A.
Common requirements.
(2)
All improvement and utility plans shall be 24 by 36
inches.
(4)
Title block shall include the following information:
(a)
Name of the subdivision.
(b)
Name, address, membership or license of the
professional person who prepared the drawings.
(c)
The term "sketch plat," "preliminary plat,"
"improvement and utility plans" or "final plat," as applicable.
(d)
Date of the drawing.
(e)
Drawing reference number.
(f)
Section number of the section being subdivided,
if applicable.
(g)
Scale of the drawing.
B.
Sketch plat requirements.
(1)
Minor subdivisions. The sketch plat for a minor subdivision
shall include the following for both newly created and remaining lots:
(a)
Key map showing the subdivision site and its
relation to the surrounding area, streets and highways and zone district
boundaries.
(b)
Boundary survey data, Tax Map data or some other
similarly accurate base.
(c)
Topographic survey conditions of property and
surrounding area within 200 feet, except that within a developed area
only structures on the adjoining lots need be shown. This shall include
contours based on United States Coast and Geodetic Survey quadrangle
maps. The minimum interval shall be 20 feet.
(d)
Existing and proposed drainage features of property
and surrounding area within 200 feet (e.g., culverts, marshes, water
areas, streams and leads subject to occasional flooding).
(e)
Special site conditions (e.g., easements, power
lines and structures).
(f)
The location of that portion which is to be
subdivided in relation to the entire tract.
(g)
Tax sheet, block and lot number.
(h)
The name of the owner and all adjoining property
owners as disclosed by the most recent Municipal tax records.
(i)
All existing and proposed streets or roads within
or adjoining the proposed subdivision, with the right-of-way widths
clearly indicated.
(j)
All proposed lot lines and lot lines to be eliminated
by the proposed subdivision shall be clearly indicated.
(k)
All existing, proposed and required setback
dimensions.
(l)
Acreage of the entire tract and the area being
subdivided.
(m)
Name and address of owner, subdivider and person
preparing plat.
(n)
The sketch plat title shall include the term
"sketch plat."
(o)
Documentation of feasibility of an adequate
method of sewage disposal.
(2)
Major subdivisions.
(a)
The sketch plat for a major subdivision shall
include:
[1]
All the data required for a minor subdivision
sketch plat.
[2]
Contours at an interval of five feet, based
on United States Geological Survey datum, for the property to be subdivided
and the surrounding area within 200 feet.
[3]
Statement assessing the relationship to the
Comprehensive Plan for the area.
[4]
Proposed street, block and lot layout with reference
to surrounding properties and street pattern.
(b)
The subdivider shall be guided by the Township
Engineer in fixing the appropriate scale for the sketch plat.
C.
Preliminary plat, improvement and utility plans, and
final plat common requirements. In addition to the requirements hereafter
set forth, the preliminary plat, improvement and utility plans and
the final plat shall conform to the following:
(1)
The drawings shall be prepared by a professional engineer
licensed to practice in New Jersey, except as follows:
(a)
The boundary survey and the final plat shall
be prepared by a land surveyor licensed to practice in New Jersey.
(b)
Architectural drawings shall be prepared by
an architect licensed to practice in New Jersey.
(c)
Landscape drawings, except street tree locations
and types, shall be prepared by a practicing landscape architect,
licensed architect or professional engineer.
(2)
The title sheet or final plat shall show the following
additional data:
(a)
Name and address of the subdivider.
(b)
Name and address of the owner or owners of record.
(c)
Total acreage of the entire tract.
(d)
Total acreage of the section being subdivided,
if applicable.
(e)
Total acreage of each zone district within the
tract.
(f)
Total number of proposed lots for the entire
tract and for the section being subdivided.
(3)
There shall be a key map at and containing a graphic
scale equal to the Oxford Township Tax Map or Official Map, which
shall show the following:
(a)
Relationship to the primary and secondary highway
system and main intersections.
(b)
Boundary lines, building zone districts, special
districts and municipal areas.
(c)
Subdivision streets and blocks to scale.
(d)
Map match lines as needed, when there are two
or more drawings to show the complete subdivision.
(e)
The plat area being submitted for approval shall
be shaded if it is only one section of the entire subdivision.
(f)
Subdivision boundary line (heavy solid lines)
and survey data.
(g)
Boundaries of adjacent properties and property
owners' names, provided that adjacent properties which are a part
of a recorded subdivision plat may be identified by the subdivision
name.
D.
Preliminary plat data. The preliminary plat shall
contain the following additional data:
(1)
Survey data.
(a)
The plat shall be based on a boundary survey
which shall be based on a field traverse having an error of closure
of not less than one part in 10,000 parts. A certification as to compliance
with this requirement shall be provided by the applicant's engineer.
(b)
Topographic contours at two-foot intervals referred
to the United States Coast and Geodetic Survey data of mean sea level,
provided that smaller or larger intervals, when advisable due to the
terrain, may be used after approval by the Township Engineer. The
contours shall extend 200 feet beyond the subdivision boundary line.
(2)
Existing site conditions to be indicated.
(a)
Street rights-of-way on the subdivision and
within 500 feet of its boundaries.
(d)
Location, size and capacity of other utility
structures, such as water and gas mains and power lines, on the subdivision
and within 500 feet of its boundaries.
(e)
Marshes, ponds, streams and land subject to
periodic or occasional flooding or similar conditions on the subdivision
and within 500 feet of its boundaries.
