A.
The subdivider shall observe the following requirements
and principles of land subdivision in the design of each subdivision
or portion thereof.
B.
The subdivision plat shall conform to design standards
that will encourage good development patterns within the Township.
Where either or both an Official Map or Master Plan has or have been
adopted, the subdivision shall conform to the proposals and conditions
shown thereon.
C.
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 subdivision plats. Where no Master Plan or Official Map exists, streets and drainage rights-of-way shall be shown on the final plat and shall be such as to lend themselves to the harmonious development of the Township and enhance the public welfare in accordance with the following specific design standards of §§ 192-19 through 192-37 of this chapter.
D.
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.
E.
Design features, such as but not limited to regulatory sign posts
and lighting standards, shall be black attached by a polyester powder
coating.
[Added 9-19-2011 by Ord. No. 45-2011]
A.
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.
B.
Minor streets shall be so designed as to discourage
through traffic.
C.
Subdivisions abutting arterial streets shall provide
a marginal service road or reverse frontage with a twenty-five-foot
buffer strip for planting or some other means of separation of through
and local traffic as the Planning Board may determine appropriate.
D.
The right-of-way width shall be measured to the lot
lines and shall not be less than the following 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 maximum
access for fire-fighting equipment.
[Amended 6-15-1992 by Ord. No. 9-1992]
Standards for Streets
| ||||
---|---|---|---|---|
Street Type
|
Right-of-Way
(feet)
|
Cartway
(feet)
|
Maximum AADT1
| |
Minor streets2
| ||||
Residential access
|
50
|
32
|
250
| |
Cul-de-sac
|
50
|
32
|
250
| |
Rural residential3
|
40 to 504
|
20 to 285
|
200
| |
Collector streets
| ||||
Residential subcollector
|
66
|
32 to 48
|
500
| |
Residential collector6
|
66
|
48
|
3,000
| |
Primary streets
|
86
|
647
|
10,000
| |
NOTES:
| ||||
1Average annualized
daily traffic.
| ||||
2Lots shall be permitted
to have direct access to all minor streets.
| ||||
3Rural residential
streets are permitted only to serve lots of two acres or larger.
| ||||
4Forty feet is permitted
only with a cartway of 20 feet.
| ||||
5Twenty feet is permitted
only where no parking is allowed on street. Twenty-eight feet is required
where parking is permitted on one side.
| ||||
6No lots shall have
direct access to a residential collector or primary street.
| ||||
7Two twenty-four-foot-wide
travel lanes, and a sixteen-foot-wide median strip.
|
E.
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.
F.
Subdivisions that adjoin or include existing streets
that do not conform to width as shown on the Master Plan or Official
Map or the street width requirements of this chapter 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.
G.
Grades on all streets shall not exceed 10%. No street
shall have a minimum of grade less than 1/2 of 1%.
H.
Street intersections shall be as nearly at right angles
as is possible and in no case shall be less than 60º. The block
corners at intersections shall be rounded at the curbline with a curve
having a radius of not less than 20 feet.
I.
Street jogs with center-line offsets of less than
125 feet shall be prohibited.
J.
A tangent at least 100 feet long shall be introduced
between reverse curves on arterial and collector streets.
K.
When connecting street lines deflect from each other
at any point by more than 10º and not more than 45º, they
shall be connected by a curve with a radius of not less than 100 feet
for minor streets and 300 feet for arterial and collector streets.
When connecting street lines deflect from each other at any point
by more than 45º, they shall be connected by a curve with a radius
of not less than 500 feet.
L.
All changes in grade shall be connected by vertical
curves of sufficient radius to provide a smooth transition and proper
sight distance as determined by the Township Engineer.
M.
