[Amended 6-15-1992 by Ord. No. 9-1992; 6-1-2009 by Ord. No.
16-2009]
A. Sidewalks shall be installed on one or both sides of all streets
at the discretion of the Board, with the exception of rural residential
streets. The minimum width of sidewalks shall be five feet, unless,
because of anticipated pedestrian traffic, the Planning Board determines
that the width should be increased. All sidewalks shall be a minimum
depth of four inches, except at driveway crossings, where the depth
shall be increased to a minimum of six inches.
B. Curbs, gutters and drive aprons shall be installed in accordance
with the construction specifications.
C. Curbs shall be installed on both sides of every street and at intersections
with Township, county and state roads.
D. Curbs or curbs and gutters shall be used for drainage purposes, safety
and delineation and protection of pavement edges. Where, based on
stormwater management system design, there is determined to be a problem
with runoff, curbs or curbs and gutters shall be used.
E. Curbing shall be required for road stabilization, delineation of
parking, on each side of drainage inlets, corners and tight radii.
F. All curbing shall be constructed of either Belgian block, granite
block or an approved equal by the Board.
G. Any existing pavements damaged by curb construction shall be repaired
to the standards herein and/or as shown on the final plat.
H. Curbing shall be laid in a workmanlike manner as directed and approved
by the Township Engineer.
I. Curbing shall be designed to provide a curb ramp in compliance with
the Americans with Disabilities Act or the Barrier Free Subcode of
the New Jersey Uniform Construction Code (N.J.A.C. 5:23-7) at street
intersections, as applicable.
Street signs shall be placed at each street
intersection. They shall be four-way signs of such material, size,
height, and location as specified by the Township Engineer, and in
conformity with the existing signs already established in the Township.
In the instance where the Planning Board determines
that buffer planting or fencing 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 Planning
Board. Fencing shall be installed to provide a physical barrier, as
approved by the Planning Board or Township Engineer.
[Amended 3-6-2006 by Ord. No. 4-2006; 5-1-2006 by Ord. No. 14-2006]
[Amended 5-20-2002 by Ord. No. 13-2002]
A. Purpose. The lighting ordinance is designed to provide
for safe street, site and intersection lighting in the Township of
Harrison, which shall be applied for and installed by any developer
of land whose application is encompassed by the Land Use Rules and
Regulations of the State of New Jersey.
B. Lighting application and approval procedure.
(1) Application. In conjunction with the developer's application
for site plan review and/or subdivision, the developer shall submit
five copies of a lighting application to the Planning Board and an
additional five copies of the lighting application to the Township
Municipal Clerk, with copies to any other concerned municipal, county
or state agencies. An approved lighting plan is a required element
of a preliminary site plan review and approval. No application for
lighting shall be considered complete until the following has been
received:
(a)
A written statement outlining the nature and
scope of the desired lighting and a request for the installation of
the lighting;
(b)
A proposed lighting plan prepared pursuant to
the provisions of this section;
(c)
Payment of escrows and review fees;
(d)
A copy of the developer's landscape plan for
the site.
(2) Contents of lighting plan. The lighting plan shall
contain the following:
(a)
The location of all lights shall be clearly
identified on the lighting plan;
(b)
A symbol key to distinguish all types of lighting
which may be proposed and to distinguish streetlights from other types
of lighting;
(c)
An indication of the wattage of each light;
(d)
Intersections, culs-de-sac, and any other special
conditions which may require a light;
(e)
A detail of the type of lighting to be used
(for example, cobra head or traditionaire), lamp type, wattage, and
manufacturer;
(f)
Style, height, and material of poles;
(g)
Date the lighting plan was prepared;
(h)
Clear delineation of the phases (if any) of
construction;
(i)
The seal, signature and attestation as to preparation
of the plan by an engineer, landscape architect, or architect licensed
in New Jersey;
(j)
Locations of all existing lights within 100
feet of the site in question, including location of all poles and
luminaries;
(k)
Photometric data shall be shown on the plan
with isolux lines illustrated up to 2.0, 1.0, 0.50 and 0.25 footcandles
lines. The plan shall indicate that the lines are maintained;
(l)
Locations of all proposed and existing freestanding
and wall-mounted lights;
(m)
The location of canopy trees. To illustrate
same, the developer may refer the Board to its landscape plan.
C. Regulations as to lighting.
(1) Streetlights in residential areas must be installed
at either end of all curves with a radius of less than 350 feet, or
an internal angle greater than 30° or at any location where there
is a change in horizontal alignment.
(2) Streetlights in residential areas must be installed
with a minimum footcandle of 1.0 over the full area of each intersection.
(3) The maximum footcandle level should not exceed 0.25
footcandle over the right-of-way line except for at street intersections.
