The subdivider shall observe the following requirements
and principles of land subdivision in the design of each subdivision
or portion thereof:
A.
Development pattern. The subdivision plat shall conform
to design standards that will encourage the most appropriate development
pattern within the Township.
B.
Reservation of public areas. If the Master Plan or
the Official Map provides for the reservation of designated streets,
public drainageways, flood control basins, bikeways, walkways or public
areas within the proposed development, before approving a subdivision
or site plan the Planning Board may further require that such streets,
ways, basins or areas be shown on the plat in locations and sizes
suitable to their intended uses. The Planning Board may reserve the
location and extent of such streets, ways, basins or grass shown on
the plat for a period of one year after the approval of the final
plat or for such further time as may be agreed to by the developer.
Unless during such period or extension thereof the Township shall
have entered into a contract to purchase or institute condemnation
proceedings according to law for the fee or a lesser interest in the
land comprising such streets, ways, basins or areas, the developer
shall not be bound by such reservations shown on the plat and may
proceed to use such land for private use in accordance with applicable
development regulations. The provisions of this section shall not
apply to the streets and roads, flood control basins or public drainageways
necessitated by the subdivision or land development and required for
final approval.
C.
The developer shall be entitled to just compensation
for actual loss found to be caused by such temporary reservation and
deprivation of use. In such instance, unless a lesser amount has previously
been mutually agreed upon, just compensation shall be deemed to be
the fair market value of an option to purchase the land reserved for
the period of reservation; provided that determination of such fair
market value shall include but not be limited to consideration of
the real property taxes apportioned to the land reserved and prorated
for the period of reservation. The developer shall be compensated
for the reasonable increased cost of legal, engineering or other professional
services incurred in connection with obtaining subdivision approval
or site plan approval, as the case may be, caused by the reservation.
A.
General. 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 and, where necessary in order to promote
the orderly flow of traffic and for the safety, welfare and convenience
of the public, shall be such as to provide for the appropriate extensions
to adjoining properties.
B.
Right-of-way and pavement widths. The right-of-way
and pavement widths shall be measured from abutting lot line to abutting
lot line and shall not be less than the following:
(1)
Arterial and primary roads: right-of-way, as required
by state or county.
(2)
Secondary roads: right-of-way, as required by state
or county.
(3)
Collector streets: right-of-way, 50 to 60 feet; pavement,
20 to 40 feet.
(4)
Minor and marginal access streets: right-of-way, 50
feet; pavement, 20 to 30 feet.
(5)
Cul-de-sac or dead-end turnarounds. Cul-de-sac or
dead-end turnarounds shall have a minimum radius of 40 feet on the
curb, right-of-way minimum of 50 feet and pavement width of 18 to
24 feet. Landscaped islands shall be provided where required by the
Planning Board.
C.
Internal or service streets. The right-of-way and
pavement widths for internal roads in multifamily, commercial and
industrial developments shall be determined by the Planning Board
on an individual basis and shall in all cases be of sufficient width
and design to safely accommodate the maximum traffic, parking, loading
and access for emergency equipment, but in no case shall the pavement
be less than 20 feet in width for two-way traffic.
A.
Where subdivisions and site plans include existing
streets which do not conform to pavement and/or right-of-way widths
as shown on the Master Plan or Official Map, such existing streets
shall be dedicated and improved to Township specifications, with the
additional width being measured from the center line of said road
abutting the property being subdivided. If the subdivision or site
plan adjoins one side of an existing road which does not meet standards,
only 1/2 of the required extra width shall be dedicated and improved
to Township specifications.
[Amended 5-15-2006 by Ord. No. 06-27]
B.
When in the interests of traffic safety, health, convenience
and good planning a postponement of the installation or construction
of a widened roadway is desirable, the Planning Board may authorize
such postponement, provided the developer shall deposit with the Township
the cost of the improvement in lieu of actually constructing or installing
same in the same manner as required in this Part 9.
C.
Cross sections shall be provided showing the widening
and establishment of acceptable stormwater flow lines.
[Added 11-18-1991 by Ord. No. 91-33]
A.
Grades. Grades of arterial, primary and secondary
roads shall be determined by the state or county. Collector streets
shall not exceed 8%. Grades on other streets shall not exceed 10%.
No street shall have a minimum grade of less than 1%.
B.
Intersections. Street intersections shall be laid
out as nearly at right angles as possible and in no case shall be
less than 60º. The block corners at intersections shall be rounded
at the right-of-way line with a twenty-five-foot-radius curve and
at the curbline with a curve having a radius of not less than 35 feet.
C.
