[Added 3-26-1981 by Ord. No. 9-1981]
The following provisions with respect to multifamily
dwellings shall be applicable to single-family detached housing construction
within the township: § 58-42B, Landscaping; § 58-42C,
Recreational facilities; and § 58-43D, pertaining to building
requirements and dwelling unit size.[1]
The subdivider shall observe the following requirements
and principles of land subdivision in the design of each subdivision
or portion thereof:
A.
General. The subdivision plat shall conform to design
standards that will encourage good development patterns within the
municipality. 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. The streets, drainage rights-of-way,
school sites, public parks and playgrounds shown on an officially
adopted Master Plan or Official Map shall be considered in approval
of subdivision plats. Where no Master Plan or Official Map exists,
streets and drainage rights-of-way shall be shown on the final plat
in accordance with Section 20 of Chapter 433 of the Laws of 1953,
N.J.S.A. 40:55-1.20 et seq., and shall be such as to lend themselves
to the harmonious development of the municipality and enhance the
public welfare in accordance with the following design standards:
(1)
Streets.
(a)
The arrangement of streets not shown on the
Master Plan or Official Map shall be such as to provide for the appropriate
extension of existing streets.
(b)
Minor streets shall be so designed as to discourage
through traffic.
(c)
Subdivisions abutting arterial streets shall
provide a marginal service road or reverse frontage with a buffer
strip for planting, or some other means of separation of through and
local traffic as the Land Development Board may determine appropriate.
[Amended 11-10-1998 by Ord. No. 24-1998]
(d)
The subdivider or his agent shall provide and
improve all streets within the subdivision, including grading and
surfacing of roadways, placing curbs and gutters and laying sidewalks
on both sides of each street, all in locations and at grades according
to specifications as set forth in the municipal chapters adopted by
the Township Committee with regard to streets, said plans to be approved
by the Township Engineer. The right-of-way width shall be measured
to the lot lines and shall not be less than the following table listed
below. In all cases streets shall be of sufficient width and design
to safely accommodate the maximum access for fire-fighting equipment.
[Amended 12-20-1960; 3-26-1981 by Ord. No. 9-1981]
|
Type of Street
|
Right-of-Way
|
Cartway
(feet)
|
Sidewalks Required*
|
Parking Permitted in Right-of-Way
| |
|---|---|---|---|---|---|
|
Arterial
|
86
|
46
|
Yes
|
No
| |
|
Collector
|
60
|
44
|
Yes
|
Yes, both sides
| |
|
Minor
|
50
|
34
|
Yes
|
Yes, both sides
| |
|
50
|
30
|
Yes
|
Yes, one side
| ||
|
Marginal, access
|
50
|
30
|
Yes
|
Yes, one side
| |
|
*NOTE: Where sidewalks are required above, they
shall be installed on both sides of said streets.
| |||||
(e)
No subdivision showing reserve strips controlling
access to streets shall be approved except where the control and disposal
of land comprising such strips has been placed in the governing body
under conditions approved by the Land Development Board.
[Amended 11-10-1998 by Ord. No. 24-1998]
(f)
Subdivisions that adjoin or include existing
streets that do not conform to widths as shown on the Master Plan
or Official Map or the street width requirements of this chapter shall
dedicate additional width along either one or both sides of said road.
If the subdivision is along one side only, 1/2 of the required extra
width shall be dedicated.
(g)
Grades of arterial and collector streets shall
not exceed 4%. Grades on other streets shall not exceed 10%. No street
shall have a minimum grade of less than 1/2 of 1%.
[Amended 12-20-1960]
(h)
Street intersections shall be as nearly at right
angles as is possible and in no case shall be less than 60º.
The block corners at intersections shall be rounded at the curbline
with a curve having a radius of not less than 20 feet.
(i)
Street jogs with center-line offsets of less
than 125 feet shall be prohibited.
(j)
A tangent at least 100 feet long shall be introduced
between reverse curves on arterial and collector streets.
(k)
When connecting street lines deflect from each
other at any one point by more than 10º and not more than 45º,
they shall be connected by a curve with a radius of not less than
100 feet for minor streets and 300 feet for arterial and collector
streets.
(l)
All changes in grade shall be connected by vertical
curves of sufficient radius to provide a smooth transition and proper
sight distance.
(m)
Dead-end streets (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 and tangent, whenever possible,
to the right side of the street. If a dead-end street is of a temporary
nature, a similar turnaround shall be provided and provisions made
for future extension of the street and reversion of the excess right-of-way
to the adjoining properties.
