Township of Washington, NJ
Gloucester County
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Table of Contents
Table of Contents
A. 
The subdivider shall observe the requirements of this article and the 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. Such elements shall lend themselves to the harmonious development of the Township and enhance the public welfare in accordance with the following specific design standards of this chapter.
D. 
In order to provide facilities for the physically handicapped all projects shall comply with the standards set forth in "Barrier Free Design Regulations," July 15, 1977, and as subsequently amended, published by the State of New Jersey, Department of the Treasury, Division of Building and Construction.
E. 
All residential lots adjacent to proposed nonresidential uses or land zoned nonresidential shall be posted by the applicant with signs describing the situation. Sign locations, size and wording shall be approved by the Planning Board.
F. 
Development applications shall be processed pursuant to N.J.S.A. 40:55D-40.3 and the Statewide Residential Site Improvement Standards adopted thereunder.[1]
[1]
Editor's Note: Added at time of adoption of Code (see Ch. 1, General Provisions, Art. III).
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. 
Residential streets shall be so designed as to discourage through traffic.
C. 
A subdivision abutting major and secondary streets shall provide a marginal service road or reverse frontage with a buffer strip for planting, berms 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 those listed in the following table. 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 firefighting equipment.
Type
of Street
Right-of-
Way
(feet)
Cartway
(feet)
Sidewalks
Required
Parking
Permitted
in Cartway
Residential
50
32
Yes
Yes
Neighbor-
hood feeder
60
40
Yes
Yes
Secondary
70
50
Yes
No
Major
86+
Varies
Yes
No
Industrial
60
34
No
No
E. 
The right-of-way and cartway for nondedicated internal accessway in multifamily, commercial and industrial developments shall be determined on an individual basis and shall be subject to recommendation by the Planning Board engineer and approval by the Planning Board. However, the minimum cartway width shall be not less that 25 feet.
F. 
Subdivisions that adjoin or include existing streets that do not conform to width as shown on the Master Plan, Official Map or the street width requirements of this chapter shall dedicate additional width along either one or both sides of such road. If the subdivision is along one side only, 1/2 of the required extra width shall be dedicated.
G. 
Clear-sight triangles shall be maintained along streets as described below. Within a clear-sight triangle nothing shall be allowed to obscure the vision of motorists. Clear-sight triangles shall be measured starting from the intersecting center lines of streets and then proceeding along each center line for a distance of 100 feet. At the terminal points the two lines shall be connected with a straight line to form a triangle.
H. 
Grades of major and secondary street shall not exceed 7%. Grades on other streets shall not exceed 10%. No street shall have a minimum grade of less than 1/2 of 1%.
I. 
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.
J. 
Street jogs with center line offsets of less than 125 feet shall be prohibited.
K. 
A tangent at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.
L. 
When connecting street lines deflect from each other at any one point by more than 10º and not more than 45º, they shall be connected by a curve with a center-line radius of not less than 100 feet for residential 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 center-line radius of 500 feet.
M. 
All changes in grade shall be connected by vertical curves of sufficient length to provide a smooth transition and proper sight distance.
N. 
Dead-end streets.
(1) 
Dead-end streets and culs-de-sac, shall not be longer than 600 feet and shall provide a turnaround at the end with a radius of not less than 50 feet to the curbline and 60 feet to the right-of-way line and tangent whenever possible to the right side of the street. The. length of the cul-de-sac shall be measured along its center line from the center line of the intersecting street to the center of the radius of the cul-de-sac.
(2) 
If a dead-end street is of a temporary nature, a turnaround with dimensions as stated in Subsection N(1), above, shall be provided and provisions made for future extension of streets and reversion 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. Proposed names shall be approved by the Planning Board.
P. 
The pavement thickness design, as a minimum, shall conform to the following schedule or equivalent:[1]
Subbase*
Base
Course
Bituminous
Surface
Course
Soil
Aggregate
Designation
1-5
(inches)
Stabilized
Base
Bituminous
Concrete
Course
Mix 1-2
(inches)
FABC-1,
Mix 1-5
(inches)
Residential
6
5
2
Neighborhood feeder
6
5
2
Secondary
6
6
2
Major
6
6
2
Industrial
6
6
2
Parking lots
  Automobile
6-inch quarry-processed stone
2
  Truck
6
5
2
Driveways
6
--
2 or 2-3-2
*Note: This item may be waived by the Planning Board subject to recommendations by the Planning Board engineer and subject to verification of existing ground and subsurface conditions.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. III).
Q. 