(f)
Test holes. Locations shall be reviewed by the
Township Engineer prior to digging thereof.
[1]
Test holes shall be dug at the rate of one test
hole per three acres of land to be subdivided, to a depth of 12 feet
or bedrock, whichever is less, for the purpose of determining bedrock
elevations, soil horizons and groundwater depth.
[2]
The location of each test hole shall be shown
on the plat with a graphical representation of the depth to bedrock,
soil horizons and groundwater, including elevations of bedrock and
groundwater.
(g)
Township or other public lands, including lands
designated as parks, open spaces or for some other public use.
(h)
Buildings and other structures located on the
subdivision and within 200 feet of its boundaries.
(i)
Trees over four inches in diameter, measured
at six feet above the existing grade, located on the subdivision,
provided that where trees are in mass only, the limits thereof need
be shown; except that, if the trees are proposed to be removed, trees
over nine inches in diameter shall also be shown.
(3)
Proposed site conditions to be indicated.
(a)
Streets.
[1]
Name (to be checked with the Township Engineer
prior to submission).
[2]
Right-of-way width.
[3]
Tentative center-line elevations at fifty-foot
intervals shown on the profile sheet.
[4]
Tentative center-line gradient shown in percent
of slope and vertical curve data.
[5]
Tentative cross sections.
[6]
High points and low points shown on plan and
profiles with elevation thereof shown on profiles.
[7]
An analysis of allowable sight distance at all
intersections and an indication thereof on the profile, including
"K" value.
(b)
Lot layout.
[1]
Lot lines and dimensions, to the nearest foot,
and lot area, in square feet.
[2]
Building setback lines (dashed) and their dimensions
from the lot line.
[3]
Easements and restricted areas, with notation
as to purpose or restriction.
[4]
Identification of lots or parcels for special
uses, whether they are to be offered for dedication or not.
[5]
Future layout for all reserved parcels, in broken
lines, in conformance with existing zoning regulations.
[6]
Location of sight triangles as required by Subsection D(3)(a)[7] of this section.
(c)
Preliminary stormwater drainage system in plan
and profile.
(d)
Existing trees to remain standing, located on
the subdivision.
(e)
Proposed sanitary sewer system in plan and profile.
(f)
The tentative location and size of all other
proposed utilities.
(g)
The estimated average number of automobiles
and number and size or type of trucks or buses that will enter and
leave the site each day and during peak hours.
(h)
Tentative grading plan, indicated by contours
at four-foot intervals or other intervals as may be required by the
slope and nature of the final grading.
(i)
The limits of the final plat sections, if the
subdivision is to be developed in more than one section, and the anticipated
date of development on each section.
(j)
Impact on community services.
[1]
An analysis of the impact of the proposed subdivision
on community services, including but not necessarily limited to the
following:
[a]
Sanitary sewer system.
[b]
Storm drainage system.
[c]
Street and highway system.
[d]
Schools.
[e]
Police and fire services.
[f]
Recreation facilities.
[g]
Public utilities, such as water, telephone,
electric and cable television. A letter from the public utilities
stating their ability to accept the additional required services may
be considered as compliance.
[h]
Fiscal impact on municipal and educational facilities.
[i]
Other such services as the Board may deem appropriate.
[2]
The analysis shall assess the impact of the
subdivision in its entirety and by section and shall compare them
to the available capacity. It shall also include the basis for each
projection.
(k)
Any other data the Board may deem appropriate.
E.
Improvement and utility plans. The improvement and
utility plans shall contain the following additional data:
(4)
Proposed lot layouts.
(a)
Number identification by a lot and block system
as assigned by the Township Tax Assessor. Application for assignment
of numbers shall be made through the Township Engineer.
(b)
Lot lines, with accurate dimensions to the nearest
hundredth of a foot.
(c)
Lot area, to the nearest square foot.
(d)
Building setback lines, with dimensions.
(5)
Street center-line gradients, in percent.
(6)
Street center-line grade elevations at fifty-foot
intervals.
(7)
Drainage system requirements.
(a)
Complete drainage system plan for the entire
subdivision, with appropriate development stages for each of the final
plat sections, shall be shown graphically with all existing drainage
features which are to be incorporated, properly identified as "existing."
(b)
Boundaries of stormwater runoff watersheds for
each drainage structure and their area in acres.
(c)
All proposed surface drainage structures (e.g.,
ditches, channels, etc.).
(d)
All appropriate details and dimensions necessary
to explain clearly the proposed construction, including type of construction,
material, size, pitch and invert elevations, among other things, as
may be necessary.
(e)
Profiles of all proposed drainage system components.
(f)
Final design computations.
(8)
Sanitary waste disposal system.
(a)
A sanitary sewer system design shall be indicated
in all cases where public sewer connections exist or are proposed,
including locations of house connections.
(b)
A notation on the profile of the minimum water
and air retention time for exfiltration tests for each line within
the subdivision.
(c)
If on-site disposal is proposed, typical lot
layout, indicating location of system with reference to house and
water supply; and a detailed drawing of proposed sanitary waste disposal
facility.
(11)
All off-tract improvements to be constructed
as part of the subdivision.
(12)
A contour grading plan for all areas to be disturbed,
showing both existing and proposed grade at two-foot intervals and
smaller intervals if necessary.
