A. 
The purpose of good subdivision and site design is to create a functional and attractive development, to minimize adverse impacts and to ensure that a project will be an asset to a community. This article presents design standards which set forth specific improvement requirements.
B. 
The developer shall only be permitted to build the maximum density, intensity of development and floor area ratio permitted by the zone district requirements schedule where it is demonstrated that the development adheres to all applicable ordinances, including the design standards set forth herein and creates no exceptional adverse impact.
C. 
The purpose of the standards is to ensure that the design of a new development gives appropriate consideration to the scale and character of the existing neighborhood in which a development is to be located.
A. 
Street extensions. The arrangement of collector streets shall be such as to provide for the extension of existing collectors. Local streets shall not be made continuous or so aligned that one subdivision adds unduly to the traffic generated by a local street in another subdivision.
B. 
Classification of streets.
(1) 
In any major subdivision it shall be the duty of the Planning Board to classify proposed streets according to their types. The Planning Board, in making its decisions, shall refer to the Master Plan and shall consider conditions within the subdivision and surrounding area. Other design characteristics of streets are shown on Table A, Dimensions of Streets.[1] Definitions of "streets," as set forth in the Master Plan, are as follows:
(a) 
MINOR COLLECTORS — Any street which is intended to gather traffic from a series of local streets and distribute it to major collectors or minor arterials. The right-of-way shall be 60 feet.
(b) 
RESIDENTIAL ACCESS OR LOCAL STREET — A street intended primarily for access to individual properties and designed for local traffic having either origins or destinations on the street. If it can serve traffic having origin and destination other than on the street, it shall be considered a collector. Required right-of-way is 50 feet.
(c) 
SPECIAL PURPOSE STREETS — Design guidelines for cul-de-sac, marginal access and stub streets shall be dependent upon the anticipated traffic volume and be consistent with the standards set forth in the Circulation Plan Element of the Master Plan.
[1]
Editor's Note: See § 185-20C.
(2) 
Waiver of classification definitions. In those instances where a proposed subdivision abuts an existing subdivision where existing stub or cul-de-sac streets may be extended, the Planning Board may deem such extended streets local in nature for purposes of classification, provided that such extended street is likely to serve traffic having either origins or destinations on the street.
C. 
Table of dimensions. Right-of-way widths, measured from lot line to lot line, graded widths, paving widths and other items shall be not less than shown on the appended table and diagrams, unless otherwise indicated on the Master Plan or the Official Map, when adopted.
TABLE A
Dimensions of Streets
Minor or Local Residential Streets
Collector Streets
Right-of-way width
50 feet
60 feet
Paving widths
30 feet
36 feet
Curb radii at intersections
30 feet
35 feet
Length of tangents between reverse curves
0
200 feet
Minimum radii to center line of curves
180 feet*
500 feet
Straight line maximum at center line
500 feet
3,000 feet
Maximum center line grades
10%
8%
Minimum center line grades
0.75%
0.75%
Cul-de-sac right-of-way radii
60 feet
—
Cul-de-sac paving radii
50 feet
—
Minimum spacing of intersections (see § 185-21)
* NOTE: Where, because of shape of tracts to be subdivided or topography, it is not feasible to adhere to a minimum radius of 180 feet, the minimum pavement must be widened as the radius decreases to accommodate the widened path of a turning vehicle as follows:
Radius
(feet)
Added Pavement Width
(symmetrically)
(feet)
180 or more
0
150 to 179
2
125 to 149
3
100 to 124
4
75 to 99
6
D. 
Nonresidential streets. The widths of internal streets in business or industrial developments designed in accordance with a comprehensive site plan shall be approved by the Planning Board considering the circumstances of the particular situation and with the intent of assuring the maximum safety and convenience of access for traffic and fire-fighting equipment, circulation and parking, including provisions for the loading and unloading of goods.
E. 
Reserve strips. There shall be no reserved strips or areas for controlling access to streets, except where control and disposal of the land comprising such strips or areas have been placed in the hands of the governing body under conditions approved by the Planning Board.
F. 
Subdivisions on existing streets. When a subdivision abuts on an existing street, it shall be widened (if necessary) and improved to conform to this chapter. If the subdivision is only a small part of a longer run of a substandard street and such improvement would produce a hazardous sawtooth arrangement, the municipality, on the advice of the Planning Board, may elect to receive a cash payment in lieu of the improvements and to hold the same in a separate escrow account until continuous improvement of the street can be accomplished.
G. 
Curved minor streets. Curved minor streets are preferred to discourage speed and monotony. The maximum straight line between points on the center line shall not exceed that specified in the Table of Dimensions.[2]
[2]
Editor's Note: See § 185-20C.
H. 
The crown slope. The crown on minor streets shall not be less than six inches in order to provide for proper surface drainage.
I. 