Culs-de-sac shall not be longer than 2,000 feet in
length nor designed for a greater average annualized daily traffic
of more than 250 vehicle trips. Culs-de-sac shall be designed with
a turnaround right-of-way radius of 60 feet and a paved cartway radius
of 50 feet. An alternative design may be accepted by the Board upon
conclusive demonstration by the applicant that such design permits
the turnaround of fire and garbage pickup vehicles. To the greatest
extent possible, the cul-de-sac shall be designed with a right side
tangent. Culs-de-sac with a length greater than 1,000 feet shall be
designed with at least one intermediate turnaround between the beginning
of the street and its terminus in accordance with the radius requirements
herein. 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 terminal radius of the cul-de-sac. Culs-de-sac
without a turnaround (stub street) shall not be permitted except where
it is designed to provide future access to adjacent property and only
if the street is no longer than the depth of one lot.
[Amended 6-15-1992 by Ord. No. 9-1992]
N.
If a dead end is of temporary nature, a similar turnaround
shall be provided and provisions made for future extension of the
street and conveyance of the excess right-of-way to the adjoining
properties.
O.
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.
P.
Subdivisions shall be so designed as to minimize the
total area of the subdivision devoted to street rights-of-way.
Q.
The access road 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 access road by emergency
vehicles.
R.
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.
S.
The pavement thickness design shall, as a minimum,
conform to the following schedule:
Pavement Thickness Design
| |||||
---|---|---|---|---|---|
FABC-2
(inches)
|
Sta. Base
(inches)
|
Quarry Blend
(inches)
|
Sand Blanket
(inches)
| ||
Industrial
|
3
|
5
|
8
|
6
| |
Major arterial
|
3
|
6
|
6
| ||
Primary street
|
3
|
6
|
6
| ||
Collector street
|
2 1/2
|
6
|
6
| ||
Local feeder
|
2 1/2
|
6
|
6
| ||
Minor
|
2 1/2
|
6
|
6
|
[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.
A.
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 and maximum of
100 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.
B.
Trees to be planted within 10 feet of streets or sidewalks
shall be chosen from the following list:
Flowering dogwood (white) tree form
| |
Flowering dogwood (pink) tree form
| |
Washington Hawthorne (tree form)
| |
American white ash
| |
Green ash
| |
Sentry ginkgo (male grafted only)
| |
Shademaster locust
| |
Sunburst locust
| |
Panicled goldenrain tree
| |
Sweetgum
| |
Japanese flowering crab
| |
Sourwood
| |
Amur corktree
| |
Austrian pine
| |
White pine
| |
London plane
| |
American plane
| |
Kwanzan (Japanese flowering cherry)
| |
Callery pear
| |
Northern red oak
| |
Scarlet oak
| |
Shingle oak
| |
Burr oak
| |
Chestnut oak
| |
Black oak
| |
Idaho locust
| |
Globe head locust
| |
Pagoda tree
| |
American linden
| |
European littleleaf linden
| |
Greenspire linden
| |
Silver linden
| |
European linden
| |
American elm
| |
Augustine ascending elm
| |
Red maple
| |
Columnar red maple
| |
Sugar maple
| |
Columnar sugar maple
| |
Norway maple
| |
Columnar Norway maple
| |
Schwedlers Norway maple
| |
Summershade maple
| |
European hornbeam
| |
Pyramidal European hornbeam
| |
Katsuratree
| |
Japanese zelkova
| |
Willow oak
| |
Pin oak
| |
October glory maple
| |
Maackia
| |
Ruby red horsechestnut (parking areas)
| |
Planeleaf mulberry
| |
Columnar maple (Emerald Queen)
| |
Amur maple
| |
Flowering ash
| |
Marshall's seedless ash
| |
Texas red oak
|
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]
See § 225-138G.
A.
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.
B.
Size.
(1)
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.
(b)
Lines which serve as feeder lines to several
other streets should be eight inches 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 abetting
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 Engineer.
(2)
In any event the Township Engineer shall decide upon
the size of lines to be used and the above general criteria are set
forth only as a guide to the subdivider.
