimum Elevation Differential
(inches)
| |
|---|---|---|
|
0 to 10
|
12
| |
|
11 to 20
|
16
| |
|
21 to 30
|
20
| |
|
31 to 40
|
24
|
(11)
When a proposed single-family or multifamily
dwelling unit is to be built with a basement, all basement windows
are to be built above the finished grade of the adjacent ground.
(12)
When a proposed single-family or multifamily
dwelling unit is to be built with a crawl space, the bottom of all
crawl space vents are to be built a minimum of eight inches above
the finished grade of the adjacent ground.
N.
Recreation and open space.
(1)
The following objectives are hereby established to
guide and promote the development of a coordinated and balanced open
space recreation program for the township:
(a)
To provide the recreational needs of a diverse
population.
(b)
To reduce maintenance responsibilities.
(c)
To provide flexibility as recreation needs change
over periods of time.
(d)
To provide alternative options in response to
the individual physical characteristics associated with development
projects.
(e)
To prevent duplication or an imbalance of facilities.
(f)
To make facilities accessible to persons with
handicapping conditions.
(2)
All subdivisions which result in 25 or more dwelling
units shall set aside no less than 10% of the total area of the subdivision
for off-street recreation and open space.
(3)
Open space and recreation sites proposed for dedication
shall be large, useful and usable parcels and not small, fragmented
and isolated pieces of land. If, in the opinion of the approving body,
the proposed open space, recreation areas and facilities do not conform
to the township's current programs and policies, that portion of the
plan so affected shall be revised by the applicant as directed by
the approving body. Any recreation and open space modifications shall
be deemed to be minor plan amendments not having a major impact on
the basic housing concept and, therefore, shall not be subject to
further public hearings to accomplish such plan changes. As a minimum,
any modified and substituted facilities should be equivalent in dollar
value, except for the provision of night lighting.
(4)
The area shall not include rights-of-way, easements
(except easements across open space), retention and detention ponds,
man-made or natural, or floodplains.
(5)
The applicant should try to create open space and
recreation parcels not less than 1/2 acre in size if possible. Wherever
possible, one open space recreation site per development should be
provided.
(6)
All proposed recreation areas shall have a minimum
grade sufficient to permit active recreation facilities. All recreation
areas and open space shall have a detailed grading plan submitted
at the time of preliminary application.
(7)
The method of preserving such areas for recreation
and open space shall be a dedication to the township or a homeowner's
association or other means approved by the approving body.
(8)
In the selection of the location of such open spaces,
consideration shall be given to the preservation of natural features.
With respect to open areas and accessways, where deemed necessary
by the approving body, such areas shall be covered with approved plantings,
such as seedlings or permanent ground cover, that will eliminate repetitive
maintenance, such as grass cutting. All stream banks and swales shall
be covered with a maintenance free-ground cover and/or suitable engineering
improvement, such as riprap, as required by the approving body. Slopes
over five to one may be in grass.
(9)
The developer shall install, as a minimum, the following recreation facilities or the equivalent, if approved by the approving body, on the land which has been set aside for these purposes, except as modified by this Subsection N below:
|
Dwelling
Units
|
Play-ground
|
Tennis
Courts
|
Basketball and/or Hockey Courts
|
Ballfield and/or Soccer and/or Football
Fields
| |
|---|---|---|---|---|---|
|
1 to 24
|
—
|
—
|
—
|
—
| |
|
25 to 100
|
1
|
—
|
1
|
—
| |
|
101 to 150
|
1
|
1
|
2
|
—
| |
|
151 to 200
|
2
|
2
|
2
|
1
| |
|
201 to 300
|
2
|
2
|
2
|
1
| |
|
301 to 350
|
2
|
2
|
3
|
1
| |
|
351 to 400
|
2
|
3
|
3
|
2
|
|
NOTES:
| ||
|
1.
|
In lieu of construction of on-site facilities, all units shall make a recreation contribution as specified in Subsection N below.
| |
|
2.
|
The mix of facilities shall be determined by
the approving body.
| |
(10)
The size of the ballfields and baselines and
soccer and football fields shall be determined by the approving body.
(11)
The playgrounds shall be one or more of the
models shown on the construction drawings or equivalent as determined
by the approving body.