Cut and fill slopes. To prevent gulleying and erosion, street cuts and streets on fill shall be provided with side slopes no steeper than one vertical to two horizontal or shall be equipped with cribbing, loose concrete blocks or other form of retaining wall. Such slopes, including cribbing and blocks, shall be suitably planted with perennial grasses or other vegetation in accordance with a plan approved by the Planning Board and shall be suitably maintained for a period of two years.
J. 
Street names.
(1) 
Street names and subdivision names shall not duplicate or nearly duplicate the names of existing streets or subdivisions in the municipality or surrounding communities. The continuation of an existing street shall have the same name.
(2) 
Ending of proper street names should reflect street classification and differing types of streets in a development. As a guide, the following terminology is provided:
Street Function
Appropriate Street Name
Collector
Drive, Way, Boulevard
Local
Road, Street, Avenue
Cul-de-sac
Lane, Court, Place, Circle
(3) 
The developer shall submit, in writing, a list of all proposed street names for any new development. This list is to be forwarded by the Township to the appropriate postmaster serving the particular zip code for review and verification of nonconflicting names within the zip code. The Township Committee shall then make final determination and recommendation for accepting new street names and will so notify the Planning Board, Township Assessor and the developer of its decision.
K. 
Alleys. The following shall apply to the design and location of alleys:
(1) 
Public alleys shall not be permitted in residential developments, except by permission of the Planning Board. Where public alleys are permitted in residential developments, they shall be 20 feet wide and paved for the full width.
(2) 
Alleys serving commercial and industrial establishments are required unless other provisions for service are approved by the Planning Board. Alleys serving such establishments shall have a paved width of at least 24 feet. If it is impossible for an alley to go through a block, the alley shall be provided with a standard cul-de-sac turnaround at its closed end.
L. 
Cul-de-sac or dead-end turnarounds.
(1) 
Culs-de-sac or dead-end turnarounds of a permanent nature shall provide a turnaround at the end with a right-of-way radius equal to 30 feet.
(2) 
The maximum length of a cul-de-sac shall be 600 feet to the turning circle.
(3) 
Where a cul-de-sac street design is proposed to be located within an existing treed environment, the Planning Board may consider an alternate lot design treatment whereby minimum lot width on the cul-de-sac may be reduced to 1/2 the required lot width for a standard frontage lot. Such lot width reduction shall result in a shorter cul-de-sac length and, therefore, less destruction of the existing treed environment in order to be favorably considered by the Planning Board.
A. 
Angle of intersections. No more than two streets shall cross the same point. Street intersections shall be at right angles wherever possible, and intersections of less than 60° (measured at the center line of streets) shall not be permitted.
B. 
Spacing. Only one point of access and one point of egress may be allowed each property, except where large frontages (1,000 feet or larger) are present. In those latter cases, streets shall not enter the same side of collector streets at intervals less than 800 feet. Streets which enter a collector street from opposite sides shall either be directly opposite to each other or they shall be separated by at least 200 feet between their center lines, measured along the center line of the intersected street.
C. 
Approaches. Approaches of any collector street to any intersection with another collector street shall follow a straight line course within 100 feet of the intersection.
D. 
Extra widths. Where a nonresidential collector street or a collector street serving more than 100 residential lots or dwelling units intersects with another collector, both the right-of-way and the pavement shall be widened by 24 feet for a distance of 200 feet back from the intersection of the right-of-way lines.
E. 
Sight triangles. In addition to right-of-way widths required for full length of streets and wider intersections as specified above, sight triangles shall be dedicated as follows: the area bounded by the right-of-way lines and a straight line connecting sight points on street center lines which are the following distances from the intersection of the center lines:
(1) 
Where a local street intersects another local street, 90 feet.
(2) 
Where a local street intersects a collector street, 90 feet on the local and 200 feet on the collector.
F. 
Sight triangle prohibited obstructions. No fences or any other obstruction nor any planting exceeding 30 inches in height as measured horizontally from the center line of the road may be placed in any sight triangle.
G. 
Property access. Unless necessary to provide access to a lot in separate ownership existing before the date of this chapter, no driveway access to property or additional street intersection may be permitted within the extra widths or sight triangles as specified herein.
H. 
Street and neighborhood or directional signs. Street signs shall have reflectorized white letters on a green background. Letters shall be four inches high, except those marking collector or primary streets, which shall be six inches high. Signs shall be placed in accordance with the Manual on Uniform Traffic Control Devices, latest edition. At the discretion of the Planning Board, similar neighborhood or directional signs, with letters eight inches high, may be permitted or required.
[Amended 9-27-2006 by Ord. No. 784]
Vertical (straight-face) curbs shall be required in all subdivisions and wherever sidewalks are required. Curb cuts, mountable curbs or ramps shall be provided wherever sidewalks cross streets to accommodate wheelchairs and bicycles in accordance with New Jersey Barrier Free Design Criteria.