(13)
Locations of all trees and natural features
to be removed and preserved.
(15)
Profile drawing requirements.
(b)
All profiles shall show the existing natural
grades, the typical cross section of existing or proposed roadways,
the center lines of intersecting roadways and a system of survey stations.
(c)
The center-line profile of all proposed roadways,
with dimensioning on vertical curves, and notation as to gradient,
with elevations at fifty-foot stations and at all high and low points.
(d)
The invert profile and location of all sanitary
and storm drainage structures and pipes in street rights-of-way and
in easements.
(17)
An estimate of quantities of each construction
item, broken down into the following categories:
(a)
Improvements dedicated to the Municipality or,
in the case of privately owned streets, improvements which would normally
be dedicated to the Municipality.
(b)
Improvements owned by public utilities.
(c)
Other site improvements, exclusive of dwellings,
septic systems and private wells.
(d)
Improvements to be made off-tract.
(18)
Copies of all applications and supporting data
for permits issued by other agencies and copies of the permits.
(19)
Construction details of all improvements other
than public utilities.
(20)
Other data as may be required by the Board.
F.
Final plat. The final plat must be drawn in conformance
with the provisions of the Map Filing Law and contain all the requirements
for drainage easements, encroachment line sight triangles at intersections
and new or additional right-of-way easements.
A.
Purpose. These design standards are a guide to development
so that Oxford Township will in the future be a coordinated, well-planned
community of good quality, with provision for desirable services and
circulation facilities.
B.
Land use standards.
(1)
Proposed land uses shall conform to Chapter 340, Zoning, the Master Plan, the Official Map and the provisions of this chapter.
(2)
Land reserved from subdivision shall be a useful dimension
for development in the future in accordance with current zoning.
(3)
Subdivision designs shall indicate consideration for
suitable protection of different types of land uses and the segregation
of vehicular and pedestrian traffic incompatible with particular uses.
(4)
Desirable sites shall be provided for public and semipublic
land uses, such as schools, firehouses, recreation sites and other
community uses, as provided in N.J.S.A. 40:55D-44.
C.
Street and highway standards.
(1)
The street and highway layout shall conform to the
Master Plan and the Official Map and shall provide appropriately located
street taps or stub streets to adjacent areas.
(2)
Where a higher level of government requires a wider
street, that standard shall be met. Otherwise, the following shall
be minimum widths:
|
Street Class
|
Right-of-Way
(feet)
|
Average Daily Traffic Volume
| |
|---|---|---|---|
|
Major collectors
|
80
|
Above 8,000
| |
|
Minor collectors
|
60
|
800 - 8,000
| |
|
Locals
|
50
|
Less than 800
| |
|
Alleys (not permitted)
|
(3)
The street pattern within a subdivision shall be orderly.
(4)
Local streets shall be laid out so that their use
for through traffic will be discouraged. Particular attention should
be given to eliminating possible bypasses around traffic signals and
major intersections.
(5)
Block dimensions.
(a)
Maximum length shall be 2,000 feet.
(b)
Minimum width shall relate to the zoning district
requirements for lot sizes and yards and generally shall provide for
two tiers of lots.
(c)
Special attention shall be given to blocks in
industrial and business districts to provide for access to the lots
and for parking and truck delivery.
(6)
Culs-de-sac.
(a)
Maximum length shall be 1,500 feet or adequate
to accommodate 25 lots, whichever is less.
(b)
Minimum radius for the right-of-way at the turnaround
shall be 60 feet, and the outside curb radius shall be 50 feet.
(c)
Culs-de-sac shall be placed at the end of all
stub or otherwise dead-end streets, whether or not the street is to
be extended as part of a future subdivision or section thereof.
(d)
Where a cul-de-sac is of a temporary nature,
provision shall be made for future extensions of the street and reversion
of the excess right-of-way to the adjoining properties.
(7)
Intersections.
(a)
No more than two streets shall intersect or
meet at any one point.
(b)
Streets shall intersect either perpendicularly
or radially, except where, due to peculiar existing conditions, this
cannot be achieved, in which case they shall intersect or meet at
an angle of not less than 75° nor more than 105°.
(c)
The center lines of all streets entering an
intersection shall pass through a single point.
(d)
Intersections on local and minor collector streets
shall be spaced a minimum of 150 feet apart, measured from the points
of intersection of the center lines.
(e)
Intersections on other than local and minor
collector streets shall be spaced a minimum of 800 feet apart, measured
from the points of intersection of the center lines.
D.
Preservation of natural environment.
(1)
Subdivision design shall preserve, insofar as is possible,
the natural terrain and natural drainage lines.
(2)
A conscious effort shall be made to preserve all worthwhile
trees and shrubs which exist on a site. Such features may well be
suggested for park or playground areas. On individual lots or parcels,
care shall be taken to preserve selected trees to enhance the landscape
treatment of the development.
(3)
Natural fertility of the soil shall be preserved by
disturbing it as little as possible.
(4)
Open watercourses shall be recognized as community
assets. Subdivision design may well be enhanced by featuring streams
and brooks.
(5)
No topsoil shall be removed from the site or used
as spoil. Topsoil moved during the course of construction shall be
redistributed so as to provide at least six inches of cover to all
areas of the subdivision and shall be stabilized by seeding or planting.
E.
Additional standards.