(12)
(13)
Wherever possible, priority shall be given to
locating playgrounds in wooded areas and adjacent to local residential
streets.
(14)
The township's policy is to centralize recreation
facilities at key locations throughout the township. The purpose is
to prevent a multitude of small scattered sites with insufficient
facilities that cannot be properly maintained and secured. Instead,
the township will generate a few large-scale recreation facilities
with major recreation components and adequate support facilities such
as parking that will benefit more of the township's residents.
(a)
In order to implement this policy, the township
may determine that recreation facilities not be built within each
development, and that instead an equivalent contribution be made to
a recreation fund for the purpose of constructing and maintaining
recreation facilities at another location.
(b)
[2] If it is determined by the township that a recreation
contribution is preferable, the actual funding will be determined
in the following matter:
[1]
The developer of a residential subdivision will
make a contribution to the township in the amount of $900 per residential
lot. The township may require the applicant to construct some, all
or no recreation facilities on site, based on the sums generated by
this requirement and the policy set forth in this subsection.
[2]
The sum of $900 per residential lot has been
calculated based on the actual cost of constructing recreation facilities
within a typical project.
(c)
The sums due shall be paid periodically based
on the number of lots in each final plan approval and prior to the
township's official's signing the plans.
(d)
All contributions shall be payable to the Township
of Maple Shade and kept in a capital reserve fund. Moneys in such
fund shall not be used for wages, salaries, insurance, gasoline, telephone,
advertising, printing, etc., but shall be expended directly for land,
buildings, recreation facilities, recreation equipment and facilities
necessary to maintain such recreation.
(e)
Natural features. Natural features such as trees,
brooks, hilltops, and views shall be preserved whenever possible in
designing any subdivision containing such features.
O.
Utilities.
(1)
Easements. In larger developments, easements along
rear property lines or elsewhere for utility installation may be required.
Such easements shall be at least 20 feet wide and located in consultation
with the township. No trees, shrubs, fences or other obstructions
shall be permitted on the easements.
(2)
Underground wiring. All electric telephone, television
and other communication service facilities, both main and service
lines, shall be provided by underground cables, installed in accordance
with the prevailing standards and practices of the utility or other
companies providing such services.
P.
Pedestrianways. In order to promote public safety,
a primary design criterion shall be the separation of pedestrian traffic
and vehicular traffic. To this end, subdivisions shall be designed,
wherever feasible, to provide for pedestrian walkways separated from
vehicular-use streets. The location, width and construction of such
walkways shall be subject to the approval of the Planning Board and
the Township Engineer. Sidewalks shall be constructed and lighting
shall be installed prior to occupancy. Prior to final approval for
any section, the responsibility for the construction, operation, maintenance
and liability for these walkways shall be clearly established. Grade-separated
pedestrian crossings shall be provided across primary roads at points
required by the Planning Board.
Q.
Streetlighting.
(1)
Public streetlighting shall be installed by the subdivider
in locations approved by the township, in accordance with the township's
streetlighting policy.
(2)
For normal residential street usage, thirty-foot-high
laminated poles shall be spaced at a minimum distance of 150 feet
with fifty-watt high-pressure sodium luminaries.
(3)
For industrial street usage, thirty-foot-high laminated
poles shall be spaced at a minimum distance of 300 feet with fifty-watt
high-pressure sodium luminaries.
(4)
At intersections, a thirty-foot high laminated wood
pole shall be placed with a one-hundred-watt high-pressure sodium
luminaire.
(5)
The township will assume the operating expense for
public streetlights in particular sections when 75% of that section
is occupied.
(6)
For private pedestrianways, lighting designed to provide
an average maintained horizontal illumination of 0.5 footcandles shall
be installed.
(7)
For private parking areas, lighting designed to provide
an average maintained horizontal illumination of 1.0 footcandle shall
be installed.
(8)
A representative isolux trace showing the average
maintained horizontal illumination for each type of pedestrianway
or parking area lighting to be installed shall be supplied with plan
submissions to the township.
R.
Topsoil.
(1)
Topsoil shall contain no stones, lumps, roots or similar
objects larger than one inch in any dimension, and shall have a pH
value of not less than 5.8 nor more than 6.5. When the pH value of
the topsoil is less than 5.8, it shall be increased by applying ground
limestone at a rate necessary to attain a pH value of 6.5.
