A.
All improvements shall be installed in complete accordance with the
standards of this Part 4, with other particular specifications approved
by the reviewing agency and Township Engineer, and with all other
applicable municipal, county, state and federal regulations, including
the Residential Site Improvement Standards (N.J.A.C. 5:21).
(1)
Should improvements be required which are not provided for within the particular sections of this Part 4, they shall be designed and constructed in accordance with good engineering practice and recognized design standards.
(2)
The developer (or his engineer) shall submit calculations and
construction specifications in each instance.
(3)
Prior to initiation of such specialized design, the particular
standards to be utilized shall be submitted for review by the reviewing
agency and Township Engineer.
B.
The Standard Specifications for Road and Bridge Construction of the
New Jersey Department of Transportation (latest edition), including
all addenda, and the Standard Construction Details of the New Jersey
Department of Transportation (latest revision), as modified, supplemented,
amended or superseded by the requirements of this Part 4, by the approved
final plat, by particular agreement among the reviewing agency, Township
Council and subdivider or by other applicable Township, county, state
or federal regulations, shall govern the completion of the required
improvements. Such Standard Specifications and Standard Construction
Details (Standards) are made a part of this Part 4 by reference and
will not be repeated herein. The requirements of this Part 4 of an
approved final plat or of particular agreements and conditions of
approval and of applicable Township, county, state or federal regulations
shall govern and prevail in the case of conflict between them and
the Standard Specifications or Standard Construction Details. Should
the Township adopt, subsequent to the effective date of this Part
4, particular and specific Standard Construction Details for the Township,
they shall govern and prevail over the Standard Construction Details
of the New Jersey Department of Transportation previously referred
to.
A.
All site plans, plot plans and subdivision plats shall conform to
design standards that will encourage desirable development patterns
within the Township.[1]
(1)
Where either or both an Official Map or Master Plan have been
adopted, the plot, site and subdivision plans shall conform to the
proposals and conditions shown thereon.
(2)
The streets, drainage rights-of-way, school sites, public parks
and playgrounds and other municipal facilities shown on an adopted
Master Plan or Official Map shall be considered in the review of plot,
site and subdivision plans.
(3)
Where no Master Plan or Official Map exists, or makes no provisions
therefor, streets and drainage rights-of-way shall be shown on the
final plat in accordance with N.J.S.A. 40:55D-38 and shall be such
as to lend themselves to the harmonious development of the Township
and the enhancement of the public welfare.
B.
Within the criteria established by and subject to the review and
approval of the reviewing agency, all design of a plot, site or subdivision
plan is the responsibility of the developer, and he shall be responsible
for and bear the entire cost of any and all investigations, tests,
reports, surveys, samples, calculations, environmental assessments,
designs, researches or any other activity necessary to the completion
of the design.[2]
(1)
The standards set forth in this article shall be taken to be
the minimum necessary to meet its purposes as set forth elsewhere
herein.
(2)
The responsibility of the reviewing agency shall be to see that
these minimum standards are followed and, in those cases not covered
by these standards, sufficient precautions are taken to assure that
the eventual design is conducive to the implementation of the purposes
of this Part 4 and the Township Master Plan.
(3)
The reviewing agency may employ professionals in various disciplines
to advise and assist it in its determinations.
(4)
Any decisions of the reviewing agency regarding the suitability
or sufficiency of any design proposal, taken upon advice of its professionals
and subject to the provisions of this Part 4, shall be deemed conclusive.
C.
When a developer determines that it will be necessary to utilize
design standards in addition to or other than those minimum requirements
established herein, he is advised to consult with the Township Engineer
prior to beginning his detailed design, for review and approval of
his proposed design standards.
(1)
Standards utilized should generally be nationally recognized
and in common use in this area.
(2)
Design standards may not be utilized if they do not have the
approval of the Township Engineer.
(3)
The design standard change shall be approved by the reviewing
agency upon a report from the Township Engineer.
D.
It is recognized that, in certain instances, preexisting conditions
or the uniqueness of a particular proposal may require the waiver
of some of the standards presented herein.
(1)
The reviewing agency may consider and, for cause shown, may
waive strict conformance with such of these detailed design standards
as it sees fit.
(2)
Any developer desiring such action shall present with his application
for development a listing of all such waivers desired, together with
the reasons therefor.
A.