Culverts shall have headwalls and railings, where necessary, placed on right-of-way lines unless the stream flow is judged minor by the Planning Board and the Township Engineer. In this case, at the option of the developer, pipes may be extended no less than 25 feet beyond the right-of-way line, and a single head wall may be built to grade on the upstream side without a railing. Because of traffic hazard, intruding curbs and abutments near the paving line are prohibited.
A. 
Sidewalks shall be installed in all types of major developments and shall be installed along both sides of all streets, along full frontage of all subdivisions and wherever pedestrian traffic is expected. In nonresidential development, sidewalks will be installed at the discretion of the Board, depending upon the probable volume of pedestrian traffic, the location of the development in relation to other populated areas and the general type of improvement needed.
[Amended 9-27-2006 by Ord. No. 784]
B. 
Where the Board determines that sidewalks are optional, they may be required if close to pedestrian generators to continue a walk on an existing street, to link areas or, depending on probable future development, as indicated in local master plans.
C. 
In conventional development, sidewalks shall be placed in the right-of-way, parallel to the street, a minimum of four feet back from the curbline, unless a waiver has been granted by the Board to preserve topographical or natural features or to provide visual interest or unless the applicant shows that an alternative pedestrian system provides safe and convenient circulation. In commercial and in high density residential areas, sidewalks may abut the curb.
D. 
Pedestrian way easements may be required by the Planning Board through the center of blocks to provide circulation or access to schools, playgrounds, shopping or other community facilities.
E. 
Sidewalk width shall be a minimum of four feet. Wider widths may be required, at the discretion of the Planning Board, near pedestrian generators and employment centers. Where sidewalks are installed in parking areas, parked vehicles shall not overhang or extend over the sidewalk width unless an additional two feet of sidewalk is provided to accommodate such overhang. All sidewalks and aprons shall be of 4,000 PSI concrete installed on a stable base.
[Amended 9-27-2006 by Ord. No. 784]
F. 
Sidewalks shall be required within a one-mile radius of all elementary schools and a two-mile radius of all secondary and high schools.
[Added 9-27-2006 by Ord. No. 784]
A. 
Lot size. Every lot shall be suitable for its intended use and shall contain a developable area which shall not be less than 80% of the minimum required lot area of the applicable zone district or 5,000 square feet, whichever is greater. The developable lot area shall be calculated by subtracting from the total area those portions of the lot which contain any of the following features: wetlands, steep slopes with a gradient of 15% or greater, and easements.
B. 
Lot and house numbers. House and lot numbers shall be assigned each lot by the Township Engineer or Construction Code Official.
C. 
Side lot lines. Insofar as is practical, side lot lines shall be at right angles to straight streets and radial to curved streets.
D. 
Lot frontage and width. Each lot shall front on an approved street accepted by the municipality. Frontage shall be measured along a straight line between points where side lines meet street lines, e.g., the chord of a circle in a cul-de-sac.
E. 
Lot line on widened streets. Where extra width is provided for the widening of existing streets, lot measurements shall begin at such extra width line, and all setbacks shall be measured from such line unless otherwise provided by the Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 212, Zoning.
F. 
Unsuitable lots. All lots shall be suitable for the purpose for which they are intended to be used. In order to prevent the use of lots which are not suitable because of adverse topography, flood conditions or similar circumstances, the Planning Board may require such revisions in the layout of the subdivision as will accomplish one of the following:
(1) 
The area of the unsuitable lots is included in other lots by increasing the size of the remaining lots;
(2) 
It is included in an area to be deeded to the municipality and held in its natural state for conservation and/or recreation purposes; or
(3) 
Some other suitable arrangement, such as common ownership made permanent by deed covenants running with the land, is made.
G. 
Flag lots. Flag lots may be subdivided from a property having an existing single-family freestanding dwelling unit either close to the street and an adequate area behind that house or having an existing dwelling unit in the back and an adequate area in front. If the front of the property can be subdivided into a conforming lot, a private access strip 50 feet wide and not more than 400 feet long may be permitted, provided that the rear lot is also otherwise conforming. If the access strip is more than 400 feet long or serves more than one dwelling unit, access to the rear shall be only by a standard municipal street and a cul-de-sac turnaround dedicated as a public road. Placement of a private driveway within the required access strip shall provide for a minimum 15 foot open space grass or landscaped area between the adjacent property line and edge of paved access driveway.
H. 
Residential lots shall front on local streets.
I. 
Every lot shall have access to it that is sufficient to afford a reasonable means of ingress and egress for emergency vehicles.
A. 
Utility installation easements. Easements for utility installations may be required. Easements for sanitary sewer lines shall be constructed in such a manner so that all manholes have permanent, unrestricted access for highway-type trucks for the purpose of maintaining said sewer lines. Said easements shall be at least 20 feet in width or wider, if necessary, of which an area of 12 feet in width by 12 inches in depth shall consist of quarry blend with filter fabric with sufficient space for vehicles to turn around located at least every 1,200 feet. Such easement area may be seeded as long as the formation and strength of the same is not diminished.
B. 