(1)
Where the property to be subdivided is next to or
includes a railroad right-of-way, suitable provisions shall be made
for such things as road crossings, screenings and freight access,
in recognition of the relationship between the railroad and the subdivision.
(2)
Land subject to periodic or occasional flooding shall
not be platted for residential occupancy nor for any other use which
may endanger life or property or aggravate the flood hazard.
(3)
No subdivision showing reserved strips controlling
access to streets shall be approved, except where the control and
disposal of land comprising such strips has been placed in the Township
Committee under conditions approved by the Land Use Board.
(4)
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 the street. If
the subdivision is along one side only, 1/2 of the required extra
width shall be required to be dedicated.
F.
Utility services.
(1)
Standards and procedure.
(a)
All gas and water mains and all streetlights
and lighting standards shall be installed in accordance with the specifications
of the lighting agency, utility company or governmental authority
or district which has jurisdiction in the area.
(b)
Electric light and telephone wires and all other
utilities shall be underground.
(c)
A letter approving such a proposed installation,
and a statement as to who will carry out the construction, signed
by a responsible official of the utility agency, utility company or
governmental authority or district which has jurisdiction in the area,
shall be directed to the administrative office and shall be received
prior to the improvement and utility plans.
(d)
Every lot created shall be proposed to be served
by public water supply and sewage disposal systems or alternate capable
of meeting all local, county and state specifications and standards;
provided, however, that securance of necessary permits, approvals
and/or clearances shall be the responsibility of the developer, and
subdivision approval shall convey the approval regarding utility systems
proposed by the developer. Lack of such approval may, however, be
grounds for disapproval of the application.
G.
General rules for street names.
(1)
AVENUE, BOULEVARD, DRIVE or ROAD
COURT, CRESCENT or TERRACE
LANE, PATH, STREET or WAY
PLACE
Definitions of streets. As used herein, the following
terms shall have the meanings indicated:
A collector or arterial street.
A loop street which begins and ends on the same street and
is not otherwise connected with other streets or a cul-de-sac.
Short minor residential streets which do not serve as secondary
highways or major streets.
A street one block long, or a connecting link between two
longer streets, and not otherwise a segment of their alignment.
(2)
Continuation of street names. All existing street
names shall be extended where proposed streets follow along their
alignment.
(3)
Historic or traditional street names. Such names shall
be preserved even though the actual street alignment has been changed
or the name does not agree with the provisions of this section.
(4)
Duplication of street names. There shall be no duplicate
street names within the Township.
A.
The following improvements will be required, except
where this chapter specifically waives the requirement or when the
Land Use Board waives the requirement by specific resolution in conjunction
with hardship, peculiar situations or special development provisions:
B.
Street design standards. The following minimum standards
shall be required for all streets other than county or state roads
and highways constructed in Oxford Township:
(1)
Horizontal alignment. Horizontal alignment shall have:
|
Street Class
| ||||
|---|---|---|---|---|
|
Standard
|
Major Collector
(feet)
|
Minor Collector
(feet)
|
Local
(feet)
| |
|
Minimum center-line radius
|
600
|
500
|
300
| |
|
Minimum tangent between reverse curves
|
200
|
160
|
120
| |
|
Intersection radius (curb returns)
|
40
|
30
|
25
| |
|
Note: Minimum intersection radius shall be determined
by the highest street class in the intersection, and the right-of-way
line shall be concentric thereto.
|
(2)
Vertical alignment.
(a)
Vertical alignment shall have:
[1]
Minimum grade of 0.5%.
[2]
Maximum grade of 6% (8% on local streets).
[3]
Maximum grade for less than 200 feet may exceed Subsection B(2)(a)[2] by 2%.
[4]
Maximum grade within 100 feet (measured from
near side curbline) of an intersection of 4%.
(b)
All changes in grade shall be connected by vertical
curves.
(c)
The length (L), in feet, of a vertical curve
shall be related to the algebraic difference in the percent of grade
(A) and a constant, according to the following formula:
|
L = KA
| |
|
The minimum "K" values shall be as follows:
|
|
Street Class
|
Crest Curve
|
Sag Curve
| |
|---|---|---|---|
|
Major collector
|
145
|
100
| |
|
Minor collector
|
65
|
60
| |
|
Local
|
28
|
35
| |
|
Intersection (stop conditions)
|
3
|
3
|
(3)
Stopping sight distances, based on a height of the
driver's eye of 3.75 feet above road surface and a height of the object
of 0.5 foot above road surface, shall be at least:
|
Street Class
|
Sight Distance
(feet)
| |
|---|---|---|
|
Major collector
|
350
| |
|
Minor collector
|
275
| |
|
Local
|
200
|
(5)
In regulating subdivisions, these provisions shall
be considered the minimum requirements generally consistent with the
public welfare; and the Land Use Board, in consultation with the Township
Engineer, shall modify or extend these provisions in appropriate cases
as may be deemed necessary for the public good. Modifications to these
standards shall be based on A Policy on Design of Urban Highways and
Arterial Streets, latest edition, published by the American Association
of State Highway Officials, or other published basis.
(6)
Standards for all other roads shall be determined
by the appropriate authorities.
(7)
Required curbing and construction types for street
improvements. Curbing and construction types for street improvements
shall be in accordance with the following requirements:
C.
General street improvements.
(1)
Driveway aprons.
(a)
All driveways or other parking areas shall have
driveway aprons extending from the curbline to the front property
line.