The following standards and guidelines contained herein shall apply
to all development applications submitted for approval containing
proposed new buildings and structures or alterations or modifications
to existing structures.[1]
B.
These building design objectives are intended to assist the reviewing
agency in the review of specific development proposals:
(1)
All buildings should be located with proper consideration of
their orientation and relationship to other buildings, both existing
and proposed, in terms of light, air and usable open space; access
to public rights-of-way and off-street parking; height and bulk; drainage
and existing topography; trees and vegetation; watercourses; solar
access and energy conservation.
(2)
Groups of related buildings shall be designed to present a harmonious
appearance in terms of architectural style and exterior materials.
(3)
Buildings should be designed to be attractive from all vantage
points, including fences, storage areas and rear entrances.
(4)
Building setbacks should be varied to the extent practicable
in order to provide an interesting interplay of buildings and open
spaces.
(5)
Accessory buildings and structures should be architecturally
treated in the same manner as principal structures.
(6)
All exterior storage and service yards, loading docks and ramps,
electrical and mechanical equipment and enclosures, storage tanks
and the like shall be screened from the public view, within and from
the outside of the development, by a fence, wall or mature landscape
materials, consistent with the exterior design of the building within
the development.
(7)
Colors, materials and finishes shall be coordinated in all exterior
elevations of buildings to achieve continuity of expression. All roof
and wall projections, such as gutters, flues, louvers, utility boxes,
vents, grills, downspouts, exposed flashing and overhead doors, shall
be painted or installed with an anodized or acrylic finish, in a color
to match adjacent surfaces.
(8)
Buildings of a traditional design should have steeper roofs.
Overhangs should be consistent in the front and rear.
(9)
All openings in the wall of a structure, such as windows and
doors, should relate to each other on each elevation, vertically and
horizontally, in a clearly defined order, and should take into account
orientation to the sun, in terms of architectural elements for sun
shading and consideration of the efficiencies of heat loss and gain
through such openings.
(10)
Buildings and parking areas should be designed to relate to
existing grade conditions. Exposed basement walls are not acceptable
as an architectural treatment. All exposed basement walls must be
covered to relate properly to the side of the building.
(11)
Landscape elements shall relate to architectural design elements
and shall be considered a strong unifying component of the overall
site design, reflecting the natural and man-made (architectural and
aesthetic) qualities of the development.
C.
These residential design standards and guidelines are intended to
assist in the review of specific proposals:[2]
(1)
Residential design should create the appearance of individuality
of housing units and avoid the appearance of a large, undifferentiated
project.
(2)
Dwelling units should have adequate interior living space, using
low-maintenance, high-quality and aesthetically attractive materials.
(3)
Easy access to outdoor space and parking from all residential
units should be provided.
(4)
The design should provide a safe, well-lighted residential environment,
free of through traffic and congestion.
D.
Dwelling units in a development which are designed for the possible
use by physically handicapped persons shall meet or exceed the New
Jersey Uniform Construction Code[3] minimum property standards and the additional requirements
contained in N.J.A.C. 5:23-1 et seq., pertaining to barrier-free regulations.
E.
The commercial office and industrial design standards contained below
are intended to assist in the review of specific proposals:[4]
(1)
Exterior materials may include brick, stone, anodized aluminum
and baked enamel metal panels, precast concrete and similar materials,
with appropriate texture and trim to prevent large, undifferentiated
facade of the same material.
(2)
All roof planes or caps meeting the exterior facade shall have
overhangs or appropriate cornice and trim details.
(3)
All major entrances to buildings shall be properly identified
with architectural elements, such as recessed entranceways, projected
overhangs and porticos.
(4)
Flat roof canopies on metal pipe columns shall not be used on
commercial buildings.
(5)
Window and door openings shall include appropriate trim and
either recesses or overhangs to promote a harmonious variety of light
and shade on the facade of the building.
(6)
Buildings and structures used for functional purposes, such
as warehouses, indoor sports facilities and manufacturing facilities,
shall include appropriate landscaping adjacent to boundary facades
in the public view.
A.
The block length, width and acreage within bounding roads shall be
such as to accommodate the size and dimensions of lots required for
the zoning district by this Part 4 and to provide for convenient access,
circulation control and safety of vehicles and pedestrians.
B.
Block lengths may vary between 400 and 2,000 feet, but blocks along
other than local collector streets shall not be more than 1,000 feet
long.