Drainage and conservation easements. If the property on which a proposed subdivision is to be located is traversed by a watercourse of any kind, including a channel or a stream, the Planning Board may require that a stormwater and drainage easement and right-of-way along said watercourse be provided by the subdivider. The land which is the subject of such easement and right-of-way shall be a strip, which conforms substantially to the floodplain of such watercourse along both sides of the watercourse or extends along both sides of the top of the bank of the watercourse to a width of 15 feet in each direction or is not less than an encroachment line established by a competent higher authority, whichever is the greater; except, however, that if the location of such watercourse is at or near the boundary of the subdivision, the dimensions of the easement and right-of-way shall be modified to retain it within the confines of the subdivision. Said easement and right-of-way shall include provisions assuring the following: preservation of the channel of the watercourse; prohibition of alteration of the contour, topography or composition of the land within the easement and right-of-way; prohibition of construction within the boundaries of the easement and right-of-way which will obstruct or interfere with the natural flow of the watercourse; and reservation to the Public Works Department of a right of entry for the purposes of maintaining the natural flow or drainage of the watercourse, of maintaining any and all structures related to the exercise of the easement and right-of-way and of installing and maintaining storm or sanitary sewer systems or other public utility and the right to add additional utility lines when needed.
In subdivision and site design, the following areas shall be preserved:
A. 
Wetlands (as defined in Section 404, Federal Water Pollution Control Act Amendments of 1972, and delineated on wetlands maps prepared by the United States Fish and Wildlife Service, and/or N.J.A.C. 7:7A, the New Jersey Freshwater Protection Act Rules, field verified by an on-site inspection).
B. 
Significant trees, defined as the largest known individual trees of each species in New Jersey as listed by the New Jersey Department of Environmental Protection (NJDEP), Bureau of Forestry; large trees approaching the diameter of the known largest tree; and/or species that are rare to that area or of particular horticultural or landscape value.
C. 
Lands identified as floodways or V-zones on the current Flood Insurance Rate Map.
D. 
Steep slopes, in excess of 15% as measured over a ten-foot interval unless appropriate engineering measures concerning slope stability, erosion and resident safety are taken.
E. 
Habitats of endangered wildlife, as identified on federal or state lists.
F. 
Historically significant structures and sites, as listed on the federal or New Jersey list of historic places.
A. 
Dry sewers shall be required in all developments whether or not such sewers can be put to immediate use, provided that the development is in a state-approved sanitary sewer service area.
B. 
In the case of all major/minor subdivisions or site plans where sewer lines, which will pass in front of existing lots, are to be installed, the developer, as a condition of approval, shall provide:
(1) 
To vacant property: a wye.
(2) 
To improved property: a lateral to the existing curbline (including cleanout). These laterals shall be provided in accordance with Township details and shall be installed at locations approved by the Township Engineer.
A. 
Purpose.
(1) 
Landscaping shall be provided as part of subdivision design. It shall be conceived in a total pattern throughout the site, integrating the various elements of site design, preserving and enhancing the particular identity of the site and creating a pleasing site character.
(2) 
Landscaping may include plant materials, such as trees, shrubs, ground cover, perennial and annuals and other materials such as rocks, water, sculpture, art, walls, fences and building and paving materials.
B. 
Landscape plan. A landscape plan prepared by a qualified professional shall be submitted with each major subdivision application, unless an exception is granted. The plan shall identify existing and proposed trees, shrubs, ground cover, natural features and other landscaping elements. The plan should show where they are or will be located and planting and/or construction details. When existing natural growth is proposed to remain, applicant shall include in the plans proposed methods to protect existing trees and growth during and after construction.
C. 
Site protection and general planting requirements.
(1) 
Topsoil preservation. Topsoil moved during the course of construction shall be redistributed on all regraded surfaces at least four inches of even cover to all disturbed areas of the development and shall be stabilized by seeding or planting.
(2) 
Removal of debris. All stumps and other tree parts, litter, brush, weeds, excess or scrap building materials, or other debris shall be removed from the site and disposed of in accordance with the law. No tree stumps, portions of tree trunks or limbs shall be buried anywhere in the development. All dead or dying trees, standing or fallen, shall be removed from the site. If trees and limbs are reduced to chips, they may, subject to approval of the Municipal Engineer, be used as mulch in landscaped areas. A developer shall be exempt from these provisions, however, and shall be permitted to dispose of site-generated new construction wastes on-site as long as the conditions set forth in N.J.A.C. 7:26-1.7 are met.
(3) 
Protection of existing plantings. Maximum effort should be made to save fine specimens (because of size or relative rarity). No material or temporary soil deposits shall be placed within four feet of shrubs or 10 feet of trees designated to be retained on the preliminary and/or final plat. Protective barriers or tree veils shall be installed around each plant and/or group of plants that are to remain on the site. Barriers shall not be supported by the plants they are protecting, but shall be self-supporting. They shall be a minimum of four feet high and constructed of a durable material that will last until construction is completed. Snow fences and silt fences are examples of acceptable barriers.