(b)
Driveway aprons shall be of concrete having
a thickness of six inches and shall have widths as follows:
|
Width
(feet)
| ||||
|---|---|---|---|---|
|
Type of Use
|
Minimum
|
Maximum
| ||
|
Residential:
| ||||
|
Single driveway
|
8
|
20
| ||
|
Double driveway
|
16
|
20
| ||
|
Other
|
25
|
40
| ||
(2)
Sidewalks.
(a)
All sidewalks shall be four inches thick and
at least four feet wide, constructed of one course of concrete, except
that a sidewalk forming part of a driveway apron shall be six inches
thick at grade with abutting sidewalks, and of the same construction
material as abutting sidewalks.
(b)
All sidewalks shall be located one foot within
the street right-of-way.
(3)
Street signs. Street signs shall be provided by the
subdivider conforming to current Township standards.
(4)
Street trees.
(a)
Street trees shall be provided in all subdivisions.
(b)
Trees shall be of nursery stock of an approved
species, grown under the same climatic conditions as at the location
of the development. They shall be of symmetrical growth, free of insect
pests and disease, suitable for street use and durable under the maintenance
contemplated.
(c)
The average trunk diameter, measured at a height
of six feet above the finished grade level, shall be a minimum of
two to three inches, depending on good practice with reference to
the particular species to be planted.
(d)
Trees shall be planted at intervals of from
40 to 60 feet apart (depending upon the species) along both sides
of the street and at least 1.5 feet from any sidewalk, curb, gutter
or other right-of-way improvement as provided for in this regulation,
whether such improvement is proposed to be built or not.
(e)
All planting shall be done in conformance with
good nursery and landscape practice.
(5)
Planting strips. All planting strips within street
rights-of-way shall be finish-graded, properly prepared and seeded
or sodded with lawn grass in conformance with good nursery and landscape
practice.
(6)
Shade trees.
(a)
Shade trees shall be provided in all subdivisions.
(b)
Trees shall be of nursery stock of an approved
species grown under the same climatic conditions as at the location
of the development. They shall be of symmetrical growth, free of insect
pests and disease, suitable for residential use and durable under
the maintenance contemplated.
(c)
The average trunk diameter, measured at the
height of six feet above the finished grade level, shall be a minimum
of one to two inches, depending on good practice with reference to
the particular species to be planted.
(d)
Trees shall be planted on each residential lot
at the rate of one tree for each 5,000 square feet of lot area or
recreation space, provided that this requirement may be reduced by
the number of existing trees retained in good condition on the lot,
except that trees within tree rows along the periphery of the lots
or tract shall not be included in this determination.
(7)
Monuments shall be provided as described in the Map
Filing Law.
D.
Utility installations.
(1)
Sanitary sewers.
(a)
Sanitary sewers shall be designed in accordance
with the current regulations of the New Jersey Department of Environmental
Protection and the current construction standards of the Township
of Oxford.
(b)
Dry sanitary sewers shall be installed in all
subdivisions not connected to a sanitary sewer system.
(c)
All sanitary sewers shall meet the exfiltration
standards of the Township.
(2)
Fire-protection systems.
[Amended 8-19-1999 by Ord. No. 99-7]
(a)
For all subdivisions of five or more residential
lots (or any subdivision deemed to be a major subdivision), the Land
Use Board, in consultation with the Municipal Fire Department, shall
require a fire-protection system. For all large subdivisions of 10
or more residential lots, more than one source of fire protection
may be necessary. For purposes of this section, the following standards
shall apply:
[Amended 10-16-2002 by Ord. No. 2002-14]
[1]
Where public water is not proposed nor available
as per the latest capital improvement element of the Master Plan,
the subdivider shall, at his or her expense, install a fire-protection
system.
[2]
Where public water is available within 5,000
feet of the subdivision, a waiver of installing a fire-protection
system may be granted by the Land Use Board if the subdivider agrees
to install the necessary dry lines to connect the proposed subdivision
with the public water system.
[3]
Where a fire-protection system is deemed necessary,
the following criteria shall apply.
(b)
The term "adequate source of water," for purposes
of this section, shall consist of one or more of the following alternatives:
underground storage tanks; fire ponds and/or retention basins; lakes
or streams or an equivalent natural source of water acceptable to
the Land Use Board.
[1]
Underground storage tanks for fire-protection
purposes shall be constructed of fiberglass or similar noncorrosive
material and shall be constructed and installed per the following
design criteria:
[a]
Minimum of 5,000 gallons.
[b]
The top of the tank should be four or more feet
underground and shall be installed in accordance with the manufacturer's
specifications.
[c]
In areas of high water table, the tank shall
be installed with antifloatation footings and straps.
[d]
The tank shall include an access manhole, an
inspection port to measure the water level, venting for 1,500 gallons
per minute, discharge suction piping which shall be connected to the
bottom of the tank, and a suction hydrant with 4 1/2 N.S.T. threads
located at an elevation no higher than 12 feet above the bottom of
the tank.
[e]
All tank locations shall provide for an accessway
to the hydrant, in the form of an easement in favor of the Township
or other means, that is deemed suitable by the Fire Department for
all-weather use.