(n)
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. Street names for the proposed developments shall be submitted
to the Township Engineer and approved by him to avoid duplication
or confusion.
[Amended 9-21-1987 by Ord. No. 16-1987]
(2)
Blocks.
(b)
In blocks over 1,000 feet long, pedestrian crosswalks
may be required in locations deemed necessary by the Land Development
Board. Such walkways shall be 10 feet wide and be straight from street
to street.
[Amended 11-10-1998 by Ord. No. 24-1998]
(c)
For commercial, group housing or industrial
use, block size shall be sufficient to meet all area and yard requirements
for such use.
(3)
Lots.
(a)
Under no circumstances shall the Land Development
Board approve a subdivision for a housing development of two or more
single-family dwellings unless the lot size of all lots on said plan
conforms to the Zoning Ordinance[2] of the Township of Westampton. In these areas, the Land
Development Board may require that test borings and percolation tests
be made to determine the suitability of the soil to provide for the
proper disposal of individual sewer systems.
[Amended 11-10-1998 by Ord. No. 24-1998]
(b)
Insofar as is practical, side lot lines shall
be at right angles to straight streets and radial to curved streets.
(c)
Where extra width has been dedicated for widening
of existing streets, lots shall begin at such extra-width line and
all setbacks shall be measured from such line.
(d)
Where there is a question as to the suitability
of a lot or lots for their intended use due to factors such as rock
formations, flood conditions or similar circumstances, the Land Development
Board may, after adequate investigation, withhold approval of such
lots.
[Amended 11-10-1998 by Ord. No. 24-1998]
(e)
Each new residential lot shall provide an area of contiguous
uplands equal to the minimum lot size for the zoning district in which
they are proposed.
[Added 8-9-2011 by Ord. No. 11-2011]
(f)
For each new residential lot, minimum yard areas shall not contain
wetlands or wetland buffers as established by the NJDEP.
[Added 8-9-2011 by Ord. No. 11-2011]
(g)
New reverse frontage lots shall have an increased rear yard
equal to 1.5 times the minimum rear yard requirement for the zoning
district in which they are proposed. The increased rear yard is in
addition to any required buffers.
[Added 8-9-2011 by Ord. No. 11-2011]
(4)
Public use and service areas.
(a)
In large-scale development, easements along
rear property lines or elsewhere for utility installation or for off-street
pickup in business areas may be required. Such easements shall be
at least 20 feet wide and located in consultation with the companies
or municipal departments concerned.
(b)
Natural features such as trees, brooks, hilltops
and views shall be preserved whenever possible in designing any subdivision
containing such features.
(5)
Sidewalks. All sidewalks shall be cement concrete
at least four feet wide and four inches thick except at driveway crossings
where the sidewalks shall be increased to six inches thick. Sidewalks
are to be placed within the right-of-way and on both sides of the
street and shall be located one foot from the property and right-of-way
line of the street. All cement concrete sidewalks are to be in accordance
with the standard specifications for the road and bridge construction
of the New Jersey Department of Transportation.
[Added 3-26-1981 by Ord. No. 9-1981]
(6)
Curbs and/or gutters. Curbs shall be installed along all arterial, collector, minor or marginal access streets in accordance with the improvement requirements set forth in Article VII. All cement concrete curbs are to be constructed of three-thousand-five-hundred-pound concrete or four-thousand-pound concrete if machine laid, twenty-eight-day compressive strength portland cement concrete with air entrainment between 5% and 7%.
[Added 3-26-1981 by Ord. No. 9-1981]
(7)
Street and traffic signs. Street and traffic signs
shall be placed at each street intersection. They shall be four-way
signs of such material, size, height and location as specified by
the Township Engineer and in conformity with signs existing in the
township.
[Added 3-26-1981 by Ord. No. 9-1981]
(8)
Shade trees.
[Amended 11-10-1998 by Ord. No. 24-1998; 8-9-2011 by Ord. No.
11-2011]
(a)
Shade trees shall be installed along both sides of all streets.
(c)
Minimum size: 2.5 inch caliper.
(d)
Shade trees shall be planted a minimum distance of six feet
from a sidewalk, curb or street cartway edge.
(e)
A shade tree easement that prohibits the removal of shade trees
shall be required for shade trees planted outside of the street right-of-way.
The easement shall be 10 feet in width.
(f)
No street shade tree shall be planted within required sight
distance easements.