(4) 
Slope plantings. Landscaping of the area of all cuts and fills and/or terraces shall be sufficient to prevent erosion, and all roadway slopes steeper than one foot vertically to three feet horizontally shall be planted with ground covers appropriate for the purpose and soil conditions, water availability and environment.
(5) 
Additional landscaping. In residential developments, besides the screening and street trees required, additional plantings or landscaping elements shall be required throughout the subdivision where necessary for climate control, privacy or for aeshetic reasons in accordance with a planting plan approved by the municipal agency. At a minimum, the equivalent of at least two shrubs and one shade or ornamental tree of two-and-one-half-inch caliper or greater shall be provided for each 1,500 square feet of area of a residential development not covered by buildings or improvements. Existing healthy specimen trees may be included in satisfying these requirements. These plantings shall be in addition to any other landscaping requirements, including landscaping of buffer areas.
(6) 
Planting specifications. Deciduous trees shall have at least a two-and-one-half-inch caliper at planting. Size of evergreens and shrubs shall be allowed to vary depending on setting and type of shrub. Only nursery-grown plant materials shall be acceptable; and all trees, shrubs and ground covers shall be planted according to accepted horticultural standards. Dead or dying plants shall be replaced by the developer during the following planting season.
(7) 
Plant species. The plant species selected should be hardy for the particular climatic zone in which the development is located and appropriate in terms of function and size.
D. 
Street trees.
(1) 
Location.
(a) 
Street trees shall be installed on both sides of all streets in accordance with the approved landscape plan. Trees shall either be massed at critical points or spaced evenly along the street, or both.
Tree Size
(feet)
Planting Interval
(feet)
Large trees (40 or more)
50
Medium-sized trees (30 to 40)
40
Small trees (up to 30)
30
(b) 
If a street canopy effect is desired, trees may be planted closer together, following the recommendations of a certified landscape architect. The trees shall be planted so as not to interfere with utilities, roadways, sidewalks, sight easements or streetlights. Tree location, landscaping design and spacing plan shall be approved by the Planning Board as part of the landscape plan.
(2) 
Tree type. Tree type may vary depending on overall effect desired, but as a general rule, all trees shall be the same kind on a street, except to achieve special effects. Selection of tree type shall be approved by the Planning Board.
(3) 
Planting specifications. All trees shall have a caliper of two inches, and they shall be nursery grown, of substantially uniform size and shape and have straight trunks. Trees shall be properly planted and staked and provision made by the applicant for regular watering and maintenance until they are established. Dead or dying trees shall be replaced by the applicant during the next planting season.
E. 
Street furniture.
(1) 
Street furniture, such as but not limited to trash receptacles, benches, phone booths, etc., shall be located and sized in accordance with their functional needs.
(2) 
Street furniture elements shall be compatible in form, material and finish. Style shall be coordinated with that of the existing or proposed site architecture.
(3) 
Selection of street furniture shall consider durability, maintenance and long-term cost.
In order to ensure that future development is designed to accommodate the recycling of solid waste, subdivision applications shall adhere to the following:
A. 
Each major application for residential development shall include provisions for the collection, disposition and recycling of recyclable materials. For major applications, each single-family unit or unit within a two-family dwelling should provide at least 12 square feet of floor area conveniently arranged and located as a holding area for a four-week accumulation of materials. Such an area may be within a laundry room, basement or garage.
Major subdivision developments shall be required to provide open space.
A. 
Minimum requirements.
(1) 
Amount of open space required. At least 20% of the developable acreage of a tract proposed for development shall be set aside for developed and undeveloped open space.
(2) 
Size of open space parcels. The area of each parcel of open space designed for active recreational purposes shall be of such minimum dimensions as to be functionally usable.
(3) 
Location of open space parcels. Open space parcels should be convenient to the dwelling units they are intended to serve. However, because of noise generation, they should be sited with sensitivity to surrounding development.
B. 
Recreation improvements.
(1) 
Passive recreation areas, such as pathways, seating areas and lawns, shall be provided, suitably arranged, throughout any multifamily site.
(2) 
In addition, an active recreation area or areas shall be provided at the rate of at least 250 square feet per dwelling unit. Outdoor play equipment shall be installed in each recreation area in sufficient amount and variety to service the occupants of the project. If a swimming pool area or areas are to be installed, they are to include a pool of a size at least equivalent to 15 square feet per unit, except no pool less than 500 square feet will be allowed, and no pool greater than 3,000 square feet shall be required. An auxiliary building or buildings providing for lavatories and storage shall also be erected in conjunction with pools.
C. 
Deed restrictions. Any lands dedicated for open space purposes shall contain appropriate covenants and deed restrictions approved by the Township Committee to ensure that:
(1) 
The open space area will not be further subdivided in the future.
(2) 
The use of the open space will continue in perpetuity for purpose specified.