[2]
Fire ponds and/or retention basins. Fire ponds
and/or retention basins for fire protection shall be by the following
design criteria:
[a]
A minimum capacity of 20,000 gallons with an
average depth of at least five feet. The twenty-thousand-gallon volume
excludes both the bottom one-foot depth and top two feet of depth
and shall have an impervious bottom.
[b]
All fire ponds and/or retention basins shall
provide for an adequate flow of water during drought conditions.
[c]
All fire ponds and/or retention basins shall
be equipped with a standard suction point with strainer connected
to a suction hydrant.
[3]
In the use of lakes and streams, the applicant
shall demonstrate conformance with the criteria set forth for fire
ponds and/or retention basins.
(c)
Hydrants. The maximum distance from any dwelling
unit to a hydrant shall be 400 feet.
(3)
Lighting standards.
[Amended 10-16-2002 by Ord. No. 2002-14]
(a)
Streetlighting. Streetlighting of a type supplied
by the utility and of a type and number approved by the Township Engineer
shall be required at all street intersections and along all arterial,
collector and local streets and anywhere else deemed necessary for
safety reasons. Wherever electric utility installations are required
to be underground, the applicant shall provide underground services
for streetlighting.
(b)
Site lighting.
[1]
All parking areas and walkways thereto and appurtenant
passageways, building entrances, loading areas and driveways required
for nonresidential or multifamily uses shall be adequately illuminated
during the hours of operation which occur after sunset. Any adjacent
residential zone or use shall be shielded from the glare of illumination
from site lighting and automobile headlights.
(c)
Lighting plan required for site plan approval.
A lighting plan, prepared by the applicant's engineer, shall be provided
with all site plan and major subdivision applications. Any outdoor
lighting, such as building and sidewalk illumination, driveways with
no adjacent parking, the lighting of signs and ornamental lighting,
shall be shown on a lighting plan in sufficient detail to allow a
determination of the effects upon adjacent properties and traffic
safety. The objective of these specifications is to minimize undesirable
off-premises effects. No light shall shine into windows or onto streets
and driveways in such a manner as to interfere with or distract driver
vision. To achieve these requirements, the intensity of such light
sources, the light shielding and similar characteristics shall be
subject to site plan approval.
(d)
Minimum criteria. All lighting shall be designed
to meet the following minimum criteria:
[1]
All lighting from fixtures shall be cut off
at property lines adjoining residential areas and zones.
[2]
Fixtures shall provide cutoff so that the lamp
or refractor is not visible from adjoining roadways or residential
areas. Where lights along property lines, including interior fixtures,
would be visible to adjacent residents, the lights shall be appropriately
shielded. Such shielding may include berming, landscape material,
decorative fencing and, in the case of buildings in excess of two
stories or 35 feet, interior window shades or other appropriate treatment
that restricts exterior light passage.
[3]
Sky glow effects are prohibited. All fixtures
shall incorporate reflectors or refractors to direct lighting to the
ground and effectively eliminate undirected spillage.
[4]
Maximum desirable luminaire mounting heights
shall be 25 feet, measured from ground level to the center line of
the light source or the height of the building, whichever is less.
[5]
A minimum uniformity ratio varying from six
to one for the high pedestrian traffic areas to 10 to one for the
low pedestrian traffic areas. The uniformity ratio shall be the ratio
of the maintained average to minimum intensity.
(e)
Extinguishment of lighting.
[1]
Automatic shutoff or dimming devices shall be
required for all parking areas providing 20 or more parking spaces.
[2]
All exterior lighting, including illuminated
signage on commercial and industrial properties, with the exception
of illumination required for public safety and security of the property,
shall be extinguished within one hour of the close of business or
termination of the last working shift at the site.
[3]
With the exception of light sources with twenty-four-hour
businesses or those required for public safety and security as determined
by the Oxford Police Department, lighting in mixed- or residential-use
areas shall be turned off between 11:00 p.m. and 6:00 a.m. in residential-
or mixed-use areas. This shall also apply to signage lighting. Provisions
shall be made for reduction in the intensity of illumination to the
minimum needed for security purposes when a facility is not in operation.
[4]
Exterior floodlights on residential properties
under the control of motion/infrared or other detection devices shall
not remain illuminated longer than 30 minutes after the cessation
of the activity which caused their illumination. Any other exterior
floodlights on residential properties shall not remain illuminated
after 12:00 midnight.
(f)
Design.
[1]
Dimensioned manufacturer's lighting details
and specifications, including footcandle distributions and ISO footcandle
diagrams, shall be provided. In general, light sources with downward
projection and with the lens of the light flush with the fixture housing
is preferred. Canopy lights associated with nonresidential uses shall
have the light lens flush with the ceiling. All lights shall be concealed-source
nonglare lighting and shall be focused downward so that the direct
source of light is not visible from adjoining streets or properties.
The lens shall be parallel to the ground. Movable fixture housings
are prohibited.
[2]
The style of any light or light standard shall
be consistent with the architectural style of the principal building
and, where appropriate, the architectural character of the surrounding
area.
[3]
Freestanding lights within parking lots shall
be protected to avoid being damaged by vehicles. Where possible, these
should be located within landscape islands.
[4]
Freestanding lights at the perimeter of parking
lots shall be aligned with the parking stall striping and located
a minimum of 2 1/2 feet to the edge of the curb.
(4)
Other utilities shall be designed to meet the requirements
of the operating utility but shall be designed to be served for repair
or additional installation without disruption to streets.
E.
Drainage system design standards.
