A.
The subdivider shall observe the requirements of this
article and principles of land subdivision in the design of each subdivision
or portion thereof.
B.
The subdivision plat shall conform to design standards
that will encourage good development patterns within the Township.
Where either or both an Official Map or Master Plan has or have been
adopted, the subdivision shall conform to the proposals and conditions
shown thereon.
C.
The streets, drainage rights-of-way, school sites,
public parks and playgrounds shown on an officially adopted Master
Plan or Official Map shall be considered an approval of subdivision
plats. Where no Master Plan or Official Map exists, streets and drainage
rights-of-way shall be shown on the final plat in accordance with
Section 20 of Chapter 433 of the Laws of 1953[1] and shall be such as to lend themselves to the harmonious
development of the Township and to enhance the public welfare in accordance
with the following specific design standards of this chapter.
[1]
Editor's Note: See N.J.S.A. 40:55D-38 to 55D-41
and N.J.S.A. 40:55D-44.
A.
The arrangement of streets not shown on the Master
Plan or Official Map shall be such as to provide for the appropriate
extension of existing streets.
B.
Minor streets shall be so designed as to discourage
through traffic.
C.
A subdivision abutting arterial streets shall provide
a marginal service road or reverse frontage with a buffer strip for
planting or some other means of separation of through and local traffic
as the Consolidated Land Use Board of Mansfield Township may determine
appropriate.
[Amended 3-5-2020 by Ord. No. 2020-5]
D.
The right-of-way width shall be measured to the lot
lines and shall not be less than the following table listed below.
In all cases they shall be of sufficient width and design to safely
accommodate the maximum traffic, parking and loading needs and maximum
access for fire-fighting equipment.
|
Name
|
Right-of-Way
(feet)
|
Cart-way
(feet)
|
Sidewalks Required
|
Parking Permitted in Right-of-Way
|
|---|---|---|---|---|
|
Limited access
|
200
|
Varies
|
No
|
No
|
|
Arterial
|
120
|
60
|
Yes
|
No
|
|
Minor arterial
|
87 to 99
|
46
|
Yes
|
No
|
|
Collector
|
66 to 85
|
46
|
Yes
|
Yes
|
|
Minor collector
|
60 to 66
|
40
|
Yes
|
Yes
|
|
Residential
|
50
|
34
|
Yes
|
Yes
|
|
Industrial
|
60
|
34
|
No
|
No
|
E.
The right-of-way and cartway for internal streets
in multifamily, commercial and industrial developments shall be determined
on an individual basis and shall be subject to recommendation by the
Township Engineer and approval by the Consolidated Land Use Board
of Mansfield Township.
[Amended 3-5-2020 by Ord. No. 2020-5]
F.
No subdivision showing reserve strips controlling
access to streets shall be approved except where the control and disposal
of land comprising such strips has been conveyed to the governing
body under conditions approved by the Consolidated Land Use Board
of Mansfield Township.
[Amended 3-5-2020 by Ord. No. 2020-5]
G.
Subdivisions that adjoin or include existing streets
that do not conform to width as shown on the Master Plan or Official
Map or the street width requirements of this chapter shall dedicate
additional width along either one or both sides of said road. If the
subdivision is along one side only, 1/2 of the required extra width
shall be dedicated.
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 1/2 of 1%.
I.
Street intersections shall be as nearly at right angles
as is possible and in no case shall be less than 60º. The block
corners at intersections shall be rounded at the curbline with a curve
having a radius of not less than 20 feet.
J.
Street jogs with center-line offsets of less than
125 feet shall be prohibited.
K.
A tangent at least 100 feet long shall be introduced
between reverse curves on arterial and collector streets.
L.
When connecting street lines deflect from each other
at any one point by more than 10º and not more than 45º,
they shall be connected by a curve with a radius of not less than
100 feet of residential streets and 300 feet for arterial and collector
streets.
N.
Dead-end streets.
(1)
Dead-end streets (culs-de-sac) shall not be longer
than 600 feet and shall provide a turnaround at the end with a radius
of not less than 50 feet and tangent whenever possible to the right
side of the street.
(2)
If a dead-end street is of a temporary nature, a similar
turnaround shall be provided and provisions made for future extension
of the streets and reversion of the excess right-of-way to the adjoining
properties.
O.
No street shall have a name which will duplicate or
so nearly duplicate as to be confused with the names of existing streets.
The continuation of an existing street shall have the same name.
P.
The pavement thickness design shall, as a minimum,
conform to the following schedule:
|
Subbase
|
Base Course
|
Surface Course
| |
|---|---|---|---|
|
Soil Aggregate Type 2, Class A or B
(inches)
|
Bituminous Stabilized Base Course
(inches)
|
Bituminous Concrete Type FABC-1
(inches)
| |
|
Minor arterial
|
4
|
6
|
2
|
|
Collector
|
*
|
6
|
2
|
|
Minor collector
|
*
|
5
|
2
|
|
Residential
|
*
|
5
|
2
|
|
Industrial
|
*
|
6
|
2
|
|
*NOTE: No subbase is required if the subgrade
is approved by the Township Engineer. When required, a minimum thickness
of two inches shall be provided.
| |||
Q.
