Developments shall conform to the following
requirements and principles of design:
A.
The design of the development shall be in harmony with and in furtherance of the purposes set forth in § 190-63 of this chapter and shall in all respects be subject to approval by the Township agency in accordance with the procedure set forth in this chapter. The design of the development shall conform in general to the Master Plan of the Township and the Official Zoning Map of the Township.
B.
The designated park or recreation area as set forth on the preliminary plat shall be graded in accordance with the requirements of the Township Engineer. The developer shall apply good grade topsoil on the finished grade and the entire area shall be seeded in the same workmanlike manner as residential lawns. The cost of all improvements relating to said park or recreation area as established by the Township Engineer shall be included in the performance guarantee required for the first section in respect to any map submitted for final approval and that contours and curves of said area be accepted and approved by the Township Engineer prior to final acceptance of the dedication by the Township Committee. In the event the park or recreation area abuts a street, the developer shall be obligated to continue the improvements along such street including but not limited to the installation of sidewalks, curbs, streetlighting, and the like as provided in Article IX, § 190-70 et seq., of this chapter.
C.
The developer may be obligated to convey the recreation
or park area to the Township upon final approval. The conveyance thereof
shall in no way reduce, lessen, or affect the performance guarantee
of the owner or subdivider to improve said lands and premises so conveyed.
A.
The arrangement of streets shall be such as to provide
for the extension of existing streets where appropriate.
(1)
Relation to adjoining street system. The arrangement
of streets in a new development shall make provision for the continuation
of existing streets in adjoining areas where appropriate.
(a)
Projection of streets. Where adjoining areas
are not subdivided, the arrangement of streets in new developments
shall make provision for the proper projection of streets.
(b)
Streets to be carried to property lines. When
a new development adjoins undeveloped land susceptible of being subdivided
then the new streets shall be carried to the boundaries of the tract
proposed for development. The street arrangement shall be such as
not to cause hardship to owners of such adjoining property in platting
their own land and providing convenient access to it.
B.
In general, minor streets (local access and marginal
access streets) shall be designated as to discourage through traffic.
C.
In any development, 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 development and surrounding
area.
D.
In a development abutting an existing or proposed
arterial or collector street either:
(1)
A marginal service shall be provided along such street
but separated from it by a raised strip at least five feet wide at
the discretion of the Planning Board; or
(2)
The frontage shall be reversed so that the lots contiguous
to such major street will front on an internal street, with a buffer
strip for planting provided along the arterial street; or
(3)
In no case shall a vehicle be permitted to back into
an arterial or collector street. The developer or owner shall provide
a turnaround in the driveway in order that vehicles shall enter the
above mentioned type of streets in a forward position.
E.
Widths.
(1)
Right-of-way widths, measured from lot line to lot
line, graded widths and paving widths shall be not less than the following,
unless otherwise indicated on the Master Plan or the Official Map:
(2)
The widths of internal streets in a multifamily, business
or industrial development designed as a whole in accordance with a
comprehensive site plan shall be determined by the Planning Board
in each case in light of the circumstances of the particular situation
and with a view 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.
F.
There shall be no reserved strips controlling access
to streets.
G.
Developments that adjoin or include existing streets
that do not conform to the widths as shown on the Master Plan, the
Official Map or the street width requirements of this chapter shall
dedicate the required additional width along either one or both sides
of such street as the Planning Board may deem necessary, in accordance
with the provisions of N.J.S.A. 40:55D-38 to 40:55D-41 and 40:55D-44.
H.
Grades of arterial and collector streets shall not
exceed 4%. Grades on other streets shall not exceed 10%. No street
shall have a minimum grade of less than 1%.
I.
Street intersections shall be designed according to
the following standards:
(1)
No more than two streets shall cross at the same point.
Street intersections shall be at right angles wherever possible, and
intersections of less than 70° (measured at the center line of
streets) shall not be permitted.
(2)
Streets shall not enter into the same side of major
streets at intervals of less than 800 feet. Minor streets which enter
a major street from opposite sides should be directly opposite to
each other; or if necessary, they may be separated by at least 200
feet between center lines measured along the center line of the major
traffic street.
(3)
Maximum grades within any intersection shall not exceed
3%, and approaches to any intersection shall follow a straight line
course within 100 feet of the intersection.