(1)
Grading and drainage system plan.
(a)
A preliminary grading and drainage system plan
shall be a part of the preliminary plat. It shall indicate, in general
terms, a proposal for an adequate system of drainage structures to
carry off and store or discharge the stormwater runoff and natural
drainage water which originates not only within the property boundaries
but also that which originates beyond the property boundaries. It
should perpetuate existing drainage patterns.
(b)
The public improvement and utilities plan and
profiles shall show the final drainage plan, site grading and street
profiles.
(c)
No stormwater runoff or natural drainage water
shall be so diverted as to overload existing drainage systems or create
flooding or the need for additional drainage structures on other private
properties or public lands without proper and approved provisions
being made for taking care of these conditions. Watersheds with drainage
areas over 1/2 square mile come under the jurisdiction of the New
Jersey Department of Environmental Protection. Approval of this agency
must be secured for any culvert or bridge crossing falling into this
category. Copies of any correspondence with the Department of Environmental
Protection shall be supplied to the Township Engineer.
(2)
Collection system.
(a)
The quantities of water for which the collection
system shall be designed shall be in accordance with the rational
method of design using the following formula:
|
Q = CIA
| ||
|
Where:
| ||
|
Q = The required capacity, in cubic feet per
second, for the collection system at the point of design.
| ||
|
A = The tributary drainage area, in acres, and
shall include areas tributary from outside sources as well as from
within the site itself.
| ||
|
C = The coefficient of runoff applicable to
the drainage area and shall be based on consideration of soil conditions,
average slope of the drainage area and degree of ultimate development
of the area, but in no case shall be less than the following coefficients.
These runoff coefficients assume that clay soils (coefficients for
sand-gravel soils are indicated in parentheses) are present and that
paved areas (parking) have been provided, and any deviation from these
factors would result in an adjustment in "C" values.
| ||
|
Determination of nonlisted uses shall be a subject
of special study and approved by the Township Engineer.
|
|
Topography
| ||||||
|---|---|---|---|---|---|---|
|
Usage
|
Density
(units per acre)
|
Flat
(0% - 10%)
|
Rolling
(10% - 20%)
|
Hilly
(over 20%)
| ||
|
Residential
| ||||||
|
High-density
|
4-6
|
0.50 (0.40)
|
0.55 (0.45)
|
0.60 (0.55)
| ||
|
Medium-density
|
1-4
|
0.45 (0.35)
|
0.50 (0.40)
|
0.55 (0.50)
| ||
|
Low-density
|
Less than 1
|
0.40 (0.30)
|
0.45 (0.35)
|
0.50 (0.45)
| ||
|
Impervious surfaces
|
0.90
|
0.90
|
0.90
| |||
|
Undeveloped
| ||||||
|
Woodland
|
0.30 (0.20)
|
0.35 (0.25)
|
0.50 (0.45)
| |||
|
Pasture and grassed areas
|
0.30 (0.20)
|
0.36 (0.20)
|
0.42 (0.37)
| |||
|
Cultivated fields
|
0.50 (0.50)
|
0.60 (0.50)
|
0.72 (0.62)
| |||
|
I = The rainfall intensity, in inches per hour,
and shall be determined from the graph entitled "Rainfall Intensity
Duration for Essex and Union Counties," which is made a part hereof
and copies of which are on file with the Township Clerk.
|
(b)
Pipes or conduits shall be designed using Manning's
equation for velocity:
|
Where:
| ||
|
R = The hydraulic radius of the conduit flowing
full.
| ||
|
n = Manning's roughness coefficient, which shall
be as follows. For other materials, "n" shall be as recommended by
the Township Engineer.
| ||
|
Type
|
Coefficient
| ||
|
Concrete pipe
|
0.012
| ||
|
Corrugated metal, 2 2/3" x 1/2" corrugations
| |||
|
Plain or fully coated
|
0.024
| ||
|
Paved invert
|
0.020
| ||
|
Fully paved
|
0.012
| ||
|
3" x 1" corrugation
|
0.027
| ||
|
6" x 2" corrugation (field-bolted)
|
0.032
| ||
|
S = The slope of the energy gradient, in feet,
per foot and shall generally be considered as being the same as the
slope of the invert of the pipe (So); however, such slopes shall be
checked against the available hydraulic gradient whenever the system
flows full or where the system discharges into a body of water.
|
(c)
Velocity.
[1]
Wherever possible to ensure a self-cleansing
velocity, pipes shall be placed on grades that will provide a minimum
velocity of three feet per second when flowing 1/4 full. The following
table indicates minimum grades to accomplish this.
|
Desirable Minimum Gradients for Concrete
Pipe
| ||
|---|---|---|
|
Diameter
(inches)
|
Slope
(n = 0.012)
| |
|
15 (minimum permissible)
|
0.008
| |
|
18
|
0.006
| |
|
24
|
0.005
| |
|
30
|
0.004
| |
|
36
|
0.003
| |
|
42
|
0.002
| |
|
48
|
0.0016
| |
|
54
|
0.0014
| |
|
60
|
0.0012
| |
|
66
|
0.0011
| |
[2]
Where steep grades are encountered, full-flow
velocities over 15 feet per second should be avoided by the use of
drop manholes or inlets in the line.
(d)
Alignment.
[1]
Manholes or inlets shall be provided in drain
lines not more than 350 feet apart and wherever branches are connected
or sizes are changed and wherever there is a change in alignment or
grade.