In lieu of the requirements of Subsection P, above, flexible roadway pavements may be designed using the procedures established in the publication entitled, "Thickness Design - Full Depth Asphalt Pavement Structures for Highways and Streets," Manual Series No. 1 (MS-1), published by the Asphalt Institute, dated December 1969, or by using a structural number system. Concrete pavement may be substituted in lieu of flexible pavement with the approval of the Planning Board subject to the recommendations of the Planning Board engineer. Concrete pavement shall be designed as specified by the Portland Cement Association.
R. 
At the discretion of the Planning Board engineer, a developer may substitute deep-lift paving for the above standards. In such cases the design and installation shall be in accordance with the standards adopted by the Asphalt Institute and approved by the Planning Board engineer.
S. 
No certificate of occupancy shall be issued for a lot abutting a proposed street until the base course for such street has been installed.
T. 
Residential and neighborhood feeder streets, to the fullest extent possible, shall intersect with secondary and major streets, spaced at intervals not less than 800 feet measured between center lines.
A. 
Parking spaces. Off-street parking spaces shall be provided as further specified in this chapter. In determining whether sufficient spaces have been provided, consideration shall be given to the necessity of providing additional areas for passageways, driveways and turning which shall be furnished and trees which may be necessary. All such space shall be deemed to be required space on the lot on which it is situated and shall not be encroached upon or reduced in any manner. All parking spaces with additional passageways, driveways and turning areas, except when provided in connection with one-family residences, shall be surfaced with a dustless, durable, all-weather-pavement parking surface as approved by the Planning Board and recommended by the Planning Board engineer, shall be clearly marked for car spaces and shall be adequately drained. (See § 285-195G of Chapter 285, Zoning, for additional parking stall requirements.)[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. III).
B. 
Illumination. All parking areas and appurtenant passageways and driveways serving commercial uses shall be illuminated adequately during business hours. Adequate shielding shall be provided by commercial uses to protect adjacent residential zones from the glare of such illumination and from that of automobile headlights.
C. 
Shade trees. Off-street parking areas which provide parking for 20 or more vehicles shall be provided with shade trees spaced not less than 30 feet apart in islands and perimeter areas.
D. 
Disposal of stormwater. Adequate provisions shall be made for the disposal of stormwater, insuring that such water shall not flow onto or impede the flow of water on adjoining properties or adjacent sidewalks in a quantity or manner that would be detrimental thereto or inconvenient to persons using the sidewalk. Provisions shall be made for water quality management.[2]
[2]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. III).
E. 
Street level parking areas. The provisions of Title 39 of the Revised Statues of New Jersey, pursuant to N.J.S.A. 39:5A-1 et seq., shall be made applicable to all street level parking areas if provision is made for over 100 vehicles.
F. 
Stalls and driveways.
(1) 
The following types of stalls and driveways shall be adhered to:
[Amended 3-13-2008 by Ord. No. 8-2008]
Access Aisles
Angle
of
Parking
Stall
Width
(feet)
Stall
Depth
(feet)
One-
Way
(feet)
Two-
Way
(feet)
90º
10
18
25
25
60º
10
18
18
*
45º
10
19
18
*
30º
10
19
18
*
Parallel
8
23
12
20
*Note: Two-way traffic not permitted.
(2) 
In parking areas containing 20 or more spaces only 90º parking shall be permitted unless, because of the exceptional narrowness, shape or topographic conditions of the lot, it is the determination of the Planning Board that another stall and driveway alignment should be utilized.
G. 
Entrance access aisles to parking areas. Off-street parking areas shall be designed to prevent the maneuvering of vehicles within any portion of an entrance driveway or driveway lane that is within the following distance of the right-of-way line of the street which provides ingress and egress.
[Amended 3-12-2003 by Ord. No. 4-2003]
Parking
Spaces
Length of Entrance Access
Aisle to Be Kept Free of Parking
Maneuvers Distance From Right-of-Way
(feet)
1 to 39
20
40 to 99
40
100 to 299
60
300 and over
20 additional feet for each 500 additional parking spaces
H. 
Major parking areas.
(1) 
Definitions. As used in this section, the following terms shall have the meanings indicated:
ENTRANCE DRIVEWAY
A vehicular right-of-way which connects a parking area with a county, state or municipal roadway.
INTERNAL COLLECTOR DRIVE
A twenty-five-foot vehicular right-of-way within a major parking area connecting its vehicular access aisles with its entrance driveway(s).
MAJOR PARKING AREA
Any off-street parking facility which provides spaces for 250 or more vehicles.
(2) 
Each major parking area shall be provided with a minimum of one internal collector driveway to be located in a manner which maximizes the ease and safety of traffic circulation within the parking area.