(4)
Minimum lengths.
(a)
Minimum lengths for property and curb radii
at intersections shall be as follows:
(b)
Where streets of different categories intersect,
requirements for the more important one shall hold. The street right-of-way
line shall be parallel to the curbline.
(c)
In zones where buildings are permitted to abut
the right-of-way line, a diagonal cutoff may be employed, provided
that sidewalk width and corner visibility are unimpaired.
J.
Street jogs with center-line offsets of less than
125 feet shall be avoided where possible.
M.
Clear sight distance along the center lines of minor
streets shall be maintained at not less than 200 feet; along collector
streets, at not less than 300 feet; and along arterial streets, not
less than 500 feet.
N.
Vertical curves are required for changes in grade.
The rate of change of grades on vertical curves shall be not more
than 4% per 100 feet of road, provided that the clear sight distance
specified in these regulations is maintained at all points on the
road. The maintenance of these distances may require changes in grade
as gradual as 3.66% per 100 feet in minor streets and 1.62% per 100
feet on collector streets, depending on the length of the curve involved.
O.
Surface drainage. The slope of the crown in streets
shall be more than 1/4 inch per foot and less than 1/2 per foot as
directed by the Township Engineer.
P.
Street cuts shall be provided with side slopes not
steeper than 30° degrees and streets on fill shall be provided
with side slopes no steeper than one vertical to three horizontal.
Such slopes shall be suitably planted with perennial grasses or other
vegetation to prevent gulleying and erosion. Along streets side slopes
no steeper than one foot vertical to three feet horizontal shall be
provided, and said slope shall commence only outside the utility easement.
Q.
Access by street shall be provided for all lots in
the development and to neighboring tracts.
R.
A dead-end street (cul-de-sac) shall not be longer
than 1,000 feet with a maximum of 16 building lots and shall terminate
in a circular right-of-way having a radius of not less than 60 feet
and having a paved radius of not less than 50 feet and tangent wherever
possible to the right side of the street when viewed toward the closed
end, or in a turnaround of such other design as may be approved by
the Planning Board. The same requirements shall prevail if the dead-end
street is of a temporary nature, and provision shall be made for future
extension of the street and subsequent reversion of the excess right-of-way
to the adjoining land. A temporary dead-end street is one on which
no building lots abut the closed end of the turnaround and for which
provision shall be made for future extension of the street to connect
with the existing or proposed streets. The cul-de-sac length shall
be measured from the center line of the intersecting street to the
tangent point with the cul-de-sac radius.
S.
Proposed street names and project/development names
shall be submitted with the original development application. The
appropriate reviewing board shall review such names to determine that
they are not similar to other street names or development/project
names within the Township. No applicant or developer shall change
a street name or development/project name without approval of the
appropriate reviewing board.
T.
The following standards shall apply to the location
of private drives: Private drives serving commercial and industrial
establishments are required unless other provisions for service are
approved by the Planning Board. Private drives serving such establishments
shall have a paved width of at least 25 feet. If it is impossible
for a driveway to go through the block, it shall be provided with
an adequate turnaround at its closed end.
U.
Conformity with Highway Access Management Code. Development
design shall conform to the following:
(1)
The Highway Access Management Code adopted by the
Commissioner of Transportation pursuant to N.J.S.A. 27:7-91 applicable
to state highways within the Township.
(2)
Conformity with any access management code adopted
by the County of Monmouth pursuant to N.J.S.A. 27:16-1; and
(3)
Conformity with any Township access management code
adopted by the County of Monmouth pursuant to N.J.S.A. 40:67-1 relating
to municipal streets.
V.
Rural improvement developments.
(1)
If it is determined by the Planning Board that the proposed development conforms with the standards established for rural improvement development pursuant to § 190-125, the following standards and improvements for local streets will be allowed:
(a)
The pavement width for such local streets shall
be reduced to 22 feet with a stabilized grass shoulder of eight feet
in width on each side thereof.
(b)
The property restrictions to be hereinafter
provided in connection with the development of the tract shall require
the abutting property owner to maintain the stabilized grass shoulder
and to keep same in a neat and weed-free condition suitable to serve
the purpose for which it was established.