C.
Interior crosswalks, with a right-of-way 20 feet wide, containing
a sidewalk of five feet or greater in width and fenced on both sides
may be required for blocks longer than 1,000 feet, from the ends of
the culs-de-sac to adjacent streets and elsewhere as required by the
public convenience, including the provision of walks giving access
to schools, playgrounds and shopping centers without the necessity
of crossing traffic thoroughfares.
D.
For commercial, group housing or industrial use, block size shall
be sufficient to meet all area and yard requirements for such use.
A.
In zoning districts where bulk storage is a permitted accessory use,
the following minimum requirements shall apply:
(1)
No bulk storage of material or equipment shall be permitted
in any required front yard area or within 50 feet of any public street,
whichever is greater.
(2)
No bulk storage of materials or equipment shall be permitted
between any side or rear lot line and the required side or rear setback
line.
(3)
All bulk storage areas shall be screened from public view by
means of suitable fencing and/or evergreen plantings as required by
the reviewing agency. Where the property is adjacent to a residential
zone or use, the screening shall meet the minimum requirements in
this Part 4, and a six-foot chain-link fence or equivalent shall be
provided.
B.
No fence used to screen a bulk storage area shall be placed closer
to any property line than the distance constituting the required front,
side or rear setbacks, and all setback areas shall be landscaped in
accordance with the requirements in this Part 4.
C.
All service roads, driveways and bulk storage areas shall be paved
with bituminous concrete or other surfacing material, as required
by the reviewing agency, which shall be of sufficient strength to
handle the anticipated use.
D.
In no instance shall on-site bulk storage of material exceed the
height of 10 feet.
E.
No heavy equipment shall be operated or parked closer to the front
property line than the required front setback, plus 20 feet, except
as the same may be in transit to or from the site.
A.
All grading, excavation or embankment construction shall be in accordance
with the approved final plat and shall provide for the disposal of
all stormwater runoff and such groundwater seepage as may be encountered.
All clearing, excavation and embankment construction shall be in accordance
with the applicable requirements of the New Jersey Department of Transportation
Standard Specifications. No excavated material may be removed from
the site, except in accordance with an approved final plat, nor without
the prior approval of the Township Engineer. The stockpile or removal
of soil from a site, except in relationship to an approved plan, shall
not be permitted except as provided by other ordinances of the Township.
Where borrow excavation materials from off-site sources are required
to complete the necessary grading, such material shall meet the requirements
of the Standard Specifications for Borrow Excavation, Zone 3, and
shall be subject to the approval of the Township Engineer. All trees
to be saved must have a snow fence erected at the dripline of the
tree.
B.
Material which the Township Engineer judges unsuitable for use in
roadway embankments may be used for grading outside the roadway right-of-way
or in building areas with the permission of the Township Engineer
and the Construction Code Official (for building areas). Any unsuitable
material which cannot be satisfactorily utilized on the site shall
be removed from the site and disposed of at places to be provided
by the developer.
D.
Such slopes shall be suitably planted with perennial grasses or other
ground cover plantings in accordance with the plans approved by the
reviewing agency.
E.
In areas where excavations or embankments would extend significantly
beyond road rights-of-way, thereby causing disruption to the natural
environment of the development, the reviewing agency may, upon the
application of the developer, consider or may, upon it own initiative,
direct the use of terraces, retaining walls, crib walls or other means
of maintaining roadway slopes.
(1)
In any event, the entire roadway right-of-way shall be fully
graded, and any retaining walls, crib walls or terraces shall be located
outside of the roadway right-of-way, and their maintenance shall be
the responsibility of the owner of the property on which they are
constructed.
(2)
The developer shall make suitable provisions in the instrument
transferring title to any property containing such terraces, retaining
walls or crib walls and shall provide a copy thereof to the reviewing
agency and the Township Clerk.
(3)
All graded areas within or outside of the roadway right-of-way
shall be neatly graded, topsoiled, fertilized and seeded to establish
a stand of perennial grasses.
F.
The tops of slopes in excavations and the toe of slopes in embankment
areas shall not extend beyond the right-of-way line or, where provided
on the plan, to the limit of grading as shown on the final plan. Sidewalk
and easement areas shall slope at 2% to the top of the curb elevation,
and sidewalk construction shall conform to this slope.
G.