At the discretion of the Township Engineer, a developer
may substitute deep lift paving for the above standards. In such cases,
the design and installation shall be in accordance with the standards
adopted by the Asphalt Institute and approved by the Township Engineer.
R.
No certificate of occupancy shall be issued for a
lot abutting a proposed street until the base course for said street
has been installed.
All cement concrete sidewalks shall be at least
four feet wide and four inches thick, except at driveway crossings
where the sidewalks shall be increased to six inches thick. Sidewalks
are to be placed within the right-of-way and on both sides of the
street and shall be located one foot from the property and right-of-way
line of the street. All cement concrete sidewalks are to be in accordance
with the Standard Specifications for Road and Bridge Construction
of the New Jersey State Highway Department.
[Amended 9-15-1987 by Ord. No. 1987-11]
Cement concrete curbs of six inches by eight
inches by 20 inches with an eight-inch curb face shall be constructed
on all arterial streets. Cement concrete curbs of six inches by eight
inches by 18 inches with a six-inch curb face shall be constructed
on all other streets. All cement concrete curbs are to be constructed
of 4,500 pounds per square inch, twenty-eight-day comprehensive strength
portland cement concrete with air entrainment between 5% and 10%.
Street and traffic signs shall be placed at
each street intersection. They shall be four-way signs of such material,
size, height and location as specified by the Township Engineer and
in conformity with signs existing in the Township.[1]
[1]
Editor's Note: Standard details for regulatory
signs are on file in the office of the Township Clerk.
[Amended 11-18-1986 by Ord. No. 1986-15]
Where any lot or parcel of land is submitted for approval as a major subdivision, which major subdivision has a side or rear yard lot line abutting an existing roadway, appropriate landscaping and screening shall be provided by the applicant along said roadway and shown as part of the landscape plan in accordance with the Tree Planting and Landscape Ordinance (§ 60A-1 et seq.).[1] The plan may consist of deciduous trees, evergreen trees
and/or berms and be so located so as to screen the side and rear yards
of the properties without obstructing sight distances.
Monuments shall be of the size and shape and
set at the locations required by Chapter 358 of the Laws of 1953.[1]
[1]
Editor's Note: See N.J.S.A. 46:23-9.11.
A.
No plan or portion of a plan of subdivision shall
be approved where it is the intention of the owner or owners of the
said subdivision to erect 50 or more houses thereon, and no construction
permits shall be issued by the Construction Official until satisfactory
proof is furnished the Consolidated Land Use Board of Mansfield Township
that all housing units will be connected to a publicly or privately
owned or operated water and sewer system of sufficient size to assure
adequate water supply and sewage disposal. More specifically, home
water supply systems and/or individual cesspools and septic tanks
in such cases shall be prohibited.
[Amended 3-5-2020 by Ord. No. 2020-5]
B.
All water mains shall be laid by the developer at
his expense and house connections made thereto.
C.
All water supplies and water treatment works shall
comply with the rules and regulations established by the Department
of Environmental Protection of the State of New Jersey, as amended
and revised.
D.
Water mains shall be sized for adequate delivery of
pressure and volume, including fire flow. In general, the following
policies shall be followed in determining the size of water mains:
(1)
Lines whose primary function is and will be to serve
adjacent property will be six inches.
(2)
Lines which serve as feeder lines to several other
streets should be eight inches and should be laid out to provide loops
with other lines which enclose areas of not more than 1/4 of a square
mile.
(3)
Lines which provide the main feed from present or
future sources of supply or storage shall be 12 inches or larger and
shall be laid out so as to form loops with other lines which enclose
not more than one square mile.
(4)
Lines whose only purpose is to serve abutting properties
and to which there is no fire hydrant connected and which do not serve
more than four residences may be four inches if specifically approved
by the Township.
E.
In any event, the Township shall decide upon the size
of lines to be used, and the above general criteria are set forth
only as a guide to the subdivider. A blowoff shall be provided beyond
the last connection.
F.
In general, criteria affecting valve and hydrant locations
shall be that not more than one hydrant is affected by shutting off
any one section; hydrants are located within 600 feet along street
lines of any property in the subdivision; not more than three valves
are necessary to shut off any one section; and the number of homes
affected by shutting off any one section shall be limited to approximately
25.
A.
All sanitary sewer systems, sewage and industrial
waste treatment works shall comply with the rules and regulations
established by the Department of Environmental Protection of the State
of New Jersey, as amended and revised, and shall be constructed by
the developer at his expense and house connections made thereto.
B.
Sanitary sewer pipe shall be sized for full flow from
the tract. The Township may require larger pipe sizes to accommodate
future extensions.
C.
Minimum grades at terminal runs of all sanitary sewer
lines shall be 1%.
D.
Manholes shall be placed at every point where the
sanitary sewer line changes direction. The typical manhole spacing
shall be 300 feet, but in no instance shall the spacing exceed 350
feet.
