The subdivider shall observe the requirements and principles
of land subdivision in the design of each subdivision or portion thereof,
as set forth in this article.
The subdivision plat shall conform to design standards that
will encourage good development patterns within the Township. Where
an Official Map or Master Plan, or both, has or have been adopted,
the subdivision shall conform to the proposals and conditions shown
thereon. The streets, drainage rights-of-way, school sites, public
parks and playgrounds or other areas shown on the officially adopted
Master Plan or Official Map shall be considered in approval of all
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 N.J.S.A. 40:5D-38 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 design standards set forth herein.
Nothing in this chapter shall require any changes in a building
permit, site plan or zoning variance which was approved before the
enactment of this chapter, provided that construction shall have been
started within one year from the effective date of this chapter and
the project shall be continuously pursued to completion; otherwise
said approvals and permits shall be void.
Streets and curbs in nonresidential developments shall be designed
and constructed in accordance with all applicable requirements of
this chapter, including Schedule B, Street Construction Specifications,
included at the end of this chapter.
A.
Arrangement. 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, conform to the topography as far as practical,
and allow for continued extension into adjoining undeveloped tracts
with a minimum right-of-way of 50 feet. When a development adjoins
land capable of being developed further, suitable provisions shall
be made for future street access.
B.
Street classifications. The classifications of existing and proposed
streets shall be those shown on the Master Plan or Official Map, or
as designated by the approving authority where a new street is not
included on the Master Plan or Official Map.
C.
Minimum right-of-way width. The right-of-way width shall be measured
from lot line to lot line and shall be designed in accordance with
the Morris County Land Development Standards.
D.
Pavement width. The pavement width of public streets shall be measured
from curb to curb and shall not be less than 30 feet in any case,
except when shown at a greater width on the Master Plan or Official
Map or where a different width is provided in Schedule B.[1]
[1]
Editor's Note: Schedule B is included at the end of this chapter.
E.
Grades. Grades of all streets in general shall conform to topography
and shall not be less than 1% nor greater than 10% for local and collector
streets and 5% for arterial streets.
F.
Reserve strips. 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 placed in the governing
body under conditions approved by the Planning Board.
G.
Substandard street right-of-way and pavement width. Subdivisions
that adjoin or include existing streets that do not conform to the
widths as shown on the Master Plan or Official Map or the street width
requirements of this chapter shall dedicate and improve additional
right-of-way or pavement 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 and improved.
H.
Intersections. Street intersections shall comply with the requirements
of the Morris County Land Development Standards.
I.
Crosswalks. Crosswalks shall be required at intersections along established
pedestrian routes within 1,000 feet of schools and other public facilities,
and where otherwise deemed necessary by the approving authority. All
crosswalks shall comply with the Manual of Uniform Traffic Control
Devices (MUTCD), latest edition, and the Americans with Disabilities
Act (ADA)[2] guidelines.
[2]
Editor's Note: See 42 U.S.C. § 12101 et seq.
J.
Street jogs. Collector and/or arterial streets intersecting another
street from opposite sides shall either be directly opposite each
other without offset, or shall have at least 250 feet offset distance
between center lines. Street jogs with center-line offsets on local
streets of less than 125 feet shall be prohibited.
K.
Tangents. A tangent at least 50 feet long on local streets, 100 feet
long on collector streets and 300 feet long on arterial streets shall
be introduced between reverse curves.
L.
Street line deflection. When connecting street lines deflect from
each other at any one point by more than 10° and not more than
45°, they shall be connected by a curve with a radius of not less
than 100 feet for local streets and 300 feet for collector and arterial
streets.
M.
Changes in grade. All changes in grade shall be connected by vertical
curves of sufficient length to provide a smooth transition and proper
sight distance, as established in the American Association of State
Highway and Transportation Officials (AASHTO) publication "A Policy
on Geometric Design of Highways and Streets."
N.
Cul-de-sac streets. Cul-de-sac streets are discouraged, but where
unavoidable or determined to be necessary for public safety, shall
not be longer than 1,000 feet nor serve more than 10 lots. A turnaround
shall be provided at the end of the cul-de-sac with a right-of-way
radius of not less than 50 feet and a curbline radius of not less
than 40 feet. Whenever possible, the turnaround shall be tangent to
the right side of the street. If a dead-end street is of a temporary
nature, a similar turnaround shall be provided and provisions made
for the future extension of the street and reversion of the excess
right-of-way to the adjoining properties. The removal of excess improvements
shall be the responsibility of any future developer.