(3) 
Appropriate provisions are made for the maintenance of the open space.
(4) 
Common undeveloped open space shall not be turned into a commercial enterprise admitting the general public at a fee.
D. 
Open space ownership. The type of ownership of land dedicated for open space purposes shall be selected by the owner, developer or subdivider, subject to the approval of the Township Committee. Type of ownership may include, but is not necessarily limited to, the following:
(1) 
The municipality, subject to approval by the governing body.
(2) 
Other public jurisdictions or agencies, subject to their acceptance.
(3) 
Quasi-public organizations, subject to their acceptance.
(4) 
Homeowner, condominium or cooperative associations or organizations.
(5) 
Shared, undivided interest by all property owners in the subdivision.
E. 
Homeowners' association. If the open space is owned and maintained by a homeowners' or condominium association, the developer shall file a declaration of covenants and restrictions that will govern the association to be submitted with the application for the preliminary approval. The provisions shall include, but are not necessarily limited to, the following:
(1) 
The homeowners' association must be established before the homes are sold.
(2) 
Membership must be mandatory for each home buyer and any successive buyer.
(3) 
The open space restrictions must be permanent, not just for a period of years.
(4) 
The association must be responsible for liability insurance, local taxes and the maintenance of recreational and other facilities.
(5) 
Homeowners must pay their pro rata share of the costs; the assessment levied by the association shall become a lien on the property and be so stated in the master deed establishing the homeowners' association.
(6) 
The association must be able to adjust the assessment to meet changed needs.
F. 
Maintenance of open space areas.
(1) 
In the event that a nonmunicipal organization with the responsibility for the open space fails to maintain it in reasonable order and condition, the Township Committee may serve written notice upon such organization or upon the owners of the development setting forth the manner in which the organization has failed to maintain the open space in reasonable condition, and said notice shall include a demand that such deficiencies of maintenance be remedied within 35 days thereof and shall state the date and place of a hearing thereon which shall be held within 15 days of the notice.
(2) 
At such hearing, the Township Committee may modify the terms of the original notice as to deficiencies and may give a reasonable extension of time not to exceed 65 days within which they shall be remedied. If the deficiencies set forth in the original notice or in the modification thereof shall not be remedied within said 35 days or any permitted extension thereof, the municipality, in order to preserve the open space and maintain the same, may enter and maintain such land for a period of one year. Said entry and maintenance shall not vest in the public any rights to use the open space, except when the same is voluntarily dedicated to the public by the owners. Before the expiration date of said year, the Township Committee shall, upon its initiative or upon the request of the organization theretofore responsible for the maintenance of the open space, call a public hearing upon 15 days' written notice to such organization and to the owners of the development to be held by the Township Committee at which hearing such organization and the owners of the development shall show cause why such maintenance by the municipality shall not, at the election of the municipality, continue for a succeeding year. If the Township Committee shall determine that such organization is ready and able to maintain said open space in reasonable condition, the municipality shall cease to maintain said open space at the end of said year. If the Township Committee shall determine such organization is not ready and able to maintain said open space in a reasonable condition, the municipality may, in its discretion, continue to maintain said open space during the next succeeding year, subject to a similar hearing and determination, in each year thereafter. The decision of the municipal body or officer in any such case shall constitute a final administrative decision subject to judicial review.
(3) 
The cost of such maintenance by the municipality shall be assessed pro rata against the properties within the development that have a right of enjoyment of the open space in accordance with assessed value at the time of imposition of the lien and shall be a lien and tax on said properties and be added to and be a part of the taxes to be levied and assessed thereon and shall be enforced and collected with interest by the same officers and in the same manner as other taxes.
G. 
Cash contribution in lieu of facilities.
(1) 
The amount of contribution required pursuant hereto shall be determined by the estimated cost of the recreation facilities and equipment that would otherwise be required for the proposed development, which shall also take into consideration the value of the additional lots that the developer will have for sale, and shall be prorated over the total number of building lots, as shown on the preliminary plans submitted by the applicant and approved by the Planning Board in order to determine a per lot amount. The amount of the contribution to be provided pursuant to this subsection shall not be less than $1,500 per lot.
[Amended 4-26-2006 by Ord. No. 779]
(2) 
Payment of the contribution required pursuant hereto shall be made prior to the issuance of a building permit for the lot for which the cash contribution is made. If a cash contribution is required for several lots in a major subdivision development, the cash contribution must be paid only for that lot or those lots for which a building permit is issued.
[Amended 5-21-2008 by Ord. No. 806]
(3) 
The cash contribution shall be used exclusively for park and recreation purposes and shall be placed in the current budget line item designated “Parks and Recreation, Other Expenses.” Carneys Point Township reserves the right to use said funds for a purpose related to recreation anywhere within the Township of Carneys Point.
[Amended 5-21-2008 by Ord. No. 806]
A. 