E.
Prior to final approval by the Consolidated Land Use
Board of Mansfield Township, the Township Engineer shall approve all
sanitary sewer designs which will become a part of the Township facilities.
[Amended 3-5-2020 by Ord. No. 2020-5]
A.
Computation of the rate of flow at any given location
shall be based on the rational formula:
|
Q = CIA
|
|
Where
|
|
Q = Volume in cubic feet per second.
|
|
C = Runoff factor.
|
|
I = Intensity of rainfall in inches per hour.
|
|
A = Watershed area in acres.
|
|
In setting the value of the runoff coefficient
"C," consideration will be given to the physical features of the drainage
basin and the best available data on the future density of development
of the drainage basin. In no case shall it be less than 0.33.
|
B.
The intensity of the storm shall be based on the following:[1]
(1)
As a minimum, a five-year storm shall be used where
excess flow can continue downhill in the street without flooding adjoining
properties.
(2)
As a minimum, a ten-year storm shall be used at low
points with a relief swale, or a twenty-five-year storm where carried
in a pipe.
[1]
Editor's Note: A rainfall intensity table
is on file in the office of the Township Clerk.
C.
Storm sewer grades are to be such that a minimum velocity
of 2.5 feet per second will be obtained with a pipe flowing 1/4 full.
Drainage calculations shall be submitted for review by the Township
Engineer for any and all storm sewer systems.
D.
In general, the minimum pipe size shall be 15 inches
in diameter. However, under special conditions for short runs, a size
of not less than 12 inches in diameter may be permitted, but only
after proper review by the Township Engineer. The location of inlets
shall be located at street intersections to intercept stormwater prior
to reaching pedestrian crossings; however, the spacing of inlets shall
not exceed 400 feet. Generally, inlets shall be designed such that
entrance capacity equals the computed gutter-line flow as determined
by the use of Manning's formula. Where underdrains exit to inlets,
the maximum spacing of inlets shall not exceed 300 feet, regardless
of design conclusions. For the purpose of design; the average inlet
entrance capacity shall be 0.95 cubic foot per second per foot of
inlet length. Inlet castings shall have streamflow grates or approved
equal. Where pipe sizes increase, the general practice shall be to
keep the inside top of the larger pipe at the same elevation as the
inside top of the smaller pipe. Except in special cases, minimum cover
of the storm sewer is to be two feet. Concrete headwalls shall be
constructed at the end of all storm sewers discharging into existing
streams or channels. In case of excessive groundwater where instability
of the road subbase would result, underdrains shall be constructed.
A minimum six-inch diameter drain is to be used as directed by the
Township Engineer.
[Amended 9-15-1987 by Ord. No. 1987-11]
F.
Detention ponds will be required in all major developments
unless deemed unnecessary by the Township Engineer. Detention ponds
shall be designed to limit the stormwater runoff after development
to a controlled rate of flow equal to or less than stormwater runoff
prior to development. The required storage in the basin should be
for a twenty-five-year storm, with the outflow from the basin limited
to a ten-year storm. Complete calculations for the basin should be
supplied at the time the preliminary plan is submitted. These calculations
should include runoff prior to development, runoff after development
and complete calculations for the sizing of the basin, including the
outfall pipe.
[Amended 9-15-1987 by Ord. No. 1987-11]
G.
Headwalls and trash bars.
(1)
Standard headwalls shall be installed on all pipes,
and additionally, trash bars shall be installed on all pipes equal
to or greater than 24 inches in diameter.
(2)
At locations specifically approved by the Consolidated
Land Use Board of Mansfield Township, flared end sections will be
permitted in lieu of headwalls.
[Amended 3-5-2020 by Ord. No. 2020-5]
[Amended 9-15-1987 by Ord. No. 1987-11; 6-9-1988 by Ord. No. 1988-9]
A.
Streetlighting shall be installed by the subdivider
in locations approved by the Township Engineer.
B.
The subdivider shall submit a plan to the Township
Engineer indicating:
(1)
The proposed spacing of the lights;
(2)
The proposed fixtures;
(3)
The fixture height above the cartway center line and
luminaire extension from the pole;
(4)
The isolux pattern for the footcandle intensity required,
superimposed on the plan at each light location;
(5)
The proposed pole material; and
(6)
A statement that all Public Service Electric and Gas
Co. construction standards shall be complied with.
C.
The table set out below will be used by the Township
Engineer in evaluating the subdivider's streetlighting plan. Luminaires
provided are to have a medium semicutoff, Type II, light distribution.
|
Average Maintained Horizontal Illuminance
in Footcandles Required at the Center Line of the Cartway
| ||||
|---|---|---|---|---|
|
Street Description
(feet)
|
Type of Development
| |||
|
Pavement Width
|
Right-of-way Width
|
Rural Residential
|
Residential
|
Retirement
|
|
24
|
50
|
See note
|
--
|
--
|
|
34
|
50
|
See note
|
0.017
|
0.100
|
|
40
|
60/66
|
See note
|
0.017
|
0.100
|
|
NOTE: One light at all intersections and at
each side of the center of the arc of roadway bends when the included
angle of the center line is an isolux pattern that extends from the
light along any one roadway center line with intensity of 0.034 footcandles
at the center of the bend.
| ||||
D.