Jogs. Street jogs with center-line offsets of less
than 125 feet shall be prohibited.
D.
Reverse curves. A tangent at least 100 feet long shall
be introduced between reverse curves on arterial and collector streets.
E.
Connecting streets. 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 300 feet for minor streets and 600 feet for
arterial and collector streets.
G.
Dead-end streets. Dead-end streets shall not be longer
than 1,200 feet unless authorized to be longer by the Planning Board.
They shall have a turn-around installed with a curb radius of 40 feet
and shall be tangent wherever possible to the right side of the street.
The dead-end street should extend to the adjoining property line to
permit its extension to serve adjacent properties, with adequate provision
made for the future extension of the street to meet Township standards.
Wherever a turnaround is proposed on any street, the front yard setback
line shall be measured so as to maintain the front yard setback of
adjacent properties.
H.
Names. Streets shall not 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. Notwithstanding Subsection H(2) hereof, all street names shall be approved by the Planning Board.
[Amended 6-2-1986 by Ord. No. 868; 6-8-2023 by Ord. No. 23-11]
(1)
The Historical Commission shall prepare and from time
to time update a list of names having historical significance in Bridgewater,
and such list shall be presented to the Planning Department.
(2)
The Planning Department shall keep and make available
the list of historic names. Any applicant proposing to name a street
shall use the names on the Bridgewater historic names list. The Township
Council shall be authorized by resolution to waive the strict application
of this requirement upon a showing of special circumstances.
(3)
Any time the Township shall name a street, every effort
shall be made to choose a name from the Bridgewater historic names
list.
I.
(Reserved)
J.
Storm sewer. The maximum length of gutter flow to
an inlet shall be no more than 300 feet. Storm sewers shall be designed
to convey at least the peak flow from a fifteen-year rational method
storm.
[Added 11-18-1991 by Ord. No. 91-33]
K.
Temporary culs-de-sac. Temporary culs-de-sac shall
be designed to minimize the amount of alteration necessary to convert
the turnaround into a standard roadway. A cross section shall be provided.
[Added 11-18-1991 by Ord. No. 91-33]
[Amended 9-18-1978 by Ord. No. 78-22]
A.
General. Block length and width or acreage within
bounding roads shall be such as to accommodate the size of the lot
required in the area by the Zoning Ordinance[1] and to provide adequately for sewage disposal and convenient
access, circulation, control and safety of street traffic.
[1]
Editor's Note: See Part 12, Zoning.
B.
Pedestrian crosswalks. In blocks over 1,000 feet long,
public rights-of-way through the blocks may be required in locations
deemed necessary by the Planning Board for uses such as schools, recreation
areas and public buildings. Such rights-of-way shall be at least 10
feet wide and may be improved by paving if so deemed by the Planning
Board. Block sizes for group housing, business or industrial use shall
be sufficient to meet all area and yard requirements for such use.
C.
Easements. Easements, rights-of-way and easements
for utilities owned or operated by the Township within blocks in commercial
business or industrial areas shall be not less than 30 feet in width.
For utilities under the jurisdiction of a public utility, rights-of-way
and easements shall conform to the official policy of the utility
having primary jurisdiction.
B.
Side lines. Insofar as is practical, side lot lines
shall be at right angles to straight streets and radial to curved
streets.
C.
Frontage. Each lot must front upon a street and the
frontage shall not be less than that required by the Zoning Ordinance
as measured along the building setback line and street right-of-way
line. The minimum frontage along a cul-de-sac shall be measured at
the minimum required building setback line.
D.
Setbacks. Where land has been dedicated for a widening
of existing streets, lots shall begin at such new street line as may
have been established and all setbacks shall be measured from such
line.
E.
Substandard suitability. Where there is a question
of the suitability of a lot or lots for their intended use due to
factors such as rock formations, flood conditions, highwater table,
freshwater wetlands, sewage disposal, excessive topographic slope
or similar circumstances, the Planning Board may, after adequate investigation,
with professional assistance if deemed necessary, withhold approval
of such lots.
[Amended 9-19-1985 by Ord. No. 85-27]
F.
Driveways. Driveways shall not have a grade in excess
of 15% over the entire length. On arterials, the grade shall not be
more than 5% for the first 25 feet from the road unless otherwise
approved by the Planning Board. Driveways shall not be located where
visibility is limited because of curves or topography. The area between
the curb and the sidewalk shall be paved with asphalt, concrete or
durable material at the discretion of the Township Engineer.
[Amended 11-18-1991 by Ord. No. 91-33]
G.