[2]
Alignment of pipes shall be in a straight line
between manholes or inlets, except that radius pipe may be used in
pipes over 60 inches in diameter, provided that a manhole or inlet
is incorporated at not more than five-hundred-foot intervals.
(e)
Inlet spacing and headwalls.
[1]
Inlet spacing shall be such as to permit a spread
of water to the edge of the traveled way, edge of shoulder for rural
roads or edge of parking lane (eight feet maximum) for urban roads
during a storm with an intensity of three inches per hour. Inlet spacing
may vary up to 350 feet, depending on the contributory drainage area
and the longitudinal and cross slopes of the roadway. Inlets at intersections
shall be located to intercept water before it crosses the intersection
or crosswalk area, and inlets shall not be placed in the crosswalk
area. Pairs of inlets shall be placed at low points.
[2]
Inlets intercepting swales or in parking areas
shall be designed such that not more than six inches (three inches
in parking areas) shall pond over an inlet during a storm with an
intensity of three inches per hour.
[3]
Pipelines starting or ending in ditches, streams
or other bodies of water shall terminate with either a headwall or
a flared end section. Riprap or other suitable material shall be provided
to prevent erosion.
(3)
Open channel flow. Where brooks, ditches, swales or
other channel flows are used, they shall be designed by the use of
Manning's equation, as indicated for collection systems above, with
the following considerations:
(a)
The friction factor (n) shall be:
|
Unlined
|
Friction Factor
| |
|---|---|---|
|
Earth, uniform section
|
0.018 to 0.027
| |
|
Earth, nonuniform section
|
0.025 to 0.040
| |
|
Earth not maintained
|
0.080 to 0.012
|
|
Lined
|
Friction Factor
| ||
|---|---|---|---|
|
Concrete
| |||
|
Finished
|
0.015
| ||
|
Rough
|
0.25
| ||
|
Riprap
|
0.35
| ||
(b)
Design velocities should be limited to a nonerosive
velocity and shall be determined based on an analysis of the soil
conditions but in any case shall not exceed the following. Velocities
shall be controlled by use of check dams or baffles where necessary.
|
Materials
|
Velocity
(feet per second)
| |
|---|---|---|
|
Fine sand to fine loam
|
2.5 to 3.5
| |
|
Stiff clay to hardpan
|
3.75 to 6.00
| |
|
Concrete-lined ditch
|
15
|
(c)
A ditch or brook right-of-way of sufficient
minimum width to include a ten-foot access strip in addition to the
width of the ditch or brook from bank top to bank top shall be offered
for dedication to the Township for drainage purposes. Such right-of-way
shall be shown on the drainage plan and on the final plat.
(d)
Swales shall be provided in residential areas
so that an area not in excess of the minimum lot area in the subdivision
shall drain without being intercepted. This requirement may be varied
for wooded sites or pervious soils.
(e)
Swales shall be provided in other areas so that
not less than one impervious acre shall drain without being intercepted.
(f)
Jute mesh slope protection shall be used in
swales or grassed ditches on gradients exceeding 3%. Paved ditches
shall be used where these gradients exceed 10% and significant discharge
is expected.
(g)
Side slopes for a drainageway shall be as follows:
|
Facility
|
Maximum Side Slope
| |
|---|---|---|
|
Channel
|
2:1
| |
|
Ditch
|
4:1
| |
|
Swale
|
6:1
|
(4)
Minimum cover and structural considerations.
(a)
All pipe shall be concrete, unless specific
unique design considerations exist for the use of other types of materials,
and then only with the approval of the Township Engineer.
(b)
Minimum cover for reinforced-concrete pipe shall
be based upon a depth of cover of two feet from top of pavement to
top of pipe.
(c)
Minimum cover for corrugated-metal pipe shall
be based upon a depth of cover of one foot from top of pipe to top
of pavement or upon manufacturer's recommendations, whichever is greater.
(d)
Maximum cover for pipe shall be based on rational
analysis through use of Marston's formula. For reference, see the
booklet Reinforced Concrete Pipe Culverts, issued by the United States
Department of Commerce, and manufacturer's recommendations for flexible
pipe.
(e)
Standard-strength reinforced-concrete pipe shall
conform to Class 3, Wall B, and extra-strength reinforced-concrete
pipe shall conform to Class 4, Wall B, of ASTM Specifications C-76
or AASHO Designation M-170. Strengths for corrugated-metal pipe shall
be as required by the New Jersey State Highway Department Standard
Specifications, current edition and amendments.
(f)
Box culverts shall be designed in accordance
with American Association of State Highway Officials recommendations.
(5)
Design criteria not covered herein.
(a)
Criteria not incorporated herein necessary for
design shall be based on recommendations incorporated with Hydraulic
Engineering Series circulars published by the Federal Highway Administration
and ASCE publication, current edition, and as approved by the Township
Engineer.
(b)
Design methods prepared by the Soil Conservation
Service may be used for drainage design with the approval of the Township
Engineer.
F.
Construction of improvements. All work shall be done
in conformance with the current construction standards of the Township
of Oxford or, in lieu thereof, the current edition of the New Jersey
State Highway Department Standard Specifications for Road and Bridge
Construction, 1961, with amendments and revisions thereto, and with
the New Jersey Department of Transportation standard construction
details.