The Township will assume the operating expense for
streetlights in a particular section when 75% of that section is occupied,
unless ownership of the streetlights reverts to a homeowners' association
or similar organization, whereupon the Township shall reimburse said
association or similar organization for the cost of said lighting
to the extent that payment for electricity is required (but not included
is the installation or maintenance of lamps, standards, wiring or
other equipment, and said reimbursement shall cover only those streetlights
determined by the Township Engineer to be minimally necessary to comply
with applicable standards and regulations, and in the event that the
developer or the homeowners' association or similar organization elects
to erect or install additional streetlights, the Township shall not
be liable for reimbursement for the additional lights.
[Amended 10-14-1998 by Ord. No. 1998-9]
A.
Blocks or the distance between street intersections
shall not be less than 600 feet nor more than 1,000 feet in length
except when the Consolidated Land Use Board of Mansfield Township
may deem that existing conditions or special plan provisions warrant
a variation from the requirement. Likewise, except where existing
conditions or special plan provisions warrant variation, no block
shall be less than 300 nor more than 400 feet in depth.
[Amended 3-5-2020 by Ord. No. 2020-5]
B.
In blocks over 1,000 feet long, pedestrian crosswalks
may be required in locations deemed necessary by the Consolidated
Land Use Board of Mansfield Township. Such walkway shall be 10 feet
wide and shall be straight from street to street.
[Amended 3-5-2020 by Ord. No. 2020-5]
C.
For commercial, group housing or industrial use, block
size shall be sufficient to meet all area and yard requirements for
such use.
B.
In areas where no public water supply or public sewer
is available, the local Board of Health may require that test borings
and percolation tests for each lot be made to determine the suitability
of the soil to provide for the proper disposal of sanitary sewage.
If, as a result of the Consolidated Land Use Board of Mansfield Township's
review, it is deemed necessary, the size of the lot or lots shall
be increased to the extent necessary.
[Amended 9-15-1987 by Ord. No. 1987-11; 3-5-2020 by Ord. No. 2020-5]
C.
Insofar as is practical, side lot lines shall be at
right angles to straight streets and radial to curved streets.
D.
Each lot must front upon an approved street at least
50 feet in width, except lots fronting on streets described in ~ 50-19E.
Where extra width has been dedicated for widening of existing streets,
lots shall begin at such extra width line, and all setbacks shall
be measured from such line.
E.
Where there is a question as to the suitability of
a lot or lots for their intended use, due to factors such as soil
conditions, rock formations, flood conditions or similar circumstances,
the Consolidated Land Use Board of Mansfield Township may, after adequate
investigation, withhold approval of such lots or require remedial
action before approval.
[Amended 3-5-2020 by Ord. No. 2020-5]
F.
No single-family residential dwelling unit shall be
permitted to front on an arterial, minor arterial or collector road,
except for a minor subdivision fronting on an existing street.
G.
Detention and retention basins and existing bodies
of water shall not be used in the calculation of minimum lot area.
Wetlands and wetlands buffers, floodways, floodplains and flood hazard
areas may be used in the calculation of minimum lot area, provided
that these features do not infringe into any required minimum yard
area. Wetlands buffers on individual properties may be maintained
by the lot owner in order to preserve the integrity of the wetlands
delineation line.
[Amended 5-23-1990 by Ord. No. 1990-16]
H.
Lot frontage shall be measured and defined as that distance between the side lot lines measured along the street line. On curved alignments, the lot frontage at the street line may be reduced but shall not be less than 75% of the required minimum lot frontage. Lot width shall be measured at the building setback line, which line shall be established at the front yard setback distance for that zone. Lot width shall not be less than the frontage requirements for that particular zone as set forth in the Schedule of Area, Lot and Bulk Requirements of the Chapter 65, Zoning.
Easements shall be required to facilitate the
maintenance and repair of utility lines, whether pipe or wire. General
easements may be provided for overground facilities. Underground facilities
shall be suitably located within a public right-of-way or in the center
of an easement not less than 15 feet wide. As far as it may be reasonable,
utility lines shall coincide with property lines.
[Amended 3-5-2020 by Ord. No. 2020-5]
In order to promote public safety, a primary
design criterion shall be the separation of pedestrian traffic and
vehicular traffic. To this end, subdivisions shall be designed, wherever
feasible, to provide for pedestrian walkways separated from vehicular
use streets. The location, width and construction of such walkways
shall be subject to the approval of the Consolidated Land Use Board
of Mansfield Township and the Township Engineer. Sidewalks shall be
constructed and lighting shall be installed prior to occupancy. Prior
to final approval for any section, the responsibility for the construction,
operation, maintenance and liability for these walkways shall be clearly
established. Grade separated pedestrian crossings shall be provided
across primary roads at points required by the Consolidated Land Use
Board of Mansfield Township.