Lots on arterial or collector streets. Lots fronting
on arterial or collector roads shall, at the direction of the Planning
Board, be serviced by a marginal access road or reverse frontage or
be required to provide driveways with turnarounds.
[Added 11-18-1991 by Ord. No. 91-33; amended 6-8-2006 by Ord. No. 06-32]
It is hereby mandated that the requirements
of Subsections A through O delineated hereinbelow shall be listed
and placed directly on all major subdivision and site construction
plans.
A.
The soil erosion and sediment control plan shall remain
in full force and effect during the course of construction of the
entire project. Failure to comply with the soil erosion and sediment
control plans shall result in a work stoppage until the conditions
are corrected and the plan reimplemented.
B.
Additionally, the following construction mitigation
practices shall be required on site:
(1)
Anti-vandalism horns on equipment shall be eliminated.
(2)
Prohibited times and practices.
[Amended 8-16-1993 by Ord. No. 93-25]
(a)
The excavation, grading, paving, erection, demolition,
alteration or repair of any premises, street, building or structure
is prohibited at any time on Sundays, national holidays or other than
between the hours of 8:00 a.m. and 4:00 p.m. on Saturdays or between
the hours of 7:30 a.m. and 6:00 p.m. on all other days, except in
the case of urgent necessity in the interest of public health, welfare
and safety, and then only in accordance with an approval first obtained
from the Township Engineer, related to land clearing and grading,
drainage, sewer and water utilities and public improvement work, or
from the Township Code Enforcement Official as to other work. Such
approval may be granted for a period not to exceed three days or less
while the emergency continues. The provisions of this section shall
not apply to interior or exterior repairs or to interior alterations,
the work for which is actually performed by a homeowner or occupant,
personally, between the hours of 8:00 a.m. and 10:00 p.m. upon residential
premises, provided that the work shall be done without undue noise
or disturbance of the peace and quiet of the neighborhood.
(b)
The excavation, grading, paving, erection, demolition,
alteration or repair of any premises, street, building or structure
is prohibited if the effect of such work or any activity connected
with such work is to cause noise, fumes, smoke or dust, which produces
a deleterious effect beyond the boundaries and perimeter of the site
from which it is emanating.
[Amended 12-20-1993 by Ord. No. 93-34]
(3)
Anti-litter regulations shall be imposed on
site.
(4)
The applicant shall establish regulations for
the safe and proper transfer and transport of fuel on site.
(5)
Truck mats shall be located by the Soil Erosion
Control Officer in conjunction with the Township Engineer in such
places as to minimize the tracking of dirt and mud onto the traveled
roads. The mats shall be maintained and altered as necessary to achieve
the required results.
(6)
Cleanup and washdown of trucks and equipment
shall be required before leaving the construction site. The developer
shall provide sufficient laborers and equipment to control tracking
at all active exits from the site.
(7)
Adequate provisions for safe control of employee
parking, including employees of the contractor and subcontractors,
shall be required on site during construction.
(8)
Violations of any of these construction mitigation
measures shall result in a stop-work order, which order shall remain
in full force and effect until the condition is remedied to the satisfaction
of the Township Engineer.
C.
Prior to construction, including site work activity,
a preconstruction meeting shall be required to include the Township
representatives, the applicant and its engineers and contractors.
The preconstruction meeting shall not be held until a copy of the
engineer's opinion of probable cost has been submitted to the municipality
for computation of engineering inspection fees and for a determination
of performance bonds and said fees and bonds have been submitted and
approved by the Township Attorney. Nine sets of plans containing all
corrections, additions and deletions required by the approving Board
and all other prior approval permits shall be provided at least 10
days prior to the preconstruction meeting. Copies of all permits from
the federal, state and county agencies shall be provided to the township
at the meeting.
D.
All nondisturbed areas on site shall be demarcated
by snow fence during construction, and the snow fence shall be installed
on site prior to any construction activity including site work. A
violation of the nondisturbed areas will result in a stop-work order
for that area affected by the violation, as determined by the Township
Engineer, and said stop-work order shall remain in full force and
effect until the violation is corrected and any damage created by
the violation is restored to its original state.
E.
Should blasting be required on site, the applicant
shall, in addition to any state permits that may be required, notify
all owners within 200 feet of the property line two weeks prior to
the date of said blasting and shall conduct a meeting with the property
owners at least one week prior to blasting. The purpose of the meeting
shall be to inform the residents and to advise them of such mitigation
measures as may be appropriate. The blasting contractor shall use
a seismograph and send the test results to the state and to the Township.
F.