Lot grading. Lots shall be graded to secure proper drainage and to
prevent the collection of stormwater. The grading shall be performed
in a manner which will minimize the damage to or destruction of trees
growing on the land. Topsoil shall be provided and/or redistributed
on the surface as cover and shall be stabilized by seeding or planting.
Grading plans shall have been submitted with the preliminary and final
plats, and any departure from these plans must be approved in accordance
with the requirements of this Part 4 for the modification of improvements.
Grading shall be designed to prevent or minimize drainage to structures
or improvements when major storms, exceeding the design basis of the
storm drainage system, occur.
(1)
Wherever possible, the land shall be graded so that the stormwater
from each lot shall drain directly to the street. If it is impossible
to drain directly to the street, it shall be drained to a system of
interior yard drainage designed in accordance with the standards for
drainage facilities, and suitable drainage easements shall be provided.
(2)
Unless otherwise required by the Standard Specifications, all
tree stumps, masonry and other obstructions shall be removed to a
depth of two feet below finished grade.
(3)
The minimum slope for lawns shall be 2%, and, for smooth, hard-finished
surfaces, other than roadways, 3/4 of 1%.
(4)
The maximum grade for lawns within five feet of a building shall
be 5%. The maximum slope within 10 feet of a property line shall be
5%. No lawn areas shall exceed 30% in slope. Further, when there exists
a vertical grade differential that exceeds two feet between first-floor
elevations of structures on adjacent properties, the reviews may require
the use of retaining walls, terracing or other features to minimize
the impact, visual and otherwise, on the adjoining property.[2]
(5)
Retaining walls installed in slope control areas shall be constructed
of heavy treated timber of logs, reinforced concrete, other reinforced
masonry or of other construction acceptable to the Township Engineer
and adequately designed and detailed on the final plat to carry all
earth pressures, including any surcharges. The height of retaining
walls shall not exceed 1/3 of the horizontal distance from the foundation
wall of any building to the face of the retaining wall. Should the
Township adopt, subsequently to this Part 4, standard details for
such construction, the same shall govern.
(6)
The developer shall take all necessary precautions to prevent
any siltation of streams during construction. Such provisions may
include, but are not limited to, construction and maintenance of siltation
basins or holding ponds and division berms through the course of construction.
A.
All concrete used in any subdivision or site improvement shall be
prepared in accordance with the requirements of the Standard Specifications
for the various classes of concrete used, except that the twenty-eight-day
compressive strength of the concrete used shall not be less than the
following:
|
Type of Concrete
|
Strength
(pounds per square inch)
| |
|---|---|---|
|
Class A
|
5,000
| |
|
Class B
|
4,500
| |
|
Class C
|
4,000
| |
|
Class D
|
3,500
|
B.
Unless specific written permission is obtained from the Township
Engineer to the contrary, only concrete obtained from dry-batched,
redi-mixed trucks shall be allowed.
C.
Concrete shall be cured with a compound in accordance with the following
methods or materials:
(1)
Methods of application. The compound shall be applied in a continuous
uniform film by means of power-operated pressure-spraying or distributing
equipment at the rate directed by the Engineer, but not less than
one gallon per 200 square feet of surface. The equipment for applying
the compound shall provide for adequate agitation of the compound
during application and must be approved by the Engineer before work
is started. If the compound becomes too thick for satisfactory application
during cold weather, the material may be warmed in a water bath at
a temperature not over 100° F. Thinning with solvents will not
be permitted. Should the method of applying the compound produce a
nonuniform film, its use shall be discontinued, and the curing shall
be done by another method approved by the Engineer that will conform
to the requirements for curing concrete.
(2)
Materials for curing: liquid compound, clear or translucent.
Clear or translucent liquid-curing compound shall consist of a blend
of resins and other suitable materials held in solution in a volatile
solvent. It shall not separate on standing, shall be nontoxic and
shall become dry to the touch within four hours after being applied
to the concrete under ordinary conditions. Acceptance for continued
use also will be based upon satisfactory field performance.
(3)
Consistency. The consistency of the compound shall be such that
it can be applied to the concrete in the amount specified as a fine
spray by means of an atomizing nozzle.
(4)
Character of film. The compound shall adhere to damp, vertical
or horizontal concrete surfaces forming a continuous coherent film
when applied at the specified rate. When dry, the film shall not be
tacky or track off the concrete when walked upon, nor impact a slippery
condition to the surface.