All electric, telephone, television and other
communication service facilities, both main and service lines, shall
be provided by underground cables, installed in accordance with the
prevailing standards and practices of the utility or other companies
providing such services.
When a proposed single-family or multifamily
dwelling unit is to be built on a concrete slab, a grading plan shall
be submitted, showing positive drainage away from the dwelling.
[Amended 9-15-1987 by Ord. No. 1987-11]
Any house for which a basement or cellar is
proposed shall provide for a sump pump if deemed necessary by the
Building Code Official or the local Board of Health, after consultation
with the Township Engineer. The sump pump shall pump groundwater through
a pressure line and discharge directly into an approved storm drainage
system or an extension of the storm drainage system bordering on the
lot, if available. The extension of the storm drainage system shall
be located between the curb and the sidewalk if the discharge is to
be made in front of the property and shall be in accordance with the
specifications of the Township Engineer. The construction of the basement
floor, the groundwater collection system and the sump pump installation
shall be in accordance with the requirements of the Construction Code
Official. Any deviation from this shall be approved by the Construction
Code Official and the Township Engineer.
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. Under no circumstances shall any soil or earth be sold or
otherwise removed from the site, unless application is made and approval
granted.
Natural features, such as trees, brooks, hilltops
and views, shall be preserved whenever possible in designing any subdivision
containing such features.
Soil erosion prevention and sediment control
techniques shall be submitted with the preliminary plan.
[Amended 5-23-1990 by Ord. No. 1990-14]
A.
Developers required to construct recreation facilities
shall conform to specifications and standards adopted under the specific
facilities.
B.
Actual size, placement and other specifications of
recreation facilities to be developed shall be recommended by the
approving body after negotiations with the developers.
C.
Preliminary subdivision and/or site plans shall indicate
location and specifications of all recreation facilities to be constructed
and metes, bounds and acreage of the recreation area(s).
D.
Recreation facilities shall be fully bonded.
E.
If the recreation facilities are required to be built
within the project:
[Added 5-23-1990 by Ord. No. 1990-14]
The intent of these standards is to promote
the development of safe, attractive and well-maintained recreational
facilities in Mansfield Township. These standards should be considered
as general guidelines only.
A.
General standards.
(1)
In all cases, storm drainage computations shall
be performed in accordance with existing regulations as outlined in
this chapter, including calculation of flows, sizing of facilities
and provision for stormwater detention.
(2)
Grading of recreational facilities shall be
performed in accordance with accepted engineering standards, as well
as with recommended standards for the specific athletic facility in
question. All grading shall be subject to review and approval by the
Township Recreation Director.
(3)
All stormwater collection and conveyance facilities
shall be designed in such a fashion that interference with the safety
and function of the facility is minimized. Under no circumstances
are storm drainage structures, except for underground pipes, to be
located within playing areas. Wherever possible, structures such as
inlets, headwalls and flared end sections should be located at least
10 feet from the defined limit of any play area or the required fence
line, whichever is greater.
(4)
The stormwater management plan of a multipurpose
recreational facility should be designed so that stormwater runoff
is intercepted and conveyed to a discharge point as efficiently as
possible to minimize overland flow.
B.
Open channel system.
(1)
Wherever possible, within the recreational complex,
swales should be used as a means of conveying stormwater to minimize
construction costs and maintenance liability.
(2)
Side slopes of drainage swales should be no
steeper than 10 to one.
(3)
A minimum longitudinal grade of 1% shall be
maintained to preclude ponding in swales.
(4)
Culverted pedestrian walkways should be provided,
as necessary, to facilitate pedestrian circulation during wet weather.
C.
Pipe systems.
(1)
If required, due to the close proximity of playing
fields and the resulting lack of area for construction of swales,
the construction of piped storm drainage systems may be necessary.
(2)
All storm sewers within recreational facilities
shall be designed for highway loading, since they may be exposed to
heavy construction and maintenance vehicle traffic.
(3)
Exposed drainage structures shall be located
as far as possible from playing areas to minimize tripping and falling
hazards.
[Added 5-23-1990 by Ord. No. 1990-14]
A.
Playgrounds.
(1)
A minimum depth of 12 inches of loose surfacing
(sand, pea, gravel, bank, etc.) shall be placed under all equipment,
extending at least six feet in all directions around equipment. Underdrains
shall be provided, if required by the Township Engineer.
(2)
The playground shall consist of equipment as
specified by the Department of Parks and Recreation.
(3)
The spacing and installation of the equipment
shall conform to guidelines addressed in A Handbook for Public Playground
Safety, Volumes I and II, United States Consumer Products Safety Commission,
1981, and any subsequent updates.
B.
Tennis courts.
(1)
All tennis courts shall be regulation size and
shall be oriented on a north-south axis. The blacktop and color coating
shall be extended one foot beyond the fence line.