All major site plans and major subdivisions, including cluster developments and multifamily developments, shall be reviewed by the Fire Chief. The applicant shall submit to the Fire Chief or other appropriate fire officials complete plans of the proposed development and shall obtain from the Fire Chief or appropriate fire officials written comments as to what items shall be incorporated into the design of the proposed development to allow at all times adequate access for fire-fighting and emergency vehicles. The applicant shall incorporate in the site design all fire safety and fire protection devices and provisions as required by the Fire Chief or his designee. In the case of all major site plans, fire hydrants conforming to the spacing and recommendations of either the National Fire Protection Association or the Township Fire Chief shall be required on the site plan and shall be a specific requirement of Carneys Point Township.
B. 
Every development (subdivided or unsubdivided) that is served by a public water system shall include a system of fire hydrants sufficient to provide adequate fire protection for the buildings located or intended to be located within such development. The average area per hydrant typically should not exceed 120,000 square feet.
C. 
The presumption established by this chapter is that to satisfy the standard set forth in Subsection B, fire hydrants located on Township property must be located so that all parts of every building with the development may be served by a hydrant by laying not more than 1,000 feet of hose connected to such hydrant. However, the Fire Chief may authorize or require a deviation from this standard if, in his professional opinion, another arrangement more satisfactorily complies with the standard set forth in Subsection B.
D. 
The Fire Chief shall determine the precise location of all fire hydrants, subject to the other provisions of this section. If these locations are not acceptable to the developer, he may request the opinion of another fire professional. The ultimate resolution of any dispute shall rest with the Planning Board. In general, fire hydrants shall be placed six feet behind the curbline of publicly dedicated streets that have curb and gutter.
E. 
The Fire Chief shall determine the design standards of all hydrants based on fire flow needs. Unless otherwise specified by the Fire Chief, the size, type and installation of hydrants shall conform to generally accepted standards.
F. 
Water lines that serve hydrants shall be at least six-inch lines, and unless no other practicable alternative is available, no such lines shall be dead-end lines.
G. 
Whenever a central water supply system services a development, provision shall be made for fire hydrants along streets and/or on the walls of nonresidential structures as required by the Planning Board and approved by the Township Engineer and Fire Chief in accordance with Fire Insurance Rating Organization Standards. Fire hydrants shall have an independent below-ground shutoff valve and are to be installed in conformance with the specifications in this section.
H. 
Where streams or ponds exist or are proposed on lands to be developed, facilities will be provided to draft water for fire-fighting purposes. This shall include access to a public street suitable for use by fire-fighting equipment and construction of or improvements to ponds, dams or similar on-site and off-site development, where feasible. Such facilities shall be constructed to the satisfaction of the Township Engineer and Fire Chief and in accordance with Fire Insurance Rating Organization Standards.
I. 
In rural areas where a public water supply is not feasible and no stream or pond exists or is proposed, the developer may be required to install an alternative system to provide a water supply for fire-fighting purposes. This alternative system shall provide for the following:
(1) 
Ready availability of an adequate supply of water on site.
(2) 
Automatic means of replenishment.
(3) 
A volume of water on site to satisfy NFPA Standard No. 1237-75, Standard on Water and Rural Fire Fighting. Each alternative system shall have a minimum volume of 6,000 gallons.
A. 
As a condition of final subdivision or site plan approval, the Planning Board may require an applicant, as per the requirements contained in N.J.S.A. 40:55D-42, to pay his pro rata share of the cost of providing reasonable and necessary street improvements and water, sewerage and drainage facilities, and easements therefor located outside the property limits of the development but necessitated or required by construction or improvements within such development. The proportionate or pro rata amount of the cost of such facilities that shall be borne by each developer or owner within a related or common area shall be based on the criteria established herein.
B. 
In cases where the reasonable and necessary need for an off-tract improvement or improvements is necessitated or required by the proposed development application and where no other property owners receive a special benefit thereby, the applicant may be required, as a condition of approval, at the applicant's sole expense, to provide for and construct such improvements as if such were an on-tract improvement in the manner provided hereafter and otherwise provided by law.
C. 
In cases where the need for any off-tract improvement is necessitated by the proposed development application and where it is determined that properties outside of the development will also be benefited by the improvement, the following criteria shall be utilized in determining the proportionate share of such improvements to the developer:
(1) 
Sanitary sewers. For distribution facilities, including the installation, relocation or replacement of collector, trunk and interceptor sewers and the installation, relocation or replacement of other appurtenances associated therewith; the applicant's proportionate share shall be computed as follows:
(a) 
The capacity and the design of the sanitary sewer system shall be based on Rules and Regulations for the Preparation and Submission of Plans for Sewerage Systems. NJDEP and all Carneys Point Township sewer design standards, including infiltration standards, and all other Township stormwater drain standards.
(b) 
The capacity of the existing system to service the entire improved drainage area shall be computed.
[1] 
If the system is able to carry the total developed drainage basin, no improvement or enlargement cost will be assigned to the developer.