O.
Half streets. Half streets shall be prohibited except where essential
to the reasonable development of the subdivision in conformity with
other requirements of these regulations and where the Planning Board
finds it will be practical to require the dedication of the other
half when the adjoining property is subdivided, and the other half
of the street shall be plotted within such tract.
P.
Private streets. Private streets shall not be approved nor shall
public improvements be approved for any private street.
Q.
Sight triangles.
(1)
Sight triangles shall be required at each quadrant of two intersecting
streets (or one street where the road tangents deflect more than 45%)
and streets with driveways. Sight triangles shall comply with the
requirements of AASHTO and the Morris County Land Development Standards.
(2)
The area within a sight triangle shall be a dedicated easement by
deed as a part of the street right-of-way and shall be maintained
as a part of the lot adjoining the street or site plan as a sight-triangle
easement. A sight-triangle easement dedication shall be expressed
on the plat as follows: "Sight-triangle easement subject to grading,
planting and construction restrictions as required by the Township
of Montville Land Use Ordinance, § 230-58Q."
(3)
Portions of a lot set aside for the sight triangle shall be calculated in determining the lot area and may be included in determining the minimum setbacks required by the Zoning Ordinance. (See Part 4 of this chapter.)
(4)
Within a sight triangle, no grading, planting or structure shall
be erected or maintained more than 30 inches above the curb or edge
of the roadway or lower than eight feet above the center-line grade
of either intersecting street or driveway, excluding street name signs
or any signs as regulated by the Manual of Uniform Traffic Control
Devices. Where any street or driveway intersection involves earth
or rock banks or vegetation, including trees, the developer shall
trim such vegetation and remove the trees as well as establish proper
excavation, retaining walls and grading to provide the required sight
triangle.
R.
Railroad crossings. Access to a subdivision by means of a railroad
grade crossing is prohibited.
S.
Curbs. Curbs shall be constructed along both sides of all streets,
in accordance with the standards set forth in Schedule B.[3]
[3]
Editor's Note: Schedule B is included at the end of this chapter.
Streets and curbs in residential developments shall be designed and constructed in accordance with the provisions set forth in § 230-58 for nonresidential developments, except where such provisions conflict with the Residential Site Improvement Standards at N.J.A.C. 5:21. In the event of a conflict between § 230-58 and the Residential Site Improvement Standards (RSIS), the RSIS shall govern.
A.
Design and placement of traffic signs included in all development
applications shall follow the requirements specified in "Manual on
Uniform Traffic Control Devices for Streets and Highways," published
by the United States Department of Transportation and adopted by the
New Jersey Department of Transportation.
B.
There shall be at least two street signs furnished at each four-way
intersection and one street sign at each T-intersection. All signs
shall be installed free of visual obstruction and shall show the name
of both intersecting streets. Street name signs shall be designed
and erected in accordance with Township standards.
C.
At signalized intersections, street signs shall be located on the
overhead arm supporting the traffic signal, or otherwise suitably
suspended over the intersection. Roadway clearance shall be a minimum
of 15 feet from the bottom of the sign or supporting equipment to
the top of the paved surface.
D.
Street names. No new street shall have a name which will duplicate
or so nearly duplicate in spelling or phonetic sound the names of
existing streets. The continuation of an existing street shall have
the same name. All street names shall be approved by the Township.
The Planning Board reserves the right to change any proposed subdivision
street name as it deems desirable. In general, the following may be
used as a guide for names:
(1)
Place: a connecting link, one block long and between two longer streets.
(2)
Court: a cul-de-sac.
(3)
Terrace: a loop street which begins and ends on the same street and
is not connected with other streets.
(4)
Lane, street or way: short streets not serving as connectors.
(5)
Avenue, drive or road: a connector or arterial street.
E.
Naming streets.
[Added 6-12-2018 by Ord.
No. 2018-10]
(1)
The
Township shall retain on file with the Township Clerk a list of suggested
street names, the applicable sections of the Township and the significance
to the Township.
(2)
The
Historic Preservation and Review Commission shall review the list
periodically and make recommendations to the Township Committee as
to which street names should be utilized and which streets should
be renamed.