[Amended 6-6-2005 by Ord. No. 19-2005]
(4) Light poles should be installed on the same side of
a straight roadway in order to reinforce the direction of circulation
alignment. A staggered layout should be avoided.
(5) If cobra-head type of luminaire is proposed, recessed
cobra luminaries should be used.
(6) The height of the luminaire should not exceed 25 feet.
(7) Lighting should be installed in any other location
deemed necessary for safety reasons.
(8) Street illumination should provide a hierarchy of
lighting that distinguishes between the level of use. The amount of
actual illumination should be designed based upon the conditions,
the rural nature of the area, security concerns, safety and other
conditions specific to the developed site and the Township. The following
guidelines should be utilized:
[Amended 6-6-2005 by Ord. No. 19-2005]
(a)
All intersections should be lit with a minimum
of a one-hundred-watt to a maximum of one-hundred-fifty-watt high-pressure
sodium fixture. The wattage will vary based on the size of the intersection
or any possible safety issue.
(b)
Fixtures should be provided at the end of the
cul-de-sacs or street ends in order to provide visual road termination.
(c)
The fixtures along streets should be spaced
a minimum of 250 feet to a maximum of 350 feet apart, with fifty-watt
high-pressure sodium fixtures. Also, fixtures should be provided at
curves or where horizontal or vertical changes in alignment occur.
(9) All lighting shall be installed only in locations
that have been approved by the Planning Board Engineer based upon
safety considerations.
(10)
No certificate of occupancy shall be issued
to any improvement within the approved phase of the development until
all of the lighting as proposed in the approved lighting plan has
been installed and the lighting is operational.
(11)
Any proposed lighting shall be located in between
property lines or in open spaces in order to reduce the impact of
a fixture on one residential property.
[Added 6-6-2005 by Ord. No. 19-2005]
(12)
The Board will review and approve the style
of lighting proposed. The Board will consider aesthetics of the lights
as well as providing dark sky consideration via the use of a shielded
light fixture.
[Added 6-6-2005 by Ord. No. 19-2005]
D. Installation of lighting which abuts a dedicated public
street.
(1) After approval of the lighting plan by the Harrison
Township Planning Board, the developer shall immediately file a copy
of the approved plan with the utility company and with the Municipal
Clerk's office and shall make request for the installation of streetlighting.
(2) All streetlighting shall be installed by the utility
company which services the Township.
(3) Upon receipt of a request for the installation of
lighting made to the Municipal Clerk, the lighting plan will be reviewed
by the Municipal Clerk of the Township of Harrison and such other
professionals as the Municipal Clerk may require for such review and
opinion, to determine the cost of the installation. The expense for
the cost review by these professionals shall be charged against the
applicant's escrow account. The Municipal Clerk shall notify the developer
in writing of the estimated cost of installation. Within 15 days of
the date of the written notification, the developer shall pay the
required amount as requested to the Municipal Clerk of the Township
of Harrison. Upon receipt of the fees, the Municipal Clerk shall order
the lights to be installed, directly from the utility company serving
Harrison Township.
E. Municipality to assume responsibility for streetlighting
on a dedicated public street connected to a public utility. Section
40:55D-53.6 of the Municipal Land Use Law (N.J.S.A. 40:55D-53.1 et
seq.) is adopted in its entirety. Upon notification in writing by
the developer to the approving authority and governing body of the
municipality that the streetlighting on a dedicated public street
has been installed and accepted for service by the public utility
and that certificates of occupancy have been issued for at least 50%
of the dwelling units and 50% of the floor area of the nonresidential
uses on the dedicated public street or portion thereof pursuant to
§ 29 of the Municipal Land Use Law (N.J.S.A. 40:55D-38), the
municipality shall, within 30 days following receipt of the notification,
make appropriate arrangements with the public utility for, and assume
the payment of the costs of, the streetlighting on the dedicated public
street on a continuing basis. Compliance by the municipality with
the provisions of this section shall not be deemed to constitute acceptance
of the street by the municipality.
F. Responsibility for maintenance and cost of site illumination.
The obligation to maintain and provide area lighting located within
a development, where the provisions of N.J.S.A. 40:55D-53.6 of the
Municipal Land Use Law do not apply, shall be the responsibility of
the developer and/or owner of the property or their designee.
[Amended 9-18-1989 by Ord. No. 10-1989; 6-5-1995 by Ord. No. 11-1995; 5-6-2002 by Ord. No. 12-2002; 6-6-2005 by Ord. No. 21-2005; 5-1-2006 by Ord. No. 12-2006; 2-16-2010 by Ord. No. 02-2010]
The developer shall design and install recreational
facilities as part of the plan for a planned unit development, planned
unit residential development or residential cluster. The land proposed
to be set aside for recreational facilities and open space may be
dedicated or available to public use. In the event that the recreational
facilities are not dedicated for public use, then the developer shall
provide for an organization for the ownership and maintenance of any
recreational facilities for the benefit of owners or residents of
the development.