(2)
The courts shall be enclosed with a ten-foot-high,
eleven-gauge free-vinyl-coated galvanized chain link fence. The bottom
of the fencing shall be a uniform one inch from the court surface
at all locations. Line posts are to be a minimum two-and-one-half-inch-outside-diameter
terminal posts or a minimum three-inch outside diameter with brace
assembly, and the top and bottom rail a minimum one-and-five-eighths-inch
outside diameter. Posts shall be evenly spaced no further apart than
10 feet on center and shall provide at least 36 inches setting in
concrete. Gate openings shall be not less than seven feet wide, with
a double door.
(3)
Tennis courts shall be in a true plane and graded
side to side with a cross slope of 1%.
(4)
The courts shall be four inches of bituminous
stabilized base course on a properly prepared subgrade acceptable
to the Township Engineer; a one-and-one-half-inch-thick FABC-1 leveling
course; and a one-inch SP-1 top course coated with a two-colored sealer
as approved by the approving body. The sealer shall be Monsey-Decoralt
or an equivalent approved by the Township Engineer. Underdrains and
granular subbase may be required as determined by the Township Engineer.
(5)
The courts shall be lined in accordance with
the rules of the United States Lawn Tennis Association. The paint
shall be white line paint by Monsey-Decoralt or an equivalent approved
by the Township Engineer.
(6)
Tennis court nets shall be nylon as manufactured
by Gametime No. 329 or an equivalent as approved by the Township.
(7)
Tennis posts shall be baked-on enamel with enclosed
ratchets as manufactured by Chevron or an equivalent approved by the
Township. Posts shall be set in concrete.
(8)
An eight-foot aluminum bench with back support
shall be located near each gate entrance and be accessible from the
walk. The benches shall face the courts and shall be Model Number
881 manufactured by Gametime or an equivalent as approved by the Township.
(9)
Signs shall be located on each court, identifying
the court number, rules and regulations. The sign material, size,
color, location, method of fastening, lettering and message content
shall be as specified by the Township.
(10)
Deciduous trees shall not be planted closer
than 20 feet to a tennis court fence. All existing trees shall be
trimmed to prevent overhanging branches.
(11)
Lighted tennis courts shall provide a minimum
of 30 footcandles maintained average in the court area at grade level,
using metal halide lamps. Every two courts shall be on a separate
electrical control system. Each control system will consist of an
astronomical-dial time clock; a waterproof push-bottom surface-mounted
station limited to turning the light on only, with provision for padlocking;
and a watertight cast-aluminum meter cabinet, with a manual on/off
switch and provision for a key lock. The meter cabinet shall be baked
green enamel. Poles shall be Corten Steel, self-weathering, except
that aluminum poles shall be used when the poles are located on the
playing surface.
(12)
Tennis courts shall be designed with three poles
along each side of the court.
C.
Basketball and hockey courts.
(1)
The dimensions of the paved basketball court
area shall be a minimum of 60 feet by 94 feet and larger, 74 feet
by 108 feet if the same court is to be used for hockey. Courts shall
be oriented on a north-south axis.
(2)
The court shall be enclosed with a four-foot-high, eleven-gauge green vinyl-coated galvanized chain link fence, subject to all of the specifications of Subsection B(2). The fencing shall be located at the edge of the paved area and shall be one inch off the surface.
(3)
The courts shall be four inches of bituminous
stabilized base course on a properly prepared subgrade acceptable
to the Township Engineer and a one-and-one-half-inch-thick FABC-1
top course. Courts shall be in a true plane and graded side top side
with a cross slope of 1%.
(4)
The basketball courts shall be lined with two-inch-wide
painted white lines, with court dimensions of 50 feet by 84 feet as
measured from the inside of the court lines. All other line locations
shall be in accordance with standard design practice as approved by
the approving body.
(5)
Basketball posts shall be Gametime 233 goals
and nets are to be Gametime 423, and the backboard shall be Gametime
853 or the equivalent for all items if approved by the Township.
(8)
If required by the approving body, curbing shall
be placed around the court perimeter to enable the courts to be used
for ice-skating. Specifications shall be determined by the Township
Engineer.
(9)
The court shall be enclosed with a four-foot-high, eleven-gauge green-vinyl-coated galvanized chain link fence. The bottom of the fence shall meet the court surfacing. The remainder of fencing shall be subject to all of the specifications of Subsection B(2).
(10)
The courts shall be four inches of bituminous
stabilized base course on a properly prepared subgrade acceptable
to the Township Engineer and a one-and-one-half-inch-thick FABC-1
top course. The blacktop shall extend one foot beyond the fence line.
Courts shall be in a true plane and graded side to side with a cross
slope of 1%.
(11)
The courts shall be lined with two-inch-wide
painted white lines. All line locations shall be in accordance with
stand-design practice as approved by the Township.
(12)
Play equipment shall be as specified by the
Township.
D.
Baseball fields.
(1)
All baseball fields will be designed and constructed
based on Building a Little League Diamond, Little League, Inc., and
any subsequent updates. The approving body may specify altered dimensions
for baseball and softball fields.