C.
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.
A.
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 and Township of Harrison as amended and revised.
B.
Minimum grades at terminal runs of all sanitary sewer
lines shall be 1%.
C.
Manholes shall be placed at every point where the
sanitary sewer line changes direction. In no instance shall the spacing
exceed 400 feet.
D.
Prior to final approval the Engineer for the Township
shall approve all sanitary sewer designs which will become a part
of the municipal sewer facilities.
E.
The developer is required to install all necessary
sewage facilities including mains, laterals, house connections, manholes,
pumping stations, force mains, and any other appurtenances required
to make a complete connection to the then existing sanitary sewage
facilities. Sanitary sewer pipe shall be sized for full flow from
the tract. The Sewer and Water Commission may require larger pipe
sized to accommodate future extensions. In addition to this, the developer
should be required to pay a connection charge for connection of individual
residence and/or business establishments to the Township's system.
A.
Runoff computations.
(1)
Computations of the rate of flow at any given location
shall be based on the rational formula:
Q = CIA
In which
Q = Volume in cubic feet per second
C = Runoff factor
I = Intensity of rainfall in inches per hour
A = Watershed area in acres
|
(2)
In setting the value of the runoff coefficient "C,"
consideration will be given to the physical features of the drainage
basin and the best available data on the future density of development
of the drainage basin. In no case shall it be less than 0.40.
B.
The intensity of the storm shall be based on the following:
(1)
Minimums.
[Amended 12-28-1989 by Ord. No. 20-1989]
(a)
As a minimum, a one-hundred-year storm shall
be used for excess flow and continue downhill in the street without
flooding adjoining properties.
(b)
As a minimum a one-hundred-year storm shall
be used at all points with a relief swale or carried in the pipe.
(c)
As a minimum all culvert designs shall be based
upon a one-hundred-year storm.
(2)
In order to provide for the general welfare, health
and safety of the community and for the purpose of avoiding serious
adverse, environmental and hydrological impact in the future, with
respect to parcels of land in the Township of Harrison, in the County
of Gloucester, the following new stormwater standards shall be set
forth as follows and the Rainfall-Intensity Duration-Frequency Curve
from Philadelphia presented in Technical Paper No. 25, prepared by
the United States Department of Commerce Weather Bureau, shall be
used. A copy of this is included in the standard detailed portion
of this chapter. Time of flow curves are also included in that section
for use in design. However, in order to provide for the general welfare,
health and safety of the community and for the purpose of avoiding
serious, adverse, environmental, and hydrological impact in the future
with respect to parcels of land in the Township of Harrison, in the
County of Gloucester, the following new stormwater standards shall
be set forth by all developers who seek to develop in a major subdivision
any parcel of land within the Township of Harrison:
[Amended 12-28-1989 by Ord. No. 20-1989]
(a)
The standard design for all major subdivisions
shall reflect a one-hundred-year twenty-four-hour rainfall utilizing
Soil Conservation Manual TR 55.
(b)
A 7.4-inch rainfall shall be utilized heretofore
for the one-hundred-year standard.
(c)
There shall be, in addition to the one-hundred-year
storm requirement, a freeboard basin requirement applicable to detention
basins and retention basins to be located within the Township, which
must provide additional emergency protection other that the one-hundred-year
storm for downstream property owners in the Township of Harrison,
by providing in the design a freeboard requirement over and above
the one-hundred-year calculation to be one foot. The freeboard measurements
in addition to the one foot must be in accordance with Soil Conservation
Service guidelines and is set forth by appropriate state and local
agencies dealing with soil conservation.
(3)
Standard headwalls shall be installed on all pipes
and additionally, trash bars shall be installed on all pipes equal
to or greater than 24 inches diameter.
C.
Pipeline design: Storm sewer pipelines shall be designed
by either of the following two methods. Both shall be based on the
Manning equation and shall utilize the following friction factors
The minimum allowable pipe size is 15 inches.
n = 0.015 concrete pipe
n = 0.021 corrugated metal pipe
|
(1)
Pipeline submerged.