(3) 
No parking stall is permitted to have direct ingress or egress to an internal collector drive.
(4) 
Intersections between vehicular access aisles and internal collector drives shall be as nearly at right angles as is possible and in no case shall be less than 60º.
(5) 
Ninety-degree-angle parking shall be the only type of parking permitted in major parking areas.
[Amended 3-12-2003 by Ord. No. 4-2003; 3-13-2008 by Ord. No. 9-2008]
A. 
Developments.
(1) 
Concrete sidewalks shall be provided for the following developments:
(a) 
Major and minor site plans.
(b) 
Major and minor subdivisions.
(c) 
Change of use or ownership applications.
(d) 
Construction of a new single-family residential dwelling.
(2) 
Sidewalks shall be installed along all property frontages of the site.
B. 
All concrete sidewalks shall be at least four feet wide and four inches thick, except at driveway crossings where the sidewalks and driveway apron concrete thickness shall be six inches and reinforced with welded wire fabric at mid depth. Sidewalks are to be placed within the right-of-way and on both sides of any new street proposed as part of a major subdivision and shall be located one foot from the property right-of-way line of the street. All concrete sidewalks shall be constructed of Class B air-entrained concrete with a compressive strength of 4,500 psi at 28 days. Concrete shall be in accordance with the Standard Specifications for Road and Bridge Construction of the New Jersey State Highway Department.
C. 
The approving board may recommend Township Council accept, on a case-by-case basis, cash in lieu of sidewalk improvements for minor developments, when and if the required improvements would not fulfill the intent of this chapter. If accepted by Township Council, the amount of the contribution is based upon the total length of the property frontage on which the sidewalk would have been installed. The amount is calculated at the estimated unit cost of sidewalk used in the determination of performance guarantees for development projects in the Township. The current rate is equal to $5.55 per square foot or $22.20 per linear foot of sidewalk.
[Amended 3-12-2003 by Ord. No. 4-2003]
Concrete curbs six inches by eight inches by 18 inches or approved granite block curb with a six-inch curb face shall be constructed on all streets. All concrete curbs are to be constructed of Class B air-entrained concrete with a compressive strength of 4,000 psi at 28 days.
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 Planning Board engineer and in conformity with signs existing in the Township. Traffic control signs shall be in accordance with the Manual on Uniform Traffic Control Devices, latest revision, and placed in accordance with the recommendations of the traffic safety officer and the Planning Board engineer.
A. 
Shade trees shall be installed on both sides of all streets subject to the approval of the Planning Board.
B. 
Shade trees shall be installed at the minimum size of two- to two-and-one-half-inch caliper.
C. 
The location, variety of tree species, and method of installation shall be approved by the Planning Board.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. III).
D. 
Number and spacing of trees.
(1) 
The minimum number of trees along each side of the street shall be as follows, as measured between driveways:
Distance
Between Driveways
(feet)
Number of
Trees Required
Less than 8
0
8 to 39
1
40 to 69
2
70 to 99
3
100 to 129
4
130 to 159
5
160 to 189
6
(2) 
In situations where driveways are not evident, the minimum spacing between trees shall be 30 feet.
Monuments shall be of the size and shape and set at the locations required by N.J.S.A. 46:23-9.9 et seq.
All water systems shall comply with the rules and regulations established by the Department of Environmental Protection of the State of New Jersey and the Washington Township Municipal Utilities Authority, as amended and revised, and shall be constructed by the developer at his/her expense, including house connections made thereto.
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 the Washington Township Municipal Utilities Authority, as amended and revised, and shall be constructed by the developer at his/her expense, including house connections made thereto.
A. 
Computation of rate of flow.
(1) 
Computation of the rate of flow at any given location shall be based on the rational formula:
Q = CIA
Where
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.
B. 
Storm intensity. The intensity of the storm shall be based on the following:
(1) 
As a minimum, a five-year storm shall be used where excess flow can continue downhill in the street without flooding adjoining properties.
(2) 
As a minimum, a ten-year storm shall be used at low points with a relief swale, or a twenty-five-year storm where carried in a pipe.
(3) 
As a minimum, all culvert designs shall be based on a twenty-five-year storm according to the date specified in § 220-73, Standard details and drawings.
(4) 
The rainfall-intensity-duration-frequency curve for Philadelphia presented in Technical Paper No. 25, prepared by the U.S. Department of Commerce Weather Bureau, shall be used. A copy of this is included in § 220-73. Time-of-flow curves are also included in that section for use in design.
(5) 
The Township Engineer may require design storms of greater intensity in flood-prone areas and when public safety is a concern.