(3)
Procedure:
(a)
When a request to name or rename a street is brought to the Township,
Administration shall provide the request along with the list of suggested
names to the Historic Preservation and Review Commission for review
and recommendation as to the appropriate name;
(b)
The Historic Preservation and Review Commission shall consider the
matter at the next regularly scheduled meeting following submission
of the request;
(c)
The Historic Preservation and Review Commission shall submit its
recommendation to the Township Clerk within seven days of the date
of the meeting at which the street naming/renaming request was submitted;
(d)
The Township Committee shall make the final determination as to naming
and renaming of streets;
(e)
The Township Committee shall adopt an ordinance naming or renaming
the street as requested.
A.
Sidewalks shall be installed in locations indicated in the Circulation
Plan Element of the Master Plan and in the locations listed below,
as well as elsewhere if pedestrian traffic conditions render them
desirable or necessary:
(1)
R-27 Zones: one side only on all streets, but not on permanent cul-de-sac
streets less than 1,000 feet in length.
(2)
R-20 and R-15 Zones: both sides of all streets.
(3)
AH Zones: both sides of all streets.
(4)
Along established pedestrian routes within 1,000 feet of schools
and other public facilities.
B.
Sidewalks, where required, shall be designed in accordance with the
standards set forth in Schedule B, Street Construction Specifications,
included at the end of this chapter.
A.
Separate bicycle paths and lanes shall be required only if such paths
and lanes have been specified as part of the Township's adopted Circulation
Plan Element of the Master Plan and/or Official Map.
B.
Bicycle lanes, where provided, shall be placed in the outside lane
of a roadway, adjacent to the curb or shoulder. When on-street parking
is permitted, the bicycle lane shall be located between the parking
lane, if provided, and the outer lane of moving vehicles. Lanes shall
be delineated with markings, preferably striping. Raised reflectors
or curbs shall not be used.
C.
The construction of bikeways shall comply with the specifications
set forth in N.J.A.C. 5:21-4.18, as well as the following:
(1)
The paved width of the bicycle path shall be in accordance with the
following standards, as established by the Circulation Plan Element
of the Master Plan:
(2)
Choice of surface materials, including bituminous mixed, concrete,
compacted gravel, soil cement, stabilized earth, and wood planking
shall depend on use and users of the path. Gradients of bike paths
should generally not exceed 5%.
(3)
Bicycle-safe drainage grates shall be used in the construction of
all residential streets.
A.
Culverts, storm sewers and storm drainage collection and detention and/or retention basins. The storm drainage collection system and the detention and/or retention basin system installed shall include storm sewers located within the beds of streets, culverts and inlets and storm sewers running through designated easement areas and drainage pipes attached thereto, as well as dry wells and swales, regrading, excavation, detention, retention and/or recharge basins which are required by this chapter to meet the objectives thereof, all in accordance with the Residential Site Improvement Standards at N.J.A.C. 5:21 for residential developments and stormwater management requirements at Articles XII and XIII of this chapter for nonresidential developments. Aspects of major residential developments that are not preempted by the Residential Site Improvement Standards at N.J.A.C. 5:21 shall conform to the stormwater management requirements at Article XII of this chapter. The Township Engineer may require of the developer additional reasonable drainage improvements in order to correct a drainage problem which develops during the course of construction of single-family dwellings in a subdivision. All such drainage problems shall be rectified to the satisfaction of the Township prior to the final release of any performance guarantee posted as a condition of final subdivision approval.
B.
Major developments under this section shall provide a dedicated contribution
to the Township to finance future maintenance of stormwater management
facilities if they are accepted by the Township.
(1)
The amount of the contribution shall be calculated based on the following:
(b)
The present annual maintenance, administrative, insurance, and
support costs as published in the Cost Estimate of the Operations
and Maintenance Manual for the stormwater management measures incorporated
into the development.
(c)
The anticipated annual increase in present costs due to inflation,
equipment depreciation and replacement, increases in labor and insurance
rates, rising disposal costs, and other factors, not to be less than
4% (or whatever the current inflation rate is) compounded per fiscal
year.
(d)
The anticipated annual interest earned by the dedicated contribution,
as determined by the federal interest rate in effect at the time of
project approval.
(e)
The percentage, if any; of cost sharing between the developer
and the municipality or county.
(2)
The amount of the dedicated contribution, based on the requirements of § 230-63B, shall be calculated using unit prices established by the New Jersey Department of Environmental Protection Stormwater Management Facility Maintenance Manual, or other publication, and shall be subject to approval of the Planning Board Engineer or Township Engineer.