(2)
Topsoil shall have a minimum organic content of not
less than 2.75% by weight. When the organic content of the topsoil
is less than 2.75%, it shall be increased by adding peat at a rate
necessary to attain this minimum organic content. The organic content
of soils shall be determined by the laboratory using the thromic acid
ditration method as described in the United States Department of Agriculture's
Circular 737. The graduation of the topsoil shall be determined by
the laboratory using the Buoyances Hydrometry Analysis conforming
to the requirements of current A.A.S.H.T.O. Designation T88. The graduation
of the topsoil shall be within the following ranges:
(3)
Topsoil shall be placed in such a manner as to have
a minimum depth of six inches after it has been thoroughly compacted
by repeated watering. The Construction Official or Zoning Officer
shall inspect the depth of the topsoil and certify as to its conformity.
(4)
No topsoil shall be removed from the site or used
as spoil. Topsoil moved during the course of construction shall be
redistributed so as to provide at least six inches of cover to all
areas of the subdivision and shall be stabilized by seeding or planting.
Under no circumstances shall any soil or earth be sold or otherwise
removed from the site, unless application is made and approval granted
by Township Council.
S.
Soil erosion and sediment control. Soil erosion prevention
and sediment control techniques shall be submitted with the preliminary
plan in conformance with the provisions of the Soil Conservation District.
T.
Buffering of watercourses and bodies of water. In order that no lots may be sold that abut a watercourse or a body of water, whether natural or manmade, or the banks of said body of water, an applicant shall provide a minimum buffer of 25 feet from the boundary or any watercourse and the nearest lot lines, as shown on said subdivision map. Said buffer shall be considered part of the applicant's open space requirement under Subsection N(2) of this section, and said buffer shall conform to the standards imposed under Subsection E of this section, subject to the right of the Planning Board to grant a waiver as to the landscaping to be provided. [3]
[Added 11-6-1996 by Ord. No. 1996-19]
A.
MULTIFAMILY HOUSING DEVELOPMENT
RECYCLING AREA
As used in this section the following definitions
shall apply:
A building containing three or more dwelling units occupied
or intended to be occupied by persons living independently of each
other, or a group of such buildings.
Space allocated for collection and storage of source-separated
recyclable materials.
B.
There shall be included in any new multifamily housing
development that requires subdivision or site plan approval an indoor
or outdoor recycling area for the collection and storage of residentially
generated recyclable materials. The dimensions of the recycling area
shall be sufficient to accommodate recycling bins or containers which
are of adequate size and number and which are consistent with anticipated
usage and with current methods of collection in the area in which
the project is located. The dimensions of the recycling area and the
bins or containers shall be determined in consultation with the Municipal
Recycling Coordinator, and shall be consistent with the District Recycling
Plan adopted pursuant to Section 3 of P.L. 1987, c. 102 (N.J.S.A.
13:1E-99.13), and any applicable requirements of the Municipal Master
Plan adopted pursuant to Section 6 of P.L. 1987, c. 102 (N.J.S.A.
13:1E-99.16). [2]
C.
The recycling area shall be conveniently located for
the residential disposition of source-separated recyclable materials,
preferably near, but clearly separated from, a refuse dumpster.
D.
The recycling area shall be well lit, and shall be
safely and easily accessible by recycling personnel and vehicles.
Collection vehicles shall be able to access the recycling area without
interference from parked cars or other obstacles. Reasonable measures
shall be taken to protect the recycling area, and the bins or containers
placed therein, against theft of recyclable materials, bins or containers.
E.
The recycling area or the bins or containers placed
therein shall be designed so as to provide protection against adverse
environmental conditions which might render the collected materials
unmarketable. Any bins or containers which are used for the collection
of recyclable paper or cardboard, and which are located in an outdoor
recycling area, shall be equipped with a lid, or otherwise covered,
so as to keep the paper or cardboard dry.
F.
Signs clearly identifying the recycling area and the
materials accepted therein shall be posted adjacent to all points
of access to the recycling area. Individual bins or containers shall
be equipped with signs indicating the materials to be placed therein.