[Added 3-12-2003 by Ord. No. 4-2003]
C. 
Pipeline design.
(1) 
Storm sewer pipelines shall be designed as flowing full and shall be based on the Manning equation and shall utilize the following friction factors:
n = 0.013 Concrete pipe
n = 0.021 Corrugated metal pipe
(2) 
Size.
[Amended 3-12-2003 by Ord. No. 4-2003; 7-26-2007 by Ord. No. 20-2007]
(a) 
In general, the minimum allowable pipe size is 18 inches. However, under special conditions for short runs a size of not less than 15 inches in diameter may be permitted with the approval of the Planning Board Engineer. Reinforced concrete pipe Class III shall be used in pavement areas and wherever there is vehicular traffic, unless otherwise designated by the Township Engineer. However, high-density polyethylene pipe may also be used in areas where there is vehicular traffic, as approved by the Township Engineer, which shall also require the following:
[1] 
The installation of high-density polyethylene pipe shall include six to 12 inches of Class C, size 57 stone bedding, depending on the subbase material.
[2] 
High-density polyethylene pipe shall require a minimum cover of 24 inches.
(b) 
Where the cover on the pipe will be less than two feet, then the reinforced concrete pipe shall be Class IV. Class V pipe shall be required where the cover on the pipe is less than one foot.
(3) 
This design 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.
(a) 
Head losses through manholes, inlets and the like shall be ignored.
(b) 
The minimum slope of any pipe shall be such that a minimum velocity of 2.5 fps shall be maintained when the pipe is flowing 1/4 full.
(c) 
When the pipe sizes change, the inside tops of the pipes shall be matched.
(d) 
Continuous profiles for each reach of pipe shall be plotted, along with the location of the hydraulic gradient, and the hydraulic information shall include the pipe size and type, the "n" factor, the slope of the pipe, the design capacity and the velocity at the design capacity.
(e) 
Standard concrete headwalls shall be installed on all pipes and culverts. Under certain conditions and at locations specifically approved by the Planning Board engineer, flared end section will be permitted in lieu of headwalls, provided the pipe diameter is equal to or less than 24 inches.
(f) 
Reinforced concrete pipe and pipe arch shall conform to the requirements of the American Society for Testing Materials Specifications therefor, as amended and revised to date. Unless otherwise specified herein, reinforced concrete pipe shall be Class III, or as designated by the Township Engineer.
[Amended 3-12-2003 by Ord. No. 4-2003]
(g) 
Pipe materials other than reinforced concrete, while not encouraged, shall be reviewed on a case-by-case basis by the Township Engineer. Proposals for alternative pipe materials shall include an explanation for the alternate, as well as current and appropriate design, construction and installation specifications.
[Amended 3-12-2003 by Ord. No. 4-2003]
(h) 
Concrete for headwalls shall be New Jersey Department of Transportation Class B with a compressive strength of 4,000 psi at 28 days.
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 0.75%: 5.0 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%: 4.0 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. In no case shall the distance between inlets be greater than 400 feet. Where considerable overland flow is directed to specific locations, double inlets or modified inlets may be considered. The gutter grate of all inlets shall be set not more than two 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 sudden dropoff or dip at the inlet will not be created. At such location where drainage is entirely dependent on inlets, the collecting capacities of the inlet shall be designed for 1/2 the preceding considered capacities.
(3) 
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.
(4) 
Access manholes shall be spaced at four-hundred-foot intervals, maximum, within the right-of-way and at sewer junctions where there are not catchbasins.
E. 
Open channel design. Open ditches or channels will not be permitted when the design capacity requires an eighteen-inch pipe or larger unless approved by the Planning Board engineer. Where permitted, open channel design should be based on the following hydraulic considerations:
(1) 
Manning's equation.
n = 0.015  Best concrete-lined ditch
n = 0.025  Best unlined ditch
n = 0.03 - 0.15  Fair to poor natural streams and watercourses
Maximum Allowable Velocity
Excavation Material
Velocity
(feet per second)
Fine sand and firm loam
2.5 - 3.5
Stiff clay and hard pan
3.75 - 6.0
Concrete-lined ditch
15
(2) 
Ample freeboard not less than one foot 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) 
Open channels shall have a maximum side slope of three to one and shall have adequate slope protection as required by the Soil Erosion and Sediment Control Standards.
(5) 
Continuous profiles for each reach of open channel shall be plotted, along with 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.
F. 
Culverts. All culverts shall be limited to a single opening; multiple pipes will not be permitted. The design of culverts shalt be such as to minimize the probability of debris accumulation.
G. 