(a)
This method is based on the assumption that
when the storm sewer system is under maximum load the hydraulic gradient
will be at or above the crown of the pipe and that flow in the lines
will be controlled by head differentials between structures or other
locations where the system is open to the ground surface, such as
inlets or outlets, manholes and stream inlets or outlets. The head
of water above the crown of any pipe can range from zero feet to a
point which will not cause surface flooding.
(b)
The slope of the hydraulic gradient in any section
of storm sewer between opening to the surface shall be calculated
on the assumption that the pipe is flowing full at a constant velocity
and at the required capacity.
(c)
The elevation of the hydraulic gradient at any
point in the pipe shall be no lower than the crown of the pipe and
no higher than the surface of the ground.
(d)
The elevation of the hydraulic gradient at any
point where the system opens to the surface, such as an inlet or manhole,
shall be three feet below the surface of the ground.
(e)
At all structures such as manholes, inlets,
etc., where the pipe size does not change, the elevation of the hydraulic
gradient shall be dropped 0.2 feet to allow for losses therein. Where
the inlet and outlet pipe sizes are not the same, the elevation of
the hydraulic gradient shall be dropped an amount based on the following
formula:
H = 0.2 feet (plus) 0.8 (D2 - D1) feet
D1 = Diameter of inlet pipe
D2 = Diameter of outlet pipe
If D1 is larger than D2, head loss = 0.2 feet
|
(f)
The minimum slope of any pipe shall be such
that a minimum velocity of 2.5 feet per second shall be maintained
when the pipe is flowing 1/4 full.
(2)
Pipeline flowing full.
(a)
This method is based on the assumption that
the hydraulic gradient will match the inside top of the pipe when
the system is under maximum hydraulic load.
(b)
For this method, head losses through manholes,
inlets, etc., shall be ignored.
(c)
The minimum slope of any pipe shall be such
that a minimum velocity of 2.5 feet per second shall be maintained
when the pipe is flowing 1/4 full.
(d)
When the pipe sizes change, the inside tops
of the pipes shall be matched.
(e)
Continuous profiles for each reach of pipe shall
be plotted, along with the location of the hydraulic gradient and
the hydraulic information pertinent to each reach within the system.
This information shall include the pipe size and type, the "n" factor,
the slope of the hydraulic gradient, slope of the pipe, the design
capacity, and the velocity at the design capacity.
D.
Inlet design:
(1)
Stormwater inlets shall be equal to New Jersey State
Highway Department inlet Type B. The maximum collecting capacities
of the inlets shall be considered to be:
(a)
When installed on streets where the grade is
1.00%: five cubic feet per second.
(b)
When installed on streets where the grade is
2.00%: 4.8 cubic feet per second.
(c)
When installed on streets where the grade is
3.00%: 4.6 cubic feet per second.
(d)
When installed on streets where the grade is
4.00%: 4.4 cubic feet. per second.
(e)
When installed on streets where the grade is
5.00%: 4.2 cubic feet per second.
(f)
When installed on streets where the grade is
6.00%: four cubic feet per second.
(2)
Sufficient inlets shall be located and constructed
so that the length of surface runoff will not contribute a runoff
to the inlet exceeding the preceding designated collecting capacities.
(3)
The gutter grate of all inlets shall be set not less
than two inches, nor more than four inches, below the gutter grade.
The surface of the paving adjacent to the inlets shall be constructed
to blend into the lowered gutter grade at the inlet in such a manner
that a sudden dropoff or dip at the inlet will not be created. At
such locations where drainage is entirely dependent on inlets, the
collecting capacities of the inlets shall be designed for 1/2 of the
preceding considered capacities.