(c)
Surface stormwater runoff may be carried in
open swales to appropriately located storm inlets, which is then carried
in pipes to the discharged point as may be approved by the Township
Engineer.
(d)
Curbs and/or gutters will not be required except
where excessive grades or other conditions require their installation.
(e)
Sidewalks will not be required.
(2)
Except as stated above all other improvements for
a subdivision shall be required.
(3)
Prior to the approval of any such subdivision, the
developer shall present to the Planning Board for its review and approval
the documents establishing the restrictive covenants and scheme or
plan of development of the subdivision including the restrictions
above noted which will prohibit the further subdivision of any lot
or lots subdivided under the provisions of this chapter and the affirmative
obligations to maintain the improvements, including the grassed road
curbs and where necessary the natural drainage. Such restrictions
shall be recorded in a form sufficient to create covenants running
with the land.
A.
Block lengths may vary between 500 feet and 1,300
feet, but blocks along arterial and collector roads shall not be less
than 800 feet long. Crosswalks may be required for public convenience,
including the provision of walks giving access to schools, playgrounds
and shopping centers without the necessity of crossing traffic thoroughfares.
B.
Block lengths and widths or the dimensions of acreage
within bounding roads shall be such as to accommodate the size of
lot required in the zone to provide for convenient access, circulation,
and safety of street traffic. For business, group housing, or industrial
use, block sizes shall be such as to meet all area and yard requirements
for such use.
C.
Grading. Blocks and lots shall be graded to secure
proper drainage and to prevent the collection of stormwater in pools.
Said grading shall be done in such a manner so as to preserve as many
trees growing on the land as possible. Topsoil shall be redistributed
on the surface as cover and shall be stabilized by seeding or planting.
D.
House numbers shall be assigned to each lot by the
Construction Official. When installed, house numbers shall be a minimum
of six inches high.
E.
Insofar as is practical, side lot lines shall be at
right angles to straight streets, and radial to curved streets.
F.
Each lot shall front on an approved street.
G.
Where extra width has been 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.
H.
All lots shall be adaptable for the purpose for which
they are intended to be used. The Planning Board may require such
revisions in layout of a development or such other arrangements as
will prevent the use of lots that are not thus adaptable by reasons
of adverse septic suitability, topography, rock formations, flood
conditions or similar circumstances. In the R-12, R-15, R-20, R-25,
R-40, R-60, R-80, and R-R Residential Zone Districts, all single-family
building lots must have a sufficient usable area to accommodate customary
accessory structures such as a shed, swimming pool, deck or patio.
In order to demonstrate compliance with this requirement, all lots
in the aforementioned zone districts shall have a minimum usable rear
yard depth of 30 feet, measured from the rear building line of the
house to the limit of any critical area.
I.
In the event that a building is so situated that its
required side or rear yard extends into a contiguous piece of land
owned by the same person, said contiguous piece of land may not be
sold, leased or otherwise conveyed unless the two contiguous pieces
are so resubdivided that the piece on which the building is located
shall have sufficient land to fulfill all side and rear yard requirements
for the district in which the land is located.
J.
No structure shall be constructed in an area subject
to flood at a frequency of less than twenty-five-year intervals nor
at an elevation of less than two feet above mean water level within
25 feet from the center line of a stream, nor shall a structure be
constructed which is at an elevation lower than two feet above mean
water level of any drainage course. Any structure within the floodplain
of any drainagecourse must be accessible by a road passable at all
times of the year.
A.
Easements at least 20 feet wide for utility installations
may be required along rear property lines or elsewhere. The locations
of such easements shall be determined after consultation with the
Planning Board.
B.
Where development is traversed by a watercourse, drainage
channel, stream, the Township agency may require that a stormwater
easement or dedicated fee simple drainage right-of-way be provided,
conforming with the lines of such watercourse floodlines, and such
further width or construction, or both, as will provide adequate drainage.
Drainage easements shall conform with § 190-72H(10) and/or
(11), as appropriate.
C.
Sight triangle easements shall be included on final
subdivision plats to be recorded with the County Clerk and for site
plans and other plans not recorded with the County Clerk in a deed
to the Township of Freehold. Typical language for sight triangle easement(s)
shall be as follows subject to approval by the Township Attorney:
|
Sight triangle restriction and
easement. In the sight triangle the planting of trees
or other plantings, or the location of structures, fences or other
alterations of the topography or contour of the land, including but
not limited to the placement of fill exceeding 30 inches in height
that would obstruct clear sight across the sight triangle is prohibited.