Detention basin design. Detention ponds will be required in all major developments and site plans unless deemed unnecessary by the Township Engineer. Detention basins shall be fully screened from view with a variety of plant materials that includes both riparian (water tolerant) vegetation and a mixture of evergreen and deciduous trees and shrubs surrounding the entire basin. Planting shall be located in clusters, not strictly a linear form. Such planting will eliminate negative views of the stormwater basins and provide for a natural filtration to clean pollution contained in stormwater runoff, thus providing cleaner aquifers.[1]
(1) 
Detention ponds shall be designed to limit the stormwater runoff to a controlled rate of flow equal to or less than the stormwater runoff prior to development. The required storage in the basin should be for a fifty-year storm inflow and the outflow from the basin limited to a ten-year storm with undeveloped runoff factors. Complete calculations for the basin should be supplied at the time the preliminary subdivision or site plan is submitted. These calculations should include runoff prior to development, runoff after development and complete calculations for the sizing of the basin and outflow pipe or structure.
(2) 
Additionally, the following graphs should be included:
(a) 
Depth in pond vs. storage in pond.
(b) 
Inflow to pond vs. time and allowable outflow from pond vs. time, on same graph.
(3) 
The design calculations should be based on time intervals of five to 10 minutes and indicated inflow, average inflow by time interval, outflow, average outflow by time interval, incremental change in storage and height of water in pond.
(4) 
In most instances, detention ponds will be designed to completely empty after a rainstorm occurs and will only have standing water for a short period of time during the storm. In those instances where existing or proposed permanent ponds will be used as retention ponds, they must have a minimum of four feet normal depth and provide adequate freeboard to function as a normal detention pond. A stabilized emergency overflow shall be provided for all basins with the planned routing of the overflow indicated. Adequate measures shall be provided to protect areas along the overflow route. Land shall be added where necessary if required by the Planning Board.
(5) 
The use of retention ponds, no positive outfall, where groundwater recharge and evaporation are the only methods of reducing the volume of stored water is discouraged. However, they may be permitted in specific instances with the approval of the Planning Board and the Planning Board/Township Engineer. Design will be based on a one-hundred-year-frequency storm. In addition to the design requirements of detention basins, a minimum of one soil log and percolation test must be submitted for each acre of basin area. The soil log must extend a minimum of 10 feet below the proposed basin bottom and the percolation test must be made at a point one to three feet below the proposed basin bottom. Retention basins shall be fully screened from view with a variety of plant materials that includes both riparian (water tolerant) vegetation and a mixture of evergreen and deciduous trees and shrubs surrounding the entire basin. Planting shall be located in clusters, not strictly a linear form. Such planting will eliminate negative views of the stormwater basins and provide for a natural filtration to clean pollution contained in stormwater runoff, thus providing cleaner aquifers.
(6) 
Soil borings are required for all stormwater management facilities.
(7) 
Provisions for fencing and screening details, access and maintenance and design criteria for water quality management and base storm must be submitted for approval.
(8) 
Reference standards for berm, embankment, cutoff trench, low flow channel, anti-vortex device, trash rack, anti-seep collar, maintenance, landscaping and wetland mitigation must be provided.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. III).
H. 
For all stormwater management facilities, the applicant's engineer shall refer to the "Residential Site Improvement Standards," Chapter 7, Stormwater Management, for additional guidance and standards.[2]
[2]
Editor's Note: Added at time of adoption of Code (see Ch. 1, General Provisions, Art. III).
A. 
The developer shall be responsible for initiating, coordination and contracting for design of electrical streetlighting and associated facilities by the electric utility company. Installation shall be in conformance with the electric company design and applicable Township ordinances. Locations shall be established by the electric utility company and approved by the designated Township official. The cost of all required materials, including wiring, transformers, light standards and fixtures, and installation of the system shall be the responsibility of the developer.
B. 
For normal street usage, thirty-foot-high laminated wood poles shall be spaced at a distance of approximately 300 feet with a seventy-watt high-pressure sodium lamp. Modification to the spacing requirement shall be permitted to conform to property lines or other physical features where required.
C. 
At intersections, a thirty-foot-high laminated wood pole shall be installed with a minimum one-hundred-watt high-pressure sodium lamp. Wattage may be increased at the discretion of the utility company of the Township.
D. 
Costs to the developer shall be established by the rate schedules currently in effect for the electric utility company. These rate schedules have been approved by the Board of Public Utilities of the State of New Jersey. In the event any installation costs are to be borne by the Township pursuant to the current rate schedules, the developer shall be required to post these moneys in escrow at the time of final plat approval.