Monuments shall be of the size and shape required by L. 1960,
c. 141, the Map Filing Law (N.J.S.A. 46:23-9.9 et seq.),[1] shall by placed in accordance with said statute and shall
be indicated on the final plat.
[1]
Editor's Note: Former N.J.S.A. 46:23-9.7 to 46:23-9.16 were
repealed by L. 2011, c. 217, § 2, effective 5-1-2012. See now
N.J.S.A. 46:26B-1 et seq.
A.
Block length and width or acreage within bounding roads shall be
of such size and shape as to accommodate the size of lots required
in the area by the zoning regulations.[1] Consideration of topography and street layout shall provide
for convenient access, circulation control and safety of street traffic.
[1]
Editor's Note: See Part 4, Zoning Regulations.
B.
In blocks of 600 or more feet in length, pedestrian footpaths or
access may be required in locations deemed necessary by the approving
authority, as permitted in N.J.A.C. 5:21-4.5(f). Such walkway shall
be at least 10 feet wide in right-of-way with a five-foot-wide improved
pavement surface. Said walkway may also include other improvements,
including streetlighting.
A.
Dimensions. Lot dimensions and area shall be not less than the requirements of the Zoning Ordinance. (See Part 4 of this chapter.)
B.
Side lines. Insofar as is practical, side lot lines shall be at right
angles to straight streets and radial to curved streets.
C.
Frontage. Each lot must front upon an approved and improved street
with a right-of-way width in accordance with the Morris County Land
Development Standards or RSIS, as applicable.
D.
Setbacks. Where extra width has been dedicated or is proposed in
the Master Plan for widening of existing streets, lots shall begin
at such extra width line, and all setbacks shall be measured from
such line.
E.
Suitability. Where there is a question as to the suitability of a
lot or lots for their intended use due to factors such as rock formations,
drainage conditions, watercourses, historic sites, flood conditions
or similar circumstances, the Planning Board may, after adequate investigation,
withhold approval of such lots. All lots shall be so arranged that,
to the greatest extent possible, each lot can reasonably be developed
without intruding into areas of physical and environmental constraint,
especially areas of steep slope and wetland areas.
F.
Corner lots. The intersection of the two property lines adjoining
the street shall be rounded to a radius of 25 feet.
G.
Further subdivision. Where a tract is subdivided into larger parcels
than ordinary building lots, such parcels shall be arranged so as
to allow the opening of future streets and logical further subdivision.
H.
Driveways.
(1)
A driveway, designed in accordance with the standards set forth in
Schedule B,[1] not less than 12 feet in width and having a grade not
exceeding 10% shall be installed on each detached single- or two-family
residential lot between the curb and dwelling. If the setback of the
dwelling from the street right-of-way exceeds 100 feet, the Township
Engineer may, upon written request of the owner, reduce the requirement
of pavement to the first 25 feet of driveway length measured from
the street; provided, however, that the Engineer shall establish appropriate
conditions for grading, drainage, erosion control and surface improvement
as circumstances relating to the driveway may demand in order to guarantee
safe and convenient access and to protect the public interest. Each
lot whereon driveway access is provided on any street other than a
cul-de-sac street shall provide a viable k-turn or similar turnaround
area to enable vehicles to pull out head first from the driveway on
to the street. Side-entry garages are encouraged to the greatest extent
possible. No driveway shall be located within 50 feet of an intersection.
[Amended 12-9-2014 by Ord. No. 2014-33]
[1]
Editor's Note: Schedule B is included as an attachment to this chapter.
(2)
The connection of any driveway to a street shall be by a vertical
curve of sufficient radius to provide a smooth transition. The angle
of intersection of a driveway with a street shall not be less than
60°. The initial 20 feet and the 20 feet in front of a garage
of any driveway shall not have a slope exceeding 2%.
(3)
For sag curves, the grade difference between a driveway and the adjoining
roadway should not exceed 12% within any 10 feet of distance. For
crest curves, the maximum grade difference should not exceed 8% within
any 10 feet.
(4)
Driveways and parking areas on residential lots in the R-120, R-80
and R-43 Districts shall be located at least 10 feet from side and
rear property lines. Driveways and parking areas in the R-27, R-20
and R-15 Districts shall be located at least five feet from side and
rear property lines.
I.
Shape.
To the maximum extent practical, odd- or irregularly shaped lots shall
be prohibited.
[Added 3-9-2021 by Ord. No. 2021-03]
All new electric and telephone wires shall be installed underground. In addition, underground community antenna television service lines shall be installed if the Township has executed a franchise agreement with a community antenna television company. (See Chapter A445, Cable System Franchise Agreements.) All such utility installations shall be made in accordance with the following provisions:
A.
The applicant shall arrange with the serving utility for the underground
installation of the utility's distribution supply lines, transformers,
service connections and related equipment and shall submit to the
Planning Board, prior to the granting of final approval, a written
instrument from each serving utility which shall evidence full compliance
with the provisions of this subsection; provided, however, that lots
in such subdivisions which abut existing streets where overhead electric
or telephone distribution supply lines have theretofore been installed
on any portion of the streets involved may be supplied with electric
and telephone service from such overhead lines or extensions thereof,
but the transformers, service connections and related equipment from
the utilities' overhead shall be installed underground. The requirements
of this subsection are in addition to and supplement the regulations
of the Board of Public Utility Commissioners, and wherever the provisions
of this subsection require a greater amount of equipment to be placed
underground or impose restrictions more extensive than the regulations
of the Board of Public Utility Commissioners, the requirements of
this subsection shall govern.
B.
Wherever the utility is not installed in the public right-of-way,
an appropriate utility easement not less than 20 feet in width shall
be provided.
C.
All such underground installations for utilities and their service
lines shall be subject to inspection and approval by the Township
Engineer, who shall be notified of such underground installations
at least 24 hours prior to any excavation therefor. No underground
installation shall be covered until inspected and approved by the
Township Engineer and those agencies having jurisdiction over the
particular installation. Notification and request for inspection shall
take place immediately upon completion of the utility. Bank-run sand
and gravel shall be used as backfill material and shall be thoroughly
mechanically tamped.
A.
Where the public water supply system of the Water and Sewer Department
is reasonably accessible, each lot within the subdivision area shall
be provided with public water by the required extension of water mains
and connections thereto. The cost thereof shall be borne by the subdivider.
All such installations of water mains and connections shall be subject
to the inspection and approval of the Water and Sewer Department.
B.
Where the public water supply system is not reasonably accessible,
the subdivider shall be required to construct individual wells or
a private water supply system in such a manner that an adequate supply
of potable water will be available to every lot in the subdivision
at the time improvements are erected thereon. The adequacy, healthfulness
and potableness of the water supply shall be subject to the approval
of the Board of Health of the Township and, when required, the State
Department of Environmental Protection. The water supply system shall
be constructed in accordance with the requirements of the Township
Board of Health and, when required, the State Department of Environmental
Protection.
C.
Fire-fighting facilities.
(1)
Whenever a central water system services a development, fire hydrants
shall be installed along all streets. Fire hydrants shall be of the
type approved by the Water and Sewer Department, shall be placed and
installed in accordance with its standards and shall also be subject
to inspection by and approval of the Bureau of Fire Prevention.
(2)
Where streams or ponds exist or are proposed on lands to be developed,
facilities shall be provided to draft water for fire-fighting purposes.
This shall include access to a public street suitable for use by fire-fighting
equipment and construction of improvements to ponds, dams or similar
on-site development, where feasible. Such facilities shall be constructed
to the satisfaction of the Township Water and Sewer Department, Township
Engineer and the Bureau of Fire Prevention and shall be in accordance
with the standards of the Fire Insurance Rating Organization.
D.
Where individual wells or a private water supply system is approved
for a subdivision, the Planning Board may require the installation
of dry water mains and connections thereto.
E.
In addition to the provisions above, all water supply systems in
residential developments shall be installed in accordance with the
Residential Site Improvement Standards at N.J.A.C. 5:21-5. In the
event of a conflict between this section and the Residential Site
Improvement Standards (RSIS), the RSIS shall govern.
A.
Where the public sanitary sewer system of the Water and Sewer Department
is reasonably accessible, each lot within the subdivision area shall
be provided with sewage disposal facilities by the required extension
of sewer mains and connections thereto. The cost thereof shall be
borne by the subdivider. All such installations of sewer mains and
connections thereto shall be subject to the inspection and approval
of the Water and Sewer Department.
B.
Where a public sanitary sewer system is not reasonably accessible,
the subdivider shall install individual sewage disposal systems for
each lot at the time improvements are erected thereon. All such individual
sewage disposal systems shall be constructed in accordance with the
requirements of the Board of Health of the Township.
C.
Where individual sewage disposal systems are approved for a subdivision,
the Planning Board may require the installation of dry sanitary sewers
and connections thereto.
D.
In addition to the provisions above, all sanitary sewer systems in
residential developments shall be installed in accordance with the
Residential Site Improvement Standards at N.J.A.C. 5:21-5. In the
event of a conflict between this section and the Residential Site
Improvement Standards (RSIS), the RSIS shall govern.
A.
Topsoil specifications. No topsoil shall be removed from any site
or used as spoil. Topsoil moved during the course of construction
shall be redistributed so as to provide at least four compacted inches
of spread cover to all seeding and planting areas of the subdivision
and shall be stabilized by seeding or planting. In the event that
the quantity of topsoil at the site is insufficient to provide four
inches of cover for all seeding and planting areas, the developer
shall provide and distribute a sufficient quantity of topsoil to provide
such a cover. Topsoil so provided shall meet the following specifications:
|
Physical Limits
| |||
|---|---|---|---|
|
Type
|
Diameter
|
Quantity
(percent by weight)
| |
|
Gravel
|
Larger than 1 inch
|
None
| |
|
Gravel
|
1/4 inch to 1 inch
|
Less than 3
| |
|
Gravel
|
2 mm to 1/4 inch
|
Less than 10
| |
|
Sand
|
0.05 mm to 2 mm
|
40 to 60
| |
|
Silt
|
0.002 mm to 0.05 mm
|
25 to 50
| |
|
Clay
|
Less than 0.002 mm
|
Less than 20
| |
|
Chemical Limits of Organic Matter
(wet digestion method)
| ||
|---|---|---|
|
Type
|
Quantity
(percent)
| |
|
Sandy loam
|
1.5 to 20
| |
|
Loam or silt loam
|
3.0 to 20
| |
|
Soil reaction (pH)
|
4.5 to 7.0
| |
|
Salt concentration (1:2 soil/water ratio)
|
Less than 50
| |
B.
Fertilizer, seed and mulch specifications.
(1)
The fertilizing, seeding and mulching shall meet the following specifications:
(a)
Ground limestone: two tons per acre.
(b)
10-20-10 fertilizer: 600 pounds per acre.
(c)
Salt, hay or straw mulch: 1 1/2 to two tons per acre.
(d)
Temporary seeding: one pound of ryegrass per 1,000 square feet.
(e)
Permanent seeding: 1/2 pound of perennial ryegrass, 3/4 pound
of creeping red fescue and 3/8 pound of Kentucky bluegrass per 1,000
square feet.
(2)
These mixtures may be either broadcast seeded or hydroseeded. If
hydroseeded, the fertilizer, seed, mulch and mulch binder are applied
at the same rate in a slurry mix. This section of the Land Use Regulations
will not be considered complied with until the seed attains growth
sufficient to ensure a stable, nonerodable ground condition.
A.
Conceptual grading plans shall be required for all subdivisions and
a final grading plan shall be required for all individual lots. All
grading plans shall include the following information:
(1)
Existing and proposed grades represented by contours at two-foot
intervals. Existing contours shall be shown for a distance of 50 feet
beyond the plot limits.
[Amended 12-9-2014 by Ord. No. 2014-33]
(2)
Existing and proposed elevations at all plot corners, building corners,
centers of swales, driveways, and at the locations of all changes
in direction of stormwater flow.
(3)
Swales and other means for the disposition of all stormwater runoff
originating within the plot and of stormwater originating outside
the plot and which will flow into the plot.
(4)
Footprint of typical dwelling, including location of the garage,
and the proposed elevation of the basement, first and garage floors.
(5)
All proposed walks, driveways, sidewalks and curbs, with widths where
applicable.
(6)
Limits of clearing, including all trees four inches or more in diameter,
as measured four feet above ground level, outside of a wooded area,
proposed to be removed.
B.
Design standards for grading plans.
(1)
No soil shall be excavated, removed, deposited or disturbed except
as a result of and in accordance with a grading plan approved under
the terms of this chapter.
(2)
Proposed disturbance of soil shall be for purposes consistent with
the intent of this chapter, and it shall be executed in a manner that
will not cause excessive erosion of other unstable conditions. In
this regard, no land along a property line shall be excavated or filled
in a manner which will disturb the root system of trees and other
vegetation on adjoining property or cause erosion of soil on or into
adjoining property.
(3)
Provision shall be made for the proper disposition of surface water
runoff so that it will not create unstable conditions. Appropriate
storm drainage facilities shall be provided for downstream properties.
(4)
There shall be no diversion of additional stormwater onto property
of others nor shall any construction or grading on the lot result
in an increase in existing stormwater flow onto property of others.
(5)
Provision shall be made for any structures or protective measures
that proposed slopes may require for the protection of the public
safety, including but not limited to retaining walls, headwalls and
fences.
(6)
Any proposed building or structure or attendant protective measures
shall not impede the flow of surface waters through any watercourse
or cause an increase in flood heights or velocities.
(7)
Any proposed vehicular facilities, including roads, drives or parking
areas, shall be so designed that any land disturbances shall not cause
excessive erosion.
(8)
Any fill placed on the lot shall be properly stabilized and, when
found necessary depending upon existing slopes and soil types, supported
by retaining walls or other appropriate structures as approved by
the Township Engineer. In filling operations to bring a subdivision
to approved grade or during the development of a subdivision for any
reason, no tree trunks, stumps, branches or junk or refuse of any
kind which will decay, decompose, degenerate, deteriorate, rot or
rust shall be used. All such prohibited material shall be removed
from any subdivision prior to filling to grade.
(9)
All cuts shall be supported by retaining walls or other appropriate
retaining structures when, depending upon the nature of the soil characteristics,
such structures are found necessary in order to prevent erosion.
(10)
There shall be no alteration of site elevations in excess of
one foot within five feet of an adjoining property.
(11)
Changes in grade shall not exceed a slope of 3:1 unless supported
by retaining walls.
(12)
No terrain grades steeper than 10% measured perpendicular to the foundation nor steeper than 25% measured parallel to the foundation shall be permitted within 25 feet of the front and rear of the proposed principal building and within 10 feet of each side of said principal building. See § 230-159M(5) for exemptions pertaining to retaining walls.
[Amended 12-9-2014 by Ord. No. 2014-33]
(13)
The Township Engineer may modify any of the above requirements
if, in his/her professional judgment, a lesser standard will provide
adequate protection to the health, safety and general welfare of the
Township and of adjoining property, including waivers for minor grading.
C.
Gravel driveways shall be considered impervious, provided that credit
shall be given for the impervious calculation, up to 25% of the area
devoted to gravel, for that portion of a driveway that is comprised
of gravel.
A.
Shade trees shall be provided and installed by developers, along
Township roads, as required by this chapter.
B.
Shade trees shall be placed within a shade tree easement to benefit
the Township, which shall be located 10 feet from the face of the
curb.
C.
The planting distance between trees shall be a maximum of 50 feet, except that ornamental trees may be planted a maximum distance of 30 feet apart. No shade trees shall be placed in the sight triangle easement required per § 230-58Q, nor within 25 feet of the intersection of two street rights-of-way.
D.
The minimum caliper of shade trees shall be 2 1/2 inches, measured
at one foot above the ground.
E.
The minimum height of shade trees shall be 12 feet, except ornamental
trees, which shall be a height of not less than eight feet.
F.
All trees shall be balled and burlapped (B&B); shall be of nursery
stock; shall be of symmetrical growth; shall be free of disease, insects
and mechanical injury; shall be straight of stem with a well balanced
top; shall be of vigorous growth; and shall have a well developed
root system. The trunks of the shade trees (except ornamental trees)
are to be free of branches to a height of at least seven feet from
the ground and the first branch shall be not over nine feet from the
ground.
G.
The planting hole shall be one foot in diameter greater than the
root ball and a six-inch trench around the outer edge of the bottom
of the planting pit with the soil directly under the new tree to be
undisturbed ground to avoid settlement over time. The planted depth
of the top of the shade tree shall be placed flush with the adjacent
ground and only a two-inch layer of mulch (no soil), is permitted
on the top of the root ball of the shade tree.
H.
The soil for backfilling the hole shall be a mixture of three parts
loamy soil, two parts coarse sand and one part humus. This planting
mixture shall be adjusted as required pending an analysis of the parent
soil on the property. Drainage material should be installed as needed
should high groundwater levels be encountered.
I.
After backfilling, the surface of the planting hole shall be mulched
with wood chips, hay, straw or other suitable material.
J.
After planting, tree trunks shall be wrapped with approved tree wrap
manufactured for this purpose from the ground level to the lowest
branches. The wrapping is to be removed after two years.
K.
Each tree shall be staked with three stakes. Stakes shall be locust,
oak, cedar or other material that will last two years. Stakes shall
be two inches by two inches and six to eight feet long.
L.
Fastening and support shall be by means of tape 1 1/2 inches
to two inches wide or material that will not harm the tree.
M.
Species of shade trees shall be as required by the Shade Tree Commission.
A lighting plan prepared by a qualified individual shall be
provided with major subdivision applications. Streetlights shall be
installed at all intersections and culs-de-sac and at three-hundred-foot
intervals along all streets. All streetlighting shall be subject to
a plan approved by the J.C.P. & L. Co. The lights shall be installed
solely for the purpose of illuminating the roadways and shall be of
such a nature as to minimize the illumination on adjacent properties.
The developer shall provide for the installation of underground service.
A.
Easements. In large-scale development, easements along rear property
lines or elsewhere for utility installations may be required. Such
easements shall be at least 20 feet wide and located in consultation
with the Township Engineer or Water and Sewer Department.
B.
Riparian zones. Where a subdivision is traversed by a watercourse, drainageway, channel, stream or other surface water body, said subdivision shall comply with the riparian zone requirements set forth in the Flood Hazard Area Control Act Rules, N.J.A.C. 7:13, and Article XXIX of this chapter.
C.
Natural features.
(1)
Natural features, such as trees, brooks, hilltops, wetlands and wetland
transition areas, steep slopes and views shall be preserved, to the
greatest extent possible, in designing any subdivision containing
such features.
(2)
Subdivisions containing steep slopes and/or wetlands shall be designed in accordance with Article XI of this chapter.
(3)
An environmental impact statement, which assesses the impact of the proposed development upon the environment, shall be provided wherever required under Chapter 160 of the Township of Montville Code.
(4)
The Planning Board may require that natural features be protected
by means of deed restrictions, conservation easements or other appropriate
instruments. Conservation easements shall be clearly marked as detailed
in Figure 7 located in the Appendix of this chapter.
[Added 3-9-2021 by Ord. No. 2021-03]
A.
Application.
The design standards in this section shall apply to new single-family
development approved as part of a major subdivision.
B.
Height.
Irrespective of the maximum height provisions set forth in Schedule
D, Schedule of Area and Bulk Requirements,[1] new single-family dwellings with conforming lot areas
and setbacks and a minimum roof pitch of 8/12 shall be permitted a
maximum building height not to exceed 38 feet, except that for new
single-family dwellings in the R-15 Zone with conforming lot areas
and setbacks a minimum roof pitch of 8/12, a maximum building height
up to 33 feet shall be permitted.
[1]
Editor's Note: Said schedule is included as an attachment to this chapter.
C.
Roofs.
(1)
Flat roofs are prohibited on single-family dwellings, except on lower
tier roofs, and shall not occupy more than 20% of the dwelling's total
roof coverage (not to be interpreted as total roof area).
(2)
All single-family dwellings shall have a minimum roof pitch of 6/12
for a minimum of 80% of the dwelling's total roof coverage (not to
be interpreted as total roof area) and shall be fully enclosed to
the roof peak.
D.
Primary
entrance.
(1)
The primary entrance to single-family dwellings shall face the street
identified as the property's street address.
E.
Garages.
(1)
Required garages. Single-family dwellings of less than 3,000 square
feet of habitable floor area shall require a minimum of one enclosed
garage space of at least 10 feet by 20 feet and those of 3,000 square
feet or greater of habitable floor area shall require a minimum of
two enclosed garage spaces of at least 20 feet by 20 feet.
(2)
Attached front-facing garages in single-family dwellings may project
a maximum of eight feet in the front yard from the front plane of
the dwelling to prevent "snout" design configurations and minimize
the prominence of garages, as they are intended to be secondary design
features consistent with the prevailing character of the Township's
existing housing stock. However, in no event shall the garage be permitted
to encroach within the required front yard setback.
(3)
Attached garages shall have entrances from other than the front (side
or rear), except that lots of a width less than ninety (90) feet at
the required setback line shall be permitted to have front-facing
garages limited to a maximum of 24 feet in width to accommodate parking
for a maximum of two vehicles.
The Board may impose other conditions where specific problems
peculiar to any particular development exist which are likely to be
detrimental to the public safety and general welfare of the Township.