Prior to the issuance of a building permit for footing
and foundation only, the roads shall be in passable condition and
the sanitary sewers accepted. Prior to the issuance of the framing
permit the roads must be paved, the fire hydrants active and ready
for use. Sanitary sewers under paved areas will not be approved until
the base course of asphalt is installed. Prior to the issuance of
the first certificate of occupancy, all utilities, including streetlights,
shall be activated and road signs shall be installed.
G.
Construction of improvements to existing public roads
shall be given precedence to on-site construction.
H.
Developers shall be held responsible for damage to
public roads, private property, vehicles and personnel injuries caused
by their actions, as determined by the Township Engineer. No permanent
certificates of occupancy will be issued to developers with unresolved
insurance claims.
I.
Sanitary facilities must be provided for construction
workers. Facilities must also be provided for disposal of food and
drink containers. No garbage is to be disposed of on the site.
J.
If a site is to be left unworked for more than 30
days, that site must be graded and seeded.
K.
No pipe, curb, control structure, inlet, manhole or
low flow channel shall be constructed without cutsheets. The contractor
shall allow two working days for the Township Engineering Department
to check the proposed elevations against those on the cutsheet.
L.
Two working days' notice shall be given to the Township
Engineer prior to starting or restarting construction. Four-day notice
shall be given for paving work.
M.
A sign shall be posted at each entrance to a subdivision
indicating that the road is private beyond that point and that people
may proceed at their own risk. The sign shall also show the developer's
name, phone number and emergency phone number. The signs shall remain
until the road is accepted as a public road. If the road will remain
private, the temporary sign will be replaced with a small permanent
sign.
N.
Any new sanitary sewers will be isolated from the
existing sewers with a plug to be located where the new sewer connect
with the old sewer. The plug is not to be removed until the sewers
are finished and ready for final testing. If the plug is removed prior
to final testing, then the Township will plug the pipe with masonry.
The cost of plugging the line will be paid by the developer.
O.
No sanitary sewer is to be used for the transmission
of sanitary sewage until the operations permit is issued.
A.
Utility easements. In any major subdivision or where
unusual circumstances warrant, as determined by the Planning Board,
easements may be required for utility installations. Such easements
shall be at least 20 feet wide and located after consultation with
the utility companies or Township agencies concerned.
B.
Drainage and conservation easements. Where a subdivision
is traversed by a watercourse, drainageway channel or stream, or where
it is desirable to preserve other areas within a subdivision because
of soil conditions, rock outcroppings, tree masses, wildlife habitat,
vistas or other significant horticultural, environmental or natural
features, there shall be provided a drainage and/or conservation easement
of sufficient area and width to protect and preserve the aforementioned
features. The extent of such easements shall be determined by the
Environmental Commission and the easements shall be deeded to the
Township prior to final subdivision approval and carry the following
limitations:
(1)
No trees or shrubs shall be removed or disturbed on
lands in the easement except in accordance with approved land management
practices.
(2)
No topsoil, sand, gravel or minerals shall be excavated
or removed, except as may be required to build a pond, and then only
if the Township approves the design and structure of the pond, it
being the intent to preserve the natural function of the floodplain.
(3)
No buildings of any description shall be erected.
(4)
No fill of any kind shall be permitted, except as
may be required to build a road, and then only after the Township
approves the design.
C.
Underground utilities.
(1)
In all subdivisions, all utility distribution lines
or mains and all services shall be installed underground. In all such
subdivision, the applicant shall arrange with the serving utility
for the underground installation of the utilities' distribution supply
lines in accordance with the provisions of the applicable standard
terms and conditions incorporated as a part of its tariff, as the
same are then on file with the State of New Jersey Board of Public
Utility Commissioners, and shall submit to the Planning Board prior
to the granting of final approval a written instrument from each serving
utility which shall evidence full compliance with the provisions of
this subsection, except, however, that lots which, in such subdivisions,
abut existing streets where overhead electric or telephone distribution
supply lines have heretofore been installed on any portion of the
street involved, may be supplied with electric and telephone service
from those overhead lines, but the service connections from the utilities'
overhead lines shall be installed underground.
(2)
In any particular situation where the applicant can
clearly demonstrate that, because of unusual topographic conditions
or other unusual conditions having to do with the land, the installation
of such utilities underground is impractical or otherwise not feasible
due to such conditions, then the Planning Board, in its discretion,
may waive this requirement for underground installation.
D.
Streetlights. Streetlights shall be installed as required
by the Planning Board.
Measures used to control erosion and reduce
sediment shall as a minimum meet the standards, specifications and
recommendations of the Somerset County Soil Conservation District
and the Township of Bridgewater. The following measures shall be included,
where applicable, in the soil erosion and sedimentation control plan:
A.