E. 
Streetlights shall only be installed and energized by the electric utility company when requested by the duly authorized representative of the Township. The cost of operation of properly energized street lights, as described above, shall be the responsibility of the Township.
F. 
For private pedestrianways, lighting designed to provide an average maintained horizontal illumination of 0.5 footcandle shall be installed.
G. 
For private parking areas, lighting designed to provide an average maintained horizontal illumination of 1.0 footcandle shall be installed.
H. 
A representative isolux trace showing the average maintained horizontal illumination for each type of pedestrianway or parking area lighting fixture to be installed shall be supplied with plan submissions to the Township.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. III).
A. 
Block length and width or acreage within boundary roads shall accommodate the size of lots required by the Chapter 285, Zoning, and provide 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. A fifteen-foot-wide easement or dedicated strip shall be provided for the pedestrian walkway. Fencing and/or landscaping may be required along the walkway for delineation purposes.
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 285, Zoning.
B. 
Each lot must front upon an improved street, except lots fronting on streets described in § 220-35E.
C. 
No single-family residential dwelling units shall be permitted access on a major or secondary road, except for single lots or a minor subdivision fronting on an existing street.
D. 
Retention areas, wetlands, floodplains, flood hazard areas and other areas of standing water shall not be used in the computation of a lot area.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. III).
A. 
An easement shall be required for all natural drainage ways and all utility lines which do not fall within a dedicated right-of-way. Easements shall be required to facilitate the installation, maintenance and repair of utility lines, whether pipe or wire, either above or below ground.
B. 
Underground facilities shall be suitably located within a public right-of-way or in the center of an easement not less than 15 feet wide. As far as it may be reasonable, utility lines shall coincide with property lines.
C. 
Conservation easements shall be provided, as required by the Planning Board. All conservation easements shall be identified by concrete monumentation at intersections with the tract boundary, lot lines, and at any change of bearing. Conservation easements shall be filed by deed and included as deed restrictions for each affected lot.[1]
[1]
Editor's Note: Added at time of adoption of Code (see Ch. 1, General Provisions, Art. III).
A. 
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. Sidewalks shall be constructed and lighting shall be installed prior to the issuance of a certificate of occupancy. Prior to final approval for any section, the responsibility for the construction, operation, maintenance and liability for these walkways shall be clearly established. Pedestrian crossings with appropriate stripings shall be provided across Township roads at points required by the Planning Board.
B. 
Concrete pedestrianways, six feet wide and four inches thick, may be required along streets and other areas where there are concerns with public safety that abut the development.
C. 
All concrete pedestrianways shall be constructed of Class B air-entrained concrete with a compressive strength of 4,000 psi at 28 days. Concrete shall be in accordance with The Standard Specifications for Road and Bridge Construction of the New Jersey State Highway Department.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. III).
All electric, telephone, television and other communication service facilities, both main and service lines, shall be provided by underground cables, installed in accordance with the prevailing standards and practices of the utility or other companies providing such services.
A. 
All single-family or multifamily dwelling units require a grading plan submitted to the Township Engineer which shows positive drainage away from the building with a 2% minimum slope away from the building.
B. 
Provisions to safely transmit runoff to the stormwater management facility/storm sewer system per § 205-6B(2) of Chapter 205, Soil Erosion and Sediment Control.
C. 
Driveways shall be placed no closer than five feet to any lot line to ensure adequate area for drainage swales and shall slope toward the right-of-way at a minimum of 2% and a maximum of 8%.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. III).
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 four inches of cover to all areas of the subdivision not to be covered by an impervious surface (e.g., roads, walkways, buildings, etc.) 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 to the Planning Board and approval granted.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. III).
Natural features, such as trees, brooks, hilltops, wetlands and endangered species' habitats and views, shall be preserved whenever possible in designing any subdivision containing such features.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. III).
A soil erosion and sediment control plan shall be submitted with the preliminary plan in accordance with current state and local laws and ordinances.
A. 
Tennis courts.
(1) 
All tennis courts shall be regulation size and shall be oriented on a north-south axis. The bituminous paving and color coating shall be extended one foot beyond the fence line.
(2) 
The courts shall be enclosed with a ten-foot-high, 11-gauge, green vinyl-coated galvanized chain-link fence. The bottom of the fencing shall be a uniform one inch from the court surface at all locations. Line posts are to be a minimum of 2 1/2 inches O.D., terminal posts a minimum of three inches O.D. with brace assembly and top rail a minimum 1 5/8 inches O.D. Posts shall be evenly spaced not further apart than 10 feet on center, and shall provide at least 36 inches setting in concrete. Gate openings shall be not less than seven feet wide with a double door.