(5)
Color. The compound shall produce no darkening or changing of
the color of the concrete to which it is applied. It shall, however,
be of such a nature or so treated that the film will be distinctively
visible for at least four hours after application. Any coloring matter
added to the compound shall be a fugitive organic dye of a color approved
by the Engineer. All trace of this color shall be indistinct 30 days
after application.
(6)
Reaction with concrete. The compound shall not react deleteriously
with the wet course and shall form a superficial layer over the surface
thereof.
(7)
Moisture retention. When tested in accordance with current ASTM
Designation C 156, the moisture loss shall be not more than 0.055
gram per square centimeter of the mortar specimen surface, based on
the amount of water in the mortar at the time the curing material
is applied.
[Amended 7-18-2005 by Ord. No. 05-16[1]]
Curbing shall be constructed on both sides of all streets shown
on all major and minor subdivisions and shall be required for all
plot and site plans in accordance with municipal standards. Unless
otherwise noted, all parking areas and driveways on site plans shall
be curbed. Concrete stops, unless part of a planned stormwater management
plan, shall not be permitted.
A.
Drainage easements.
(1)
If the property on which a proposed development is to be located
is or is proposed to be traversed by a drainage facility of any kind,
including a pipe, channel, stream or swale, the reviewing agency may
require that a stormwater and drainage easement or right-of-way along
said facility shall be provided by the developer, conforming substantially
with the lines of such facility.
(2)
If existing land drainage structures, such as french drains,
are encountered during the course of construction of any development,
such drainage structures shall either be removed entirely or a revised
final plat showing the location of such drainage structures and accompanied
with detailed cross sections thereof shall be filed with the Township
Engineer for consideration by the reviewing agency. The reviewing
agency, after consulting its Engineer and other appropriate agencies,
shall either require a drainage easement, require that the structure
be removed in part or in its entirety or recommend such other action
to the governing body as it deems appropriate.
(3)
All easements shall be shown on the final plat or site plan
with a notation as to the purpose and restrictions of the easement.
Easement lines of a final plan shall be shown with accurate dimensions
and bearings unless the easement lines are parallel or concentric
with lot lines.
(4)
The land which is the subject of an easement or right-of-way
shall, in the case of storm drains or constructed channels, be of
a suitable width meeting the requirements for design of drainage facilities,
or be a strip which conforms substantially to the floodplain of any
watercourse along both sides of the watercourse to a width of 35 feet
in each direction from the center line of the watercourse, whichever
is the greater; except, however, that if the location of such watercourse
is at or near the boundary of the subdivision, the dimensions of the
easements and right-of-way shall be modified to retain it within the
confines of the development.
(5)
The easement and right-of-way shall include provisions assuring
the following:
(a)
Preservation of the channel of the watercourse.
(b)
Except in the course of an authorized drainage improvement,
prohibition of alteration of the contour, topography or composition
of the land within the easement and right-of-way.
(c)
Prohibition of construction within the boundaries of the easement
and right-of-way which will obstruct or interfere with the natural
flow of the watercourse.
(d)
Reservation of a public right of entry for the purpose of maintaining
the storm drain, drainage channel or the natural flow or drainage
through the watercourse, of maintaining any and all structures related
to the exercise of the easement and right-of-way and of installing
and maintaining a storm or sanitary sewer system or other public utility.
B.
Conservation easements.
(1)
Conservation easements may be required along all drainage and
stormwater rights-of-way in the development and may be required also
along ponds, marshes, swamps and streams or other watercourses along
which drainage rights-of-way are not required. Such easements are
intended to help prevent the siltation of streams and other courses
and adjacent lands.
(2)
The land subjected to a conservation easement shall be a strip
at least 25 feet but more than 100 feet in width, independently located
or running adjacent to each side of any required drainage or stormwater
right-of-way.
(3)
Such conservation easement shall contain provisions to restrict
the removal of trees and ground cover, except for the following purposes:
removal of dead or diseased trees; thinning of trees and other growth
to encourage a more desirable growth; removal of trees to allow for
structures designed to impound water; and removal of trees in areas
to be flooded for the creation of ponds or lakes.
(4)
The easements shall also prohibit filling or grading of the
lands or the disposal of refuse or waste material of any type within
the limits of the easement.