Stripping of vegetation, regrading or other development
shall be done in such a way as to minimize erosion.
B.
Development shall preserve salient natural features,
keeping cut-fill operations to a minimum, and ensure conformity with
topography so as to create the least erosion potential and adequately
handle the volume and velocity of surface water runoff.
C.
When feasible, natural vegetation shall be retained,
protected and supplemented.
D.
The disturbed area and the duration of exposure shall
be kept to a practical minimum.
E.
Disturbed soils shall be stabilized as soon as practical.
F.
Temporary vegetation or mulching shall be used to
protect exposed critical areas during development.
G.
The permanent (final) vegetation and mechanical erosion
control measures shall be installed as soon as practical in the development.
H.
Provisions shall be made to effectively accommodate
the increased runoff caused by changed soil and surface conditions
during and after development. Where necessary, the rate of surface
water runoff will be mechanically retarded.
I.
Until the disturbed area is stabilized, sediment in
the runoff water shall be trapped by the use of debris basins, sediment
basins, silt traps or other acceptable methods.
J.
Whenever sedimentation is caused by stripping vegetation,
regrading or other development, it shall be the responsibility of
the developer causing such sedimentation to remove it from all adjoining
surfaces, drainage systems and watercourses and to repair any damage
at his expense as quickly as possible.
K.
Maintenance of all drainage facilities and watercourses
within any major subdivision is the responsibility of the developer
until they are accepted by the Township of Bridgewater or other approving
agency.
L.
It is the responsibility of any person doing any act
on or across a communal stream, watercourse or swale or upon the floodway
or right-of-way thereof to maintain as nearly as possible in its present
state the stream, watercourse, swale, floodway or right-of-way during
the duration of such activity and to return it to its original or
equal condition after such activity is completed.
M.
Maintenance of drainage facilities or watercourses
originating and completely on private property is the responsibility
of the owner to the point of open discharge at the property line or
at a communal watercourse within the property.
N.
No person shall block, divert, disturb, impede the
flow of, alter or construct any structure or deposit any material
or thing or commit any act which will affect normal or flood flow
in any communal stream or watercourse without having obtained prior
approval from the Township of Bridgewater and the New Jersey Department
of Environmental Protection, Division of Water Resources.
O.
Rights-of-way or easements having a minimum width
of 20 feet shall be provided for all drainage facilities and watercourses
which are proposed for acceptance by the Township of Bridgewater or
other official agency.
P.
Each person who makes any surface changes shall be
required to:
All requirements of the stormwater and floodplain
provisions of this chapter shall apply to all subdivisions.[1]
Minimum length of vertical curves on main roadways
shall be as indicated on the following chart:
|
LENGTH IN FEET FOR SAG AND CREST VERTICAL
CURVES
| |||||
|---|---|---|---|---|---|
|
Arterial
(50 mph)
| |||||
|
A*
|
Minor Streets Culs-De-Sac
|
Minor Through Streets
|
Collector Streets
|
Sag
|
Crest
|
|
0.5
|
14
|
20
|
25
|
35
|
40
|
|
1.0
|
28
|
40
|
50
|
70
|
80
|
|
1.5
|
42
|
60
|
75
|
105
|
120
|
|
2.0
|
56
|
80
|
100
|
140
|
160
|
|
2.5
|
70
|
100
|
125
|
175
|
200
|
|
3.0
|
84
|
120
|
150
|
210
|
240
|
|
3.5
|
98
|
140
|
175
|
245
|
280
|
|
4.0
|
112
|
160
|
200
|
280
|
320
|
|
4.5
|
126
|
180
|
225
|
315
|
360
|
|
5.0
|
140
|
200
|
250
|
350
|
400
|
|
5.5
|
154
|
220
|
275
|
385
|
440
|
|
6.0
|
168
|
240
|
300
|
420
|
480
|
|
6.5
|
182
|
260
|
325
|
455
|
520
|
|
7.0
|
196
|
280
|
350
|
490
|
560
|
|
7.5
|
210
|
300
|
375
|
525
|
600
|
|
8.0
|
224
|
320
|
400
|
560
|
640
|
|
8.5
|
238
|
340
|
425
|
595
|
680
|
|
9.0
|
252
|
360
|
450
|
630
|
720
|
|
9.5
|
266
|
380
|
475
|
665
|
760
|
|
10.0
|
280
|
400
|
500
|
700
|
800
|
|
* A = Algebraic difference in grade.
| |||||