(2)
The entire infield shall be skinned within a
radius measuring 95 feet from the front center of the pitcher's plate.
(3)
The infield area shall contain infield mix equal
to or better than Best Top as furnished by Jesse Morie and Son, Inc.
(4)
Construction of the infield shall be as follows:
The skinned subbase area should be graded to within four inches of
finished grade and to a point 10 feet beyond the baselines and home
plate. The infield area, from the edge of the pitcher's mound to the
base paths, should not have more than a one-percent grade. Stones
should be removed and a soil sterilizer applied. The base should be
lightly scarified and infield mix applied uniformly to a depth of
six inches, and then matt dragged to a smooth level grade. Lastly,
the skinned area should be moistened with a fine spray to a depth
of 1 1/2 inches and rolled to a uniform smooth surface.
(5)
The pitcher's plate and home plate shall be
Sav-A-Pitch, and the home plate shall be Sav-A-Leg as manufactured
by Robert Sisco Association or its equivalent as approved by the Township.
(6)
The backstop shall be constructed in the following
manner:
(a)
The backstop shall be located a minimum of 25
feet behind home plate. It shall consist of two panels each 12 feet
high by 10 feet wide behind the catcher's position with wings 12 feet
high by 10 feet wide on both sides. Overhang sections, 10 feet wide
by six feet high, shall be over the back and wing panels. It shall
be made of 9-gauge chain link fencing with top, center and bottom
rails. The design and construction shall be equivalent to an extra-heavy-duty
hardball backstop manufactured by Quality Industries (No. H12201-66).
(b)
Knuckled sideline fencing eight feet high and
30 feet long with bottom rails shall be installed parallel to the
first and third base lines. On each side, there shall be a four-foot
opening after the first twelve-foot section that is followed in a
straight line by the remaining 18 feet of fencing.
(c)
It may be required by the approving body that
the entire field is enclosed by chain link fence. If this is required,
the outfield fence shall start after the 40 feet of sideline fencing
and shall be four feet high. There shall be a ten-foot no-grass space
just inside the outfield fence that shall be excavated to four inches
deep, sterilized and filled with infield mix or an equivalent as approved
by the Township.
(7)
All upright pipes are to be three inches outside
diameter. All crossbars and braces are to be 1 5/8 inches, outside
diameter. All upright pipes shall be set three feet into a concrete
foundation 12 inches in diameter and 42 inches deep. All pipes shall
be standard weight Schedule 40. All materials shall be galvanized,
and all crossbars and bracing shall face away from the playing area.
(8)
The pitcher's mound and batter's box shall be
constructed in the following manner:
(a)
The height and dimensions of the pitcher's mound
will be specified by the approving body and shall contain mound mix,
equal to or better than Morie mound clay as furnished by Jesse Morie
and Son, Inc. The mound clay shall be applied to the pitcher's mound
area in layers of approximately seven-inch increments, wetting lightly
and then tamping into place. This shall be continued until the specified
dimensions are attained.
(b)
The batter's box on each side of home plate
shall be excavated to a depth of eight inches, with the sides of the
dugout straight and the bottom uniform. Morie mounted clay or an equivalent
material shall be applied in two equal layers, moistened and tamped
firm between layers. The clay shall be brought to a level within two
inches below the baselines. At that point, a rubber doon mat shall
be installed and then covered with a blend of infield mix and mound
mix, tamped until firm.
(9)
Where possible, softball and baseball fields
shall have a field orientation with the line from home plate through
second pointing north-northeast.
(10)
Outfield distances shall not be less than 300
feet from home plate.
(11)
Off-street parking shall be provided if required
by the Township.
(12)
The athletic field shall be constructed in the
following manner:
(a)
The drainage design shall be in accordance with
~ 50-39.1, Storm drainage standards for recreation facilities.
(b)
In the area under construction, all trash and
stones shall be removed and the area shall be brought to grades shown
on the approved plans. Any topsoil moved during the course of construction
shall be redistributed so as to provide at least six inches of cover.
Where additional fill is required to bring an area to grade specifications,
a sample shall be submitted to the Township Engineer for approval
prior to adding to the site.
(c)
The area to be seeded shall receive lime and
fertilizer. Types of fertilizer and lime used and rates of application
shall be determined by a soil analysis and approved by the Township
Engineer.
[1]
In preparation of the seedbed,
all areas shall be tilled to a minimum depth of six inches with tillage
equipment approved by the Township Engineer.
[2]
Following tillage, lime and fertilizer
shall be incorporated into the soil to a minimum depth of six inches
in a manner and with equipment that is approved by the Township Engineer.
[3]
Starter fertilizer shall be applied
and worked in to a depth of one inch maximum with a suitable tool.
(d)
Seed for each area should be applied in two
applications, with the second application made at a right angle to
the first. Hydroseeding is acceptable but lime, fertilizer and mulch
should not be mixed with the seed. The type of equipment to be used
should be specified, and the method of covering and firming the seed
in contact with the soil should be outlined. The seed mixture shall
be 80% tall fescue, 10% rye grass and 10% bluegrass or upgraded varieties
suitable for athletic fields.