(3) 
Tennis courts shall be in a true plane and graded end to end or dropping each way from the net. A slope of 1% shall be used in either case.
(4) 
The courts shall be four inches of subbase soil aggregate designation I-5 quarry-blend stone on a properly prepared subgrade acceptable to the Planning Board engineer; one-and-one-half-inch-thick FABC-1 leveling course; and a one-inch SP-1 top course coated with a two-colored sealer. The sealer shall be Monsey Decoralt or an equivalent approved by the Planning Board engineer. Underdrains and granular subbase may be required as determined by the Planning Board engineer.
(5) 
The courts shall be lined in accordance with the rules of the United States Lawn Tennis Association. The paint shall be white line paint by Monsey Decoralt or an equivalent approved by the Planning Board engineer.
(6) 
Tennis court nets shall be nylon, as manufactured by Gametime No. 329, or an equivalent as approved by the Planning Board.
(7) 
Tennis posts shall be baked-on enamel with enclosed ratchets as manufactured by Chevron, or an equivalent approved by the Planning Board. Posts shall be set in concrete.
(8) 
An eight-foot aluminum bench with back support shall be located near each gate entrance and be accessible from the walk. The benches shall face the courts and shall be model No. 981 manufactured by Gametime or an equivalent approved by the Planning Board.
(9) 
Signs shall be located on each court identifying the court number, rules and regulations. The sign material, size, color, location, method of fastening, lettering and message content shall be as specified by the Planning Board.
(10) 
Deciduous trees shall not be planted closer than 20 feet to a tennis court fence. All existing trees shall be trimmed to prevent overhanging branches.
(11) 
Lighted tennis courts shall provide a minimum of 14 footcandles maintained average in the court area at grade level, using metal halide lamps. Every two courts shall be on a separate electrical control system. Each control system will consist of an astronomical dial time clock; a waterproof pushbutton surface-mounted station limited to turning the light on only, with provisions for padlocking; and a watertight cast aluminum meter cabinet with manual on/off switch and provision for a key lock. The meter cabinet shall be baked green enamel. Poles shall be Corten steel self-weathering, except that aluminum poles shall be used when the poles are located on the playing surface.
B. 
Basketball-hockey courts.
(1) 
The dimensions of the paved basketball court area shall be a minimum of 60 feet by 94 feet and larger, 74 feet by 108 feet if the same court is to be used for hockey. Courts shall be oriented on a north-south axis.
(2) 
The court shall be enclosed with a four-foot-high, 11-gauge green vinyl-coated galvanized chain-link fence. The fencing shall be located at the edge of the paved area and shall be one inch off the surface.
(3) 
The courts shall be four inches of subbase soil aggregate designation I-5 quarry-processed stone on a properly prepared subgrade acceptable to the Planning Board engineer, and a one-and-one-half-inch-thick FABC-1 top course. Courts shall be in a true plane and graded side to side with a cross slope of 1%.
(4) 
The basketball courts shall be lined with two-inch-wide painted white lines, with court dimensions of 50 feet by 84 feet, as measured from the inside of the court lines. All other line locations shall be in accordance with standard design practice, as approved by the Planning Board.
(5) 
Basketball posts shall be Gametime 460, goals and nets to be Gametime 423 and the backboard shall be Gametime 853 or equivalent for all items if approved by the Planning Board.
(6) 
Lighted courts shall be as specified for tennis courts, Subsection A(11), above.
(7) 
Signs and tree planting, if required, shall be as specified for tennis courts in Subsection A(9) and (10), above.
(8) 
A bench for each court shall be included as specified for tennis courts in Subsection A(8), above.
(9) 
The dimensions of the paved hockey court area shall be a minimum of 80 feet by 200 feet. Courts shall be oriented on a north-south axis.
(10) 
If required by the Planning Board, curbing shall be placed around the court perimeter to enable the courts to be used for ice skating. Specifications shall be determined by the Planning Board engineer.
(11) 
The court shall be enclosed with a four-foot-high, 11-gauge green vinyl-coated galvanized chain-link fence. The bottom of the fence shall meet the court surfacing. Remainder of fencing shall be subject to all of the specifications of for tennis courts in Subsection A(2), above.
(12) 
The courts shall be four inches of subbase soil aggregate designation I-5 quarry-processed stone on a properly prepared subgrade acceptable to the Planning Board engineer, and a one-and-one-half-inch-thick FABC-1 top course. The blacktop shall extend one foot beyond the fence line. Courts shall be in a true plane and graded side to side with a cross slope of 1%.