(4)
Where surface water is collected from two directions
at one street corner, inlets shall be placed at, or near, the tangent
points of both ends of the radius. The use of one inlet in the radius
shall not be allowed.
(5)
Access manholes shall be spaced at intervals of 500
feet (maximum) through rights-of-way and at sewer junctions where
there are no catch basins.
E.
Open channel design:
(1)
Open channel design should be based on the following
hydraulic considerations:
(2)
Ample freeboard should be provided on all channels.
(3)
The channel should be designed to conform, wherever
possible, to the adjacent ground conditions. This means that it should
not be projecting excessively above the surrounding ground or placed
excessively below the surrounding ground.
(4)
Continuous profiles for each reach of open channel
shall be plotted, along with the adjacent average ground and the hydraulic
information pertinent to each reach within the system. This information
shall include the type of channel lining, the "n" factor, the width
of the channel bottom, the side slopes, the water depth, the design
capacity and the velocity at the design capacity.
(5)
Open channels shall have a maximum side slope of three
to one and shall have adequate slope protection.
F.
Culverts: All culverts shall be limited to a single
opening; multiple pipes will not be permitted. The design of culverts
shall be such as to minimize the probability of debris accumulation.
G.
Retention basin design: Retention basins shall be
required on all major subdivisions unless deemed unnecessary by the
Township Engineer.
(2)
Require storage for 5.5 inches maximum rainfall (twenty-four-hour
rainfall occurring in 1960).
(3)
Indicate flooded area if additional two inches of
rainfall during 24 hours following design storm.
(4)
Allowance for percolation and evaporation out of basins
during and after the storm will not be considered in the calculations.
(5)
Basin storage capacities shall be calculated as follows:
Storage volume in cubic feet
Project Area in sq. ft. x Coefficient x total rainfall
12
|
(6)
The outlet structure shall be capable of discharging
water equal to or less than the contribution calculated for the drainage
basin area in its natural state before development for a ten-year
storm period.
(7)
If required, profiles and sections indicating downstream
capacities and proposals and/or easements for reconstruction or cleaning
of all streams shall be submitted prior to consideration of the first
final section.
[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.
A.
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 225, Zoning, and to provide for convenient access, circulation control, and safety of street traffic.
B.
In blocks over 1,000 feet long, pedestrian crosswalks
may be required in locations deemed necessary by the Planning Board.
C.
For commercial, group housing, or industrial use,
block size shall be sufficient to meet all area and yard requirements
for such use.
B.
Insofar as is practical, side lot lines shall be at
right angles to straight streets, and radial to curved streets.
C.
Each lot must front upon a street at least 49 feet
six inches in width. 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.
D.
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.
E.
No single-family residential dwelling unit shall be
permitted to front on a residential collector street, primary street,
or controlled access highway.
[Amended 6-15-1992 by Ord. No. 9-1992]
[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[1] or slope areas with a grade of 20% or more.
[1]
Editor's Note: See N.J.S.A. 13:9B-1 et seq.
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.
A.
Underdrains shall be provided throughout all of the
developments to carry water by gravity from below all basement floors
to storm drains or other proper places of disposal.
B.
Where sump pumps are used on individual lots, they
shall discharge into a pipe which shall run from the structure to
the underdrain in the street. A sump pump may only be used to supplement
the underdrain system around the structure.
C.
No underdrains in streets shall be less than six inches
in diameter. The size of the underdrains shall be increased not less
than 10% in cross section areas for each 1,000 feet of longitudinal
drain.
D.
Cleanouts shall be provided at all changes in line
or grade; however, the distance between cleanouts shall not exceed
450 feet. In no case shall cleanouts be permitted in sanitary manholes.
One cleanout with a screw type cap shall also be provided in each
basement floor in line with the pipe connecting the perimeter house
underdrain to the underdrain in the street.
E.
Underdrains in the street shall be separated from
the sanitary sewer by a horizontal and vertical distance of at least
one foot zero inches.
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.