[2] 
If the existing system does not have adequate capacity for the total developed drainage basin, the prorated enlargement or improvement share shall be computed as follows:
Total enlargement or
improved cost
=
Total tributary gallons
per day
Developer's cost
Development gallons per day
[3] 
If it is necessary to construct a new system in order to service the proposed development, the prorated enlargement share to the developer shall be computed as follows:
Total tributary gallons per day
Total project cost
=
to new system
Developer's cost
Development tributary gallons per day
[4] 
The plans for the improved system or extended system shall be prepared by developer's engineer. All work shall be calculated by the developer and approved by the Township Engineer.
(2) 
Roadways. Street widening, alignment, channelization of intersections, construction of barriers, new or improved traffic signalization, signs, curbs, sidewalks, trees, utility improvements uncovered elsewhere, the construction or reconstruction of new or existing streets and other associated street or traffic improvements: the applicant proportionate cost shall be as follows:
(a) 
The applicant shall provide a traffic impact study if deemed necessary by the Planning Board. This study should contain the existing and anticipated future peak hour flows and address the adequacy of roads/intersections affected by the proposed development.
(b) 
The applicant shall furnish a plan for the proposed off-tract improvement which shall include the estimated peak hour traffic generated by the proposed development. The ratio of the peak hour traffic generated by the proposed development to the future additional peak hour traffic anticipated to impact the proposed off-tract improvement shall form the basis of the proportionate share. The proportionate share shall be computed as follows:
Developer's Cost
=
Total cost of the off-tract improvement
x
Future peak hour traffic generated by the developer (%) future additional peak hour traffic
(3) 
Drainage improvements. For stormwater and drainage improvements, including the installation, relocation or replacement of storm drains, culverts, catch basins, manholes, riprap or improved drainage ditches and appurtenances thereto and relocation or replacement of other storm drainage facility or appurtenances associated therewith; the applicant's proportionate share shall be determined as follows:
(a) 
The capacity and the design of the drainage system to accommodate stormwater runoff shall be based on a method described in Urban Hydrology for Small Watershed Technical Release 55, Soil Conservation Service U.S.D.A., January 1975, as amended, computed by the developer's engineer and approved by the Township Engineer.
(b) 
The capacity of the enlarged, extended or improved system required for the subdivision and areas outside of the developer's tributary to the drainage system shall be determined by the developer's engineer, subject to approval of the Township Engineer. The plans for the improved system shall be prepared by the developer's engineer and the estimated cost of the enlarged system calculated by the Township Engineer. The prorated share for the proposed improvement shall be computed as follows:
Total enlargement or improvement cost of drainage facilities
=
Total tributary cfs
Developer's cost
Development cfs
D. 
Where the proposed off-tract improvement is to be undertaken at some future date, the moneys required for the improvement shall be deposited to the credit of the Township in a separate account until such time as the improvement is constructed. If the off-tract improvement is not begun within 10 years of deposit, all moneys and interest shall be returned to the applicant.
E. 
In any case in which an applicant shall not provide the approving authority with the estimates of a traffic consultant and/or consulting engineer with regard to estimated improvement costs and all other information necessary to proportion costs, the approving authority may rely on the estimates of the Township Engineer in order to determine pro rata costs.
EXHIBIT 1
Pavement Specifications
Material
Thickness
(inches)
Local streets
Bituminous concrete surface course, Mix I-5
1.5
Bituminous stabilized base course, Mix I-2
3.5
Prime coat on gravel base
Gravel base course, soil aggregate, gradation designation I-2 or I-3
61, 2, 3
Collector streets
Bituminous concrete surface course, Mix I-5
1.5
Bituminous stabilized base course, Mix I-2 (Laid in two courses)
4.5
Prime coat on gravel base
Gravel base course, soil aggregate, gradation designation I-5
81, 2, 3
If required by the Board Engineer, add subbase, soil aggregate gradation designation I-2 or I-3
8
Parking areas and aisles
Bituminous concrete surface course, Mix I-5
1.5
Bituminous stabilized base course, Mix I-2
2
Gravel base course, soil aggregate, gradation designation I-5
4.51, 2
NOTES:
1 Bituminous stabilized course may be substituted for gravel base course on a one-inch-to-three-inch ratio.
2 If subgrade is approved as adequate by the Engineer, gravel base course may be completely eliminated and bituminous stabilized base course may be substituted on a one-inch-to-three-inch ratio.
3 Gravel base course may be reduced to three-inch minimum if subbase is provided.
4 Subbase may be required depending on subgrade soils, groundwater elevations and other variables.
5 Portions of parking areas and aisles likely to be subjected to significant heavy truck traffic shall meet the standards for local streets. Parking areas and aisles serving a total development of less than 20 parking spaces with good subgrade soil conditions may utilize the following:
Material
Thickness
(inches)
Bituminous concrete surface course Mix I-5
2
Gravel base course soil aggregate gradation designation I-5
61, 2