(13) 
The courts shall be lined with two-inch-wide painted white lines. All line locations shall be in accordance with standard design practice as approved by the Planning Board.
(14) 
Play equipment shall be as specified by the Planning Board.
C. 
Other recreation standards.
(1) 
All recreation facilities shall be designed with minimum grades to facilitate access by people with handicaps.
(2) 
Concrete or bituminous sidewalks not less than four feet wide shall be constructed to connect recreation facilities with adjacent parking lots and residential sidewalks. Buffer trees and maintenance-free groundcover shall be placed in the open space access area when the sidewalk is contained in an open space access area less than 50 feet wide and is between residential lots. Such sidewalks shall be constructed to the actual playing facility and spectator areas.
(3) 
Four-inch-thick concrete pads shall be placed under all benches and picnic tables and extend four feet out on three sides and one foot to the rear to provide a stable area for wheelchairs, to reduce lawn maintenance and to provide a continuous connection to the walkways.
(4) 
Evergreen buffer plantings shall be provided wherever necessary to create a visual and noise barrier between adjacent residential dwellings.
(5) 
Landscaping of recreation sites shall be with maintenance-free groundcover as approved by the Township.
(6) 
All facilities shall be designed in accordance with Barrier Free Design Regulations.
(7) 
The following specific standards shall be followed for designing facilities to meet the needs of handicapped persons:
(a) 
Provide handicapped parking stalls with ramps.
(b) 
Provide barrier free routes of travel with no obstructions and minimal grade changes.
(c) 
Plantings next to walkways shall be species selected that will not interfere with handicapped travel.
(8) 
All routes of travel, pedestrian and vehicular, shall be illuminated wherever use after dark is anticipated. Lighting intensity and design shall be approved by the Planning Board engineer.
(9) 
The quantity and location of gate openings shall be as determined by the Planning Board. Gate handles shall be located 32 inches from the ground, and sixteen-inch-high metal kickplate shall be provided across the entire width of gates.
D. 
Posting of recreational lands.
(1) 
All active and passive open space and recreational facilities lands shall be posted with one or more signs announcing the intended use of the land. The signs shall be posted within 30 days after the issuance of building permits for the first section within a project, and such signs shall clearly be visible to perspective buyers of land, homes or facilities within a project. In the case where grading must take place on the subject site, the signs may be temporarily removed for a period not exceeding five days, and at the end of such period the signs shall be replaced.
(2) 
The signs shall be painted and wording shall be the following: "Posting Active Recreation Site."
(3) 
The signs shall be not less than four feet by eight feet and shall remain on the site until any recreation facilities or construction is completed or such lands are deeded to the Township or approving agency.
(4) 
All of the above shall be the responsibility of the developer.
A. 
Recycling area required. There shall be included in any new multifamily housing development that requires subdivision or site plan approval an indoor or outdoor recycling area for the collection and storage of residentially generated recyclable materials.
B. 
Dimensions. The dimensions of the recycling area shall be sufficient to accommodate recycling bins or containers which are of adequate size and number and which are consistent with anticipated usage and with current methods of collection in the area in which the project is located. The dimensions of the recycling area and the bins or containers shall be determined in consultation with the Township recycling coordinator and shall be consistent with the Township recycling plan adopted pursuant to N.J.S.A. 13:1E-99.13 and any applicable requirement of the Township Master Plan.
C. 
Location. The recycling area shall be conveniently located for the residential disposition of source-separated recyclable materials, preferably near, but clearly separated from, a refuse dumpster.
D. 
Lighting; accessibility. The recycling area shall be well lit and shall be safely and easily accessible by recycling personnel and vehicles. Collection vehicles shall be able to access the recycling area without interference from parked cars or other obstacles.
E. 
Protection from theft. Reasonable measures shall be taken to protect the recycling area, and the bins or containers placed therein, against theft of recyclable materials, bins or containers.
F. 
Protection from elements. The recycling area or the bins or containers placed therein shall be designed so as to provide protection against adverse environmental conditions which might render the collected materials unmarketable. Any bins or containers which are used for the collection of recyclable paper or cardboard, and which are located in an outdoor recycling area, shall be equipped with a lid, or otherwise covered, so as to keep the paper or cardboard dry.
G. 
Signs clearly identifying the recycling area and the materials accepted therein shall be posted adjacent to all points of access to the recycling area. Individual bins or containers shall be equipped with signs indicating the materials to be placed therein.
H. 
Landscaping. Masonry enclosures, landscaping and/or fencing shall be provided around any outdoor recycling area and shall be developed in an aesthetically pleasing manner.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. III).