(5)
The easement shall be indicated on the plat and shall be marked
on the land by iron stakes wherever the lines of such easement change
direction or intersect lot lines.
C.
Sight triangle easements.
(1)
In addition to right-of-way widths required for the full design
of all streets and the wider intersections as specified, sight triangle
easements may be required on all corners at all street intersections.
(2)
Such easements shall include provisions to restrict the planting
of trees or other plantings or the location of structures exceeding
30 inches in height that would obstruct the clear sight across the
area of the easements and a reservation to the public right of entry
for the purpose of removing any object, natural or otherwise, that
obstructs the clear sight.
(3)
Such easements shall include the area of each street corner
that is bounded by Township street right-of-way lines and a straight
line connecting points on each right-of-way line 50 feet from the
intersection of the right-of-way lines with points on the intersecting
right-of-way line, which points are the following distances from the
intersection of the right-of-way lines, or of their prolongations:
(4)
Where intersections occur on highways or roadways under the
jurisdiction of the State of New Jersey or County of Union, the sight
triangle easements required by the state or the County of Union shall
be substituted in lieu of the requirements above.
A.
A certificate of occupancy shall not be issued for a new residential
structure which is the subject of a major subdivision or site plan,
located in an area serviced by Elizabethtown Water Company, unless
the distance from the midpoint of the frontage of such premises to
a functioning fire hydrant which has been tested and approved, as
measured down to the center line of connecting public streets, is
600 feet or less.
B.
Final subdivision plats shall not be approved by the reviewing agency
unless fire hydrants are indicated on the final plat in accordance
with the requirements herein contained as to location of and distance
between fire hydrants.
C.
Fire hydrants shall not be placed at the closed end of the turnaround
of a cul-de-sac unless the distance between the open end and the closed
end is greater than 400 feet, in which event, the fire hydrants shall
be placed at both the open end and the closed end of the cul-de-sac.
D.
The installation of fire hydrants, with respect to any subdivision,
shall not be considered a subdivision improvement to be included in
the bonding requirements of this Part 4, but rather the proper installation
of fire hydrants shall be a condition of the issuance of the certificate
of occupancy; however, all costs shall be borne by the developer.
E.
All fire hydrants shall be painted in accordance with the standards
of Clark Township.
B.
A garage which is within the building line of a principal building
shall contain not more than 50 parking spaces.
(1)
Private garages which are an integral part of an individual
dwelling unit shall not contain more than two parking spaces each,
and each parking space shall contain a minimum of 240 square feet
of floor area.
(2)
A private garage for an individual dwelling unit shall not have
access thereto from another dwelling unit or garage.
C.
An accessory commercial or industrial building garage shall be fully
enclosed and have a full roof covering all parking spaces.
D.
No freestanding commercial garage or parking structure shall be placed
nearer than 100 feet to a side or rear property line. In no case shall
a garage or accessory building be permitted between a street frontage
and building.
(1)
Garages, whether attached or detached, shall be arranged to
open to the side or rear of the lot, except fully detached garages
located entirely to the rear of the principal building.
(2)
Attached garages shall have a joint capacity of not more than
10 vehicles arranged in a row, and there shall be a minimum distance
of 20 feet between such structures.
(3)
Garages and other accessory buildings shall be no more than
one story in height.
(4)
The architectural design and materials used in the construction
thereof shall conform to the design and building materials used in
the construction of the main structures.
(5)
No part of any garage or other accessory building shall be used
for living purposes.
E.
All public garages shall have adequate security provisions.
F.
Only passenger vehicles, small vans, pickup trucks and similar vehicles,
whether such carry passengers or commercial plates, may be parked
in any parking space for extended periods.
G.
Garages and parking areas shall be used as automobile parking units
only, with no sales, dead storage, dismantling or servicing of any
kind permitted.
A.
Guardrails, pipe railing or other appropriate barricades, as required
by the reviewing agency, shall be designed and placed at drainage
structures, streams, embankment limits, curries and other required
locations.
B.
Guardrails shall be standard steel-beam type with galvanized steel
posts in accordance with the Standard Specification details. Alternate
design of guardrails and barricades may be used and shall be submitted
for approval as part of the final plat submission. The use of cables,
lines or chains shall not be permitted.
A.