(g)
The method of installation and location shall be approved by
the Township Planner.
(9)
Streetlighting.
[Added 3-26-1981 by Ord. No. 9-1981]
(a)
Streetlighting shall be installed by the subdivider
on locations designated on a lighting plan which has been reviewed
and approved by P.S.E. & G. and then subsequently by both the
township governing body and the Township Engineer.
[Amended 9-21-1987 by Ord. No. 16-1987]
(b)
For normal street usage, thirty-foot-high poles
shall be spaced at a maximum distance of 300 feet with one-hundred-watt
mercury-vapor luminaire.
(c)
At intersection, a thirty-foot-high pole shall
be placed with a one-hundred-seventy-five-watt mercury-vapor luminaire.
(d)
The township will assume the operation expense
for streetlights in a particular section when that section has been
completed and the improvement has been accepted by the municipality.
(10)
Soil erosion and sediment control. A copy of
the soil erosion prevention and sediment control technique plan which
is submitted to the county shall be submitted with the preliminary
plan. No application shall be deemed complete unless such plan has
been submitted with the preliminary plat.
[Added 3-26-1981 by Ord. No. 9-1981]
(11)
Recreation facilities.
[Added 3-26-1981 by Ord. No. 9-1981]
(a)
Tot lots. Tot lots shall be not less than 3,600
square feet in size and shall contain as a minimum the following improvements,
or approved equivalents:
[Amended 11-10-1998 by Ord. No. 23-1998]
[1]
The tot lot shall be enclosed with a four-foot-high
chain link fence, said fence to contain one gate with a closing latch,
if such gate is found to be necessary by the Township Engineer.
[2]
Two benches not less than six feet in length
with back supports shall be located in the tot lot area.
[3]
Design of tot lot and choice of equipment and
apparatus is to be made by the Westampton Township Recreation Committee.
[4]
The ground in designated portions of the tot
lot as approved by the Township Recreation Committee shall be covered
with wood carpet not less than six inches deep. The perimeter of the
designated areas of the tot lot shall be edged appropriately to retain
the wood carpet.
[5]
Not less than two deciduous shade trees shall
be planted near the bench locations. Ground areas outside the fence,
if any, shall be landscaped.
[6]
Concrete sidewalks not less than four feet wide
shall be constructed to connect tot lots with adjacent residential
sidewalks.
[7]
Wherever possible, tot lots shall be placed
adjacent to local residential streets.
(b)
Tennis courts. Tennis courts shall be regulation
size for doubles and shall contain, as a minimum, the following improvements:
[1]
Two-and-three-fourths-inch-outside-diameter
posts set in concrete with heavy-duty cotton twine net with canvas
binding with a top cable and winch.
[2]
The courts shall be surrounded with a ten-foot-high
chain link fence and buffer plantings as approved by the Land Development
Board.
[Amended 11-10-1998 by Ord. No. 24-1998]
[3]
One bench per court.
[4]
The courts shall be six inches of stone base,
a two-inch base course, a one-inch top course and shall be coated
with a colored sealer. The sealer shall be Laykold, manufactured by
Chevron, or an equivalent as approved by the Township Engineer. All
of the aforesaid courses shall be subject to the review and approval
for the Township Engineer.
[5]
Regulation markings shall be painted on the
courts.
(c)
Basketball courts.
[1]
Basketball courts shall be a minimum size of
35 feet by 60 feet.
[2]
The courts shall contain two regulation backsteps
with nets.
[3]
The courts shall be four inches of bituminous
stabilized base course on a properly prepared subgrade acceptable
to the Township Engineer and a one-and-one-half-inch FABC top course.
[4]
Regulation markings shall be painted on the
courts.
(e)
Recreation facilities are required based on
the number of dwelling units for the project as is set forth in this
Code.
(12)
Off-site and off-tract improvements.
[Added 3-26-1981 by Ord. No. 9-1981]
(a)
Before final approval of a subdivision, site
plan or other developmental plan submitted in conjunction with a variance
application, the approving authority may require in accordance with
the standards of this chapter and an adopted circulation plan and
utility service plan the installation, or the furnishing of a performance
guaranty and maintenance guaranty in lieu of installation, for any
or all of the following off-site and off-tract improvements which
are necessary or appropriate for the protection of the public interest
by reason of the development's effect on land other than the developer's
property; street improvements, water system, sewerage, drainage facilities
and easements therefor.