A. Total area per development devoted to recreation.
In order to provide for the general welfare of the public, all residential
subdivisions which result in three or more lots for use as residential
home sites shall set aside a percentage of the total area of the subdivision
for off-street recreation and/or play areas. The percentage of the
total lot area which must be utilized for recreational and/or play
areas is calculated as follows:
(1) Single-family homes on one-acre lots. In all residential
developments in zones permitting one-acre lots, 10% of the gross area
of the development shall be set aside for recreation and/or play areas.
(2) Single-family homes on one-half-acre lots. In all
residential developments in zones permitting one-half-acre lots, 10%
of the gross area of the development shall be set aside for recreation
and/or play areas.
(3) Multiple-family dwelling units. In all residential
developments in zones permitting multiple-family dwelling units, the
gross area of the development which shall be set aside for recreation
and/or play areas shall be as follows:
|
Table
Standards for Recreation Areas as Percent
of Subdivision Area
|
---|
|
Density
(dwelling units per gross acre)
|
Townhouses
|
Garden Apartment
|
High Rise-Apartment
|
---|
|
Less than 3
|
5%
|
10%
|
l5%
|
|
3 to 10
|
10%
|
10%
|
15%
|
|
11 to 20
|
15%
|
15%
|
15%
|
|
21 to 40
|
N/A
|
15%
|
25%
|
B. Size of individual recreational areas. In no case
may land set aside for active recreation or play areas in a residential
development be less than two acres in size. The designated recreation
area or play area shall not be subject to any easements which would
in any way lessen the total areas which may be utilized for purposes
of recreation or play. The actual gross area of the recreation or
play area shall be measured exclusive of any other rights, claims,
easements, or rights-of-way, wetlands as defined by the New Jersey
Freshwater Wetlands Act or slope areas with a grade of 20% or more.
C. Street access and parking. The actual location of
any recreation or play area shall be accessible to the street and
shall be adjacent to direct off-street parking. The off-street parking
for the recreation and play area shall be no less than a ratio of
20% of the recreation and/or play area it serves. The total area required
for parking shall be no less than one space for each dwelling unit
in the development of which this recreation, play area and parking
area is a part.
D. Planning Board approval of site design and placement.
The location, form and design of all recreation and/or play areas
shall be approved by the Harrison Township Planning Board. In the
selection of the location of recreational and open spaces, consideration
shall be given to the preservation of the natural features of the
land.
E. Location. Wherever possible, recreational sites shall
be located adjacent to school sites. In the case of large subdivisions,
consideration should be given to decentralization of the recreational
sites by placing the sites throughout the development.
F. Preservation of use. The method by which the recreational
facilities and open space shall be preserved will be determined by
the Planning Board prior to or at the time of the final approval and
may include easements, deed restrictions, dedication of the lot to
the Township, if applicable, or dedication of the lot to the homeowners’
association as a common area for the development, developer agreements
and other means.
G. Types of recreational facilities. The developer may
choose, with the approval of the Planning Board, which type of recreational
facility to install with specific consideration being given to which
type of recreational facility will be the most useful to fulfill the
requirements of this section and the recreational needs of the area.
In all developments restricted to the elderly or which are marketed
primarily for single adults, passive open space or an additional facility
geared to the recreational interests of the specific target population
of the development may be chosen by the developer with the approval
of the Planning Board to replace the tot-lot requirements described
herein. In all other residential developments, the developer shall
install, as a minimum, the following recreational facilities upon
the land which has been identified as recreational and/or play areas:
|
Table
Minimal Recreation Facilities
|
---|
|
Dwelling Units
|
Tot-Lots
|
Multipurpose Field
|
Other Recreational Facilities
|
---|
|
3 to 25
|
1
|
—
|
—
|
|
26 to 100
|
1
|
—
|
1
|
|
101 to 150
|
1
|
—
|
2
|
|
151 to 200
|
2
|
—
|
3
|
|
201 to 250
|
2
|
1
|
3
|
|
251 to 300
|
3
|
1
|
3
|
|
301 to 350
|
3
|
1
|
4
|
|
351 to 400
|
4
|
2
|
4
|
|
401 to 450
|
4
|
2
|
5
|
|
451 to 500
|
5
|
2
|
5
|
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.
All electric telephone, television, and other
communication service facilities, both main and service line, shall
be provided by underground cables, installed in accordance with the
prevailing standards and practices of the utility or other companies
providing such services.
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 the Township Engineer.
Natural features such as trees, brooks, hilltops,
and views shall be preserved whenever possible in designing any subdivision
containing such features.
Soil erosion prevention and sediment control
techniques shall be submitted with the preliminary plan.