[Amended 9-19-2011 by Ord. No. 45-2011; 5-20-2024 by Ord. No. 12-2024]
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, (excluding street name sign posts/poles), shall be black attached by a polyester powder coating.
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.
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:
(a) 
Manning's equation.
n = .015 - best concrete lined ditch
n = .025 - best unlined ditch
n = .03 to .15 - fair to poor natural streams and watercourses
(b) 
Velocity.
Excavation Material
Velocity
(fps)
Fine sand and firm loam
2.50 to 3.5
Stiff clay and hardpan
3.75 to 6.0
Concrete line ditch
15
(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.
(1) 
Determine project area runoff:
(a) 
Using natural ground coefficient.
(b) 
Using ultimate developed ground coefficient.
(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.
A. 
Lot dimensions and area shall not be less than the requirements of Chapter 225, Zoning.
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]
F. 
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 225, Zoning, exclusive of the buffer area.
[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.