All parking areas for five or more motor vehicles shall be illuminated
with approved exterior lighting standards, with a minimum of 1/2 horizontal
footcandle's average lighting level at the surface of the lot. Freestanding
lighting standards or poles shall not exceed the height of adjacent
buildings served by the parking lot or a maximum of 20 feet.[1]
B.
All major pedestrian walkways and sidewalks which are not within
a street right-of-way or abutting a private internal street serviced
by streetlighting and which are used by the public after sunset shall
be illuminated with a minimum lighting level of 1/2 horizontal footcandle's
average at the surface of the walk.
A.
Unless otherwise provided in this Part 4, lot area and dimensions
shall not be less than the requirements of the respective zoning districts
as set forth in Part 3, Zoning.
(1)
The reviewing agency may require larger lots where additional
area will partially or completely eliminate the necessity of changes
in grade, which, in the opinion of the Board, would cause unreasonable
destruction of the topography or environment or would create drainage
or erosion problems.
(2)
The reviewing agency may require larger lots adjacent to collector
or arterial streets where, in the opinion of the Board, the larger
lots would promote the health, safety and general welfare of the public
and the residents of the development.
(3)
The reviewing agency may require larger lots where such lots
are plotted on a tract or tracts containing tidal or freshwater wetlands,
steep slopes in excess of 8%, lakes and ponds, stream corridors, floodways
and floodplains. Where such conditions exist, the Board may require
that each lot contain an area unencumbered by the aforementioned conditions
equal to the minimum area requirements of the respective zone district.
B.
Insofar as is practical, side lot lines shall be at right angles
to straight streets and radial to curved streets.
C.
Lot line on widened street. Where extra width is to be provided for
the widening of existing streets, lot measurements shall begin at
the proposed right-of-way line, and all setbacks shall be measured
from such lines unless otherwise provided by this Part 4.
D.
Unsuitable lots. All lots shall be suitable for the purpose for which
they are intended to be used. To prevent the use of lots which are
not suitable because of adverse topography, flood conditions, shallow
depth to water table or similar circumstances:
(1)
The reviewing agency may withhold approval of such lots or require
revisions in a layout of the subdivision to provide that the area
of the unsuitable lot is included in other lots by increasing the
size of the remaining lots.
(2)
Unsuitable lots may be included in an area to be deeded to the
Township or other public or quasi-public body and will be held in
their natural state for conservation and/or recreation purposes.
(3)
Some other suitable arrangement could be derived to alleviate
the condition.
E.
A minimum of five substantially different front elevations with varied
setbacks, as approved by the reviewing agency, shall be used for dwellings
in each subdivision.
F.
Only those trees shall be removed as shall be necessary to permit
construction of streets, driveways, lawns and dwellings and other
authorized structures.
G.
In accordance with the Tax Map specifications of the State of New
Jersey, dated May 1975, prepared by the State of New Jersey, Department
of the Treasury, as amended, subdivided lots and blocks shall generally
bear the original numbers, with a decimal and a number added as a
subscript. Lot and block numbers shall be assigned by the Township
Engineer.
H.
House numbers shall be assigned to each lot prior to final plat approval
by the reviewing agency.
I.
Lot frontage. Each lot shall front on an approved street accepted
or to be accepted by the Township.
J.
All structures shall be accessible by means of an approved driveway.
The driveway shall be not less than 10 feet wide and shall have a
center-line grade of not less than 0.5% and not greater than 10%.
For all non-single-family uses, driveways must provide turnarounds
to eliminate the necessity of any vehicle backing onto any street.
Monuments shall be of a size and shape required by N.J.S.A.
46:23-9.11, and amendments and supplements thereto, and the New Jersey
State Board of Professional Engineers and Land Surveyors and shall
be placed in accordance with the statute. In addition to the required
monuments after the grading is finished, the developer shall install
a solid steel stake one inch in diameter and 30 inches in length on
lot corners, lot line angle points or other changes in direction not
marked by monuments and at all angle points or discontinuities in
easement lines where such easements are not parallel to property lines.
A.
Public open space or common open space shall be proposed to be provided
in conjunction with applications for development for subdivisions
or site plans in accordance with requirements contained herein.
B.
Natural features, such as trees, brooks, hilltops and views, shall
be preserved whenever possible in designing any subdivision containing
such features.
C.
If the Master Plan or the Official Map provides for the reservation
of designated streets, public drainageways, flood-control basins or
public areas within the proposed development, before approving a subdivision
or site plan, the reