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.
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.
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.
| ||||
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]
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]
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)
ENTRANCE DRIVEWAY
INTERNAL COLLECTOR DRIVE
MAJOR PARKING AREA
Definitions. As used in this section, the following
terms shall have the meanings indicated:
A vehicular right-of-way which connects a parking area with
a county, state or municipal roadway.
A twenty-five-foot vehicular right-of-way within a major
parking area connecting its vehicular access aisles with its entrance
driveway(s).
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]
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.
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:
(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.
(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.
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.
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.
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]
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.
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.
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%.
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.
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.
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.
(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:
(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.