(e)
Mulching of the areas seeded is required. Hydromulching,
hay or straw are acceptable. The kind, quality and rate of application
need to be approved by the Township Engineer.
(f)
Repair. Areas that do not show an acceptable
stand of desirable turf grass plants per square foot three months
after seeding shall be reseeded at the contractor's expense.
(g)
Maintenance.
[1]
Watering. The contractor shall
be responsible for any necessary irrigation to secure adequate germination
and initial establishment until the work has been accepted.
[2]
Mulch removal. Mulch shall be removed
from all seeded areas, if necessary, by the contractor at any time
prior to first cutting, as requested by the Township Engineer.
[3]
Cutting. The contractor shall be
responsible for the mowing of the grass prior to acceptance.
(h)
Prior to proceeding with any of the above items,
inspections by the Township are required at the following times:
[1]
Installation of the drainage system,
if required.
[2]
Grading of the site to ensure adherence
to plans.
[3]
Preparation of the seedbed, which
includes approval of fertilizer, lime, seed and mulch as well as equipment
to be used.
[4]
Prefinal inspections to assess
the initial stand of turf grass plants.
[5]
Final inspection, which includes
inspecting the fencing, parking facility, backstop, benches and any
other required amenities.
(13)
Two permanent fifteen-foot aluminum players'
benches per field shall be provided as manufactured by Mexico Forge
No. 157-115 or the equivalent, as approved by the approving body.
Six inches of infield mix shall be applied from the fence to one foot
past the benches and one foot beyond the length of the benches.
(14)
One portable all-aluminum bleacher, five rows,
15 feet, which seats 50, shall be provided as manufactured by Gametime
No. 2342 or equivalent as approved by the Township.
(15)
First priority shall be given to designating
separate fields with no overlap. Where overlapping occurs, there shall
be not less than 10 feet between the baseball infield area and the
soccer-football playing area. The applicant shall provide one pair
of removable combination football-soccer goals with nets, sleeves
and caps as manufactured by Mexico Forge No. 901-000 and No. 920-080
or an equivalent approved by the Township.
(16)
Lighted baseball fields shall provide a minimum
of thirty-footcandle maintained average for the infield and a twenty-footcandle
maintained average for the outfield. Corten Steel self-weathering
poles or aluminum poles and metal halide lamps shall be used.
E.
Softball, football and soccer fields.
(1)
All softball, football and soccer fields shall be subject to Subsection D(12) and to the Field and Facility Specification Guide, 1984, published by the Amateur Softball Association, and any subsequent updates.
(2)
The entire field shall be skinned within a radius
measuring 60 feet from the center of the pitcher's plate.
(3)
There will not be any pitcher's mound.
(4)
Outfield distances shall be 275 feet minimum
from home plate.
(5)
The distance between bases will be 60 feet or
such other dimension specified by the approving body.
(6)
The distance of the backstop from home plate
shall be a minimum of 25 feet or a maximum of 30 feet.
(7)
Lighted softball fields shall provide a minimum
of a twenty-footcandle maintained average for the infield and a fifteen-footcandle
maintained average for the outfield. Corton Steel self-weathering
poles or aluminum poles and metal lamps shall be used.
(9)
Portable bleachers, a pitcher's plate and home
plate and players' benches shall be supplied by the applicant as specified
in the appropriate sections.
F.
Other recreation standards.
(1)
All recreation facilities shall be designed
with minimum grades to facilitate access by people with handicapping
conditions.
(2)
Concrete or bituminous sidewalks, not less than
four feet wide, shall be constructed to connect recreation facilities
with adjacent parking lots and residential sidewalks. Buffer trees
and maintenance-free ground cover shall be placed in the open space
access area when the sidewalk is contained in an open space access
less than 50 feet wide and is between residential lots. Such sidewalks
shall be constructed to the actual playing facility and spectator
areas.
(3)
Four-inch-thick concrete pads shall be placed
under the benches and picnic tables and extend four feet out on the
three sides and one foot to the rear to provide a stable area for
wheelchairs, to reduce lawn maintenance and to provide a continuous
connection to the walkways.
(4)
Evergreen buffer plantings shall be provided
wherever necessary to create a visual and noise barrier between adjacent
residential dwellings.
(5)
Landscaping of recreation sites shall be with
maintenance-free ground cover as approved by the Township.
(6)
All facilities shall be designed in accordance
with barrier-free design regulations.
(7)
The following specific standards shall be followed
for designing facilities to meet the needs of handicapped persons:
(8)
All routes of travel, pedestrian and vehicular,
shall be illuminated wherever use after dark is anticipated. Lighting
intensity and design shall be approved by the Township Engineer.
(9)
The quantity and location of gate openings shall
be as determined by the approving body. Gate handles shall be located
32 inches from the ground, and sixteen-inch high metal kickplates
shall be provided across the entire width of gates.