(b)
Where such improvements are required, the approving
authority shall refer the requirements to the governing body for concurrence
and for approval of a performance guaranty to be followed by a maintenance
guaranty, if any shall be so required.
(c)
The governing body shall determine as to each
required improvement whether it is to be constructed or paid for by
the municipality as a general improvement or as a local improvement
or whether it is to be done by the developer with a formula providing
for partial reimbursement if the improvement specifically benefits
properties other than the subdivision. In the absence of any specific
finding or determination made by the governing body with respect to
each off-tract improvement, each off-tract improvement shall be constructed
or paid for under the general improvement method.
(d)
Once the decision as to the type of financing
for the improvement has been made, the Land Development Board shall
estimate, with the aid of the Municipal Engineer, the Township Assessor
and any other person who the Land Development Board feels has pertinent
information or expertise in the matter:
[Amended 11-10-1998 by Ord. No. 24-1998]
(e)
Bond, cash deposit or other surety.
[1]
When the items in Subsection A(12)(d) have been determined, the applicant shall be required to provide as a condition for approval of this development application a bond, cash deposit or such other surety as is satisfactory to the municipality and the governing body thereof, to insure payment to the municipality of the estimated amount by which the subdivided property or property subject to development will be specifically benefited by the improvement of one of the following amounts:
[a]
If the improvement is to be constructed
by the municipality as a general improvement, an amount equal to the
difference between the estimated cost of the improvement and the estimated
total amount by which all properties to be serviced thereby, including
the subdivision property or property subject to development, will
be specially benefited by the improvement.
[b]
If the improvement is to be constructed
by the municipality as a local improvement, then, in addition to the
amount referred to in Subsection A(12)(e)[1][a] above, the estimated
amount by which the subdivision property or property subject to development
will be specially benefited by the improvement.
[c]
If the improvement is to be constructed
by the subdivider, site plan applicant or developer, an amount equal
to the estimated cost of the improvement.
[2]
Since the amounts above are only estimated amounts,
they shall be redetermined once the improvement is completed. The
developer shall make up any deficiency in his proportionate share
and any overage will be returned to him.
(13)
Water mains, culverts, storm sewers and sanitary
sewers.
[Added 3-26-1981 by Ord. No. 9-1981]
(a)
Water mains shall be sized for adequate delivery
of pressure and volume. All water mains to serve adjacent properties
shall be constructed of cement line cast iron. In general, the following
policies shall be followed in determining the size of water mains:
[1]
Lines whose primary function is and will be
to serve adjacent property will be six inches.
[2]
Lines which serve as feeder lines to several
other streets should be eight inches and should be laid out to provide
loops with other lines which enclose areas of not more than 1/4 of
a square mile.
[3]
Lines which provide the main feed from present
or future sources of supply or storage shall be 12 inches or larger
and shall be laid out so as to form loops with other lines which enclose
not more than one square mile.
[4]
Lines whose only purpose is to serve abutting
properties and to which there is no fire hydrant connected and which
do not serve more than four residences may be four inches if specifically
approved by the township.
(b)
In any event the township shall decide upon
the size of lines to be used and the above general criteria are set
forth only as a guide to the subdivider. A blowoff shall be provided
beyond the last connection. Air relief at high points shall be provided.
(c)
In general, criteria affecting valve and hydrant
locations shall be that not more than one hydrant is affected by shutting
off any one section; hydrants are located within 600 feet along street
lines of any property in the subdivision; not more than three valves
are necessary to shut off any one section; and the number of homes
affected by shutting off any one section shall be limited to approximately
25. The developer may be required to furnish calculations of estimated
operating pressure and fire pressure for the proposed system, including
dynamic and static tests of the existing system.
(14)
Sanitary sewers.
[Added 3-26-1981 by Ord. No. 9-1981]
(a)
Sanitary sewer lines shall be sized for full
flow from the tract. The township may require larger pipe sized to
accommodate future extensions.
(b)
Prior to final approval the Township Engineer
shall approve all water main and sanitary sewer designs, whether same
will become a part of the township facilities or serve any other central
or public water or sewer facility.
(15)
Drainage and drainage improvements. All drainage
areas are to be piped, where feasible, rather than ditched. Where
piping is not possible and swales and/or ditches must be used, the
swales and ditch lines shall be concrete-lined. The applicant shall
submit his proposed design, which must be approved by both the Board
and the Township Engineer.
[Added 8-10-1987 by Ord. No. 12-1987]