There is granted to the Township of Freehold an easement permitting
entry onto and over the sight triangle area for the purpose of removing
any object, nature or otherwise, that obstructs clear sight across
the sight triangle area. Maintenance of the sight triangle area shall
be the responsibility of the owner.
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Any land shown on the Master Plan as proposed
for parks, playgrounds, school site, or other public use shall be
designated and reserved for such use. If standards for the provision
of park and recreation areas or other public use areas have been adopted
as a part of the Master Plan, the Township agency, in acting on the
preliminary plat of a development, shall apply such standards thereto
and shall designate the lands required for such purposes, and such
lands shall be shown and reserved on the plat. Such designations of
such lands shall be in accordance with the provisions of N.J.S.A.
40:55D-38 to 40:55D-41 and 40:55D-44.
Wherever possible, trees, groves, waterways,
scenic points, historic spots, and other community assets and landmarks
shall be preserved.
In the event any drainage problems or conditions
arise, which conditions constitute in the opinion of the Township
Engineer a definite hazard to the health, safety and general welfare
to the residents of the Township of Freehold, even though the owner
or subdivider has previously constructed all drainage structures and
lines as shown on the preliminary plat, final construction plans and
final construction profiles, the Township Engineer shall designate
and the owner or subdivider shall cause to be constructed all additional
pipe and structures necessary to correct the condition.
[Amended 12-22-2015 by Ord. No. O-15-26]
The Planning Board may approve coordinated fencing
along reverse frontage roadways on collector and arterial roadways
in conjunction with the approval of a major subdivision or residential
site plan, or subsequent amendment to an approved major residential
subdivision or site plan. A coordinated fencing design for the project
site shall be submitted with the proposed location, type of fencing
and construction details. Said fencing must be of uniform height and
appearance, may not exceed six feet in height but may be located at
the street line or within a required buffer, provided that the fencing
is a decorative fence with facing on the roadway side where exposed
to view from the roadway or from the exterior of the lot. Coordinated
fencing shall be subject to property owner maintenance requirements
of the fencing as well as the area between the street line and fencing.
Gates shall be provided for individual lots in major subdivisions
for access to the roadway side of the fence for maintenance purposes.
Requirements for coordinated fencing shall be included as conditions
of final, or amended final, major residential subdivision and site
plan approvals.
A.
All nonresidential and multifamily structures shall
be accessible by fire equipment along roadways, driveways, parking
lots or emergency access roadways (which are to be constructed of
concrete pavers, porous concrete or other surface material capable
of bearing a minimum vehicular weight of 50,000 pounds).
C.
Courts and culs-de-sac in multifamily housing zoning
districts shall be marked as fire lanes and parking shall be prohibited.
D.
No parking shall be permitted on private roads or
access drives which have a pavement width of 30 feet or less in multifamily
housing developments.
[Added 9-13-2005 by Ord. No. O-05-29]
Trucks greater than two tons and all semitrucks
shall be permitted to access and egress only from principal arterials,
minor arterials, major collector and minor collector roads as designated
on the Circulation Plan of the Township Master Plan and that are designed
and constructed in accordance with the requirements for such roadways
in this chapter.
[Added 4-22-2003 by Ord. No. O-03-12]
Shade tree easements shall be furnished to the
Township by the developer; said easement shall be an uninterrupted
and unobstructed easement, under, over and across the easement area,
consisting of the right to plant, maintain and/or replace shade trees.
The minimum depth of the easement area shall be 20 feet. Special topographic
and other conditions may result in the reviewing agency requiring
a larger easement area. The maintenance of the shade trees shall be
the responsibility of the property owner. The Township may, but shall
not be obligated to, plant, maintain, and/or replace said shade trees.
The maintenance of the shade trees by the property owner shall be
in accordance with the New Jersey Board of Tree Experts Pruning Standards
for Shade Trees, as periodically modified or amended. Copies of such
standards shall be made available to any Township resident upon request
from the Township Clerk's office. The shade tree easements shall be
shown on the preliminary and final plat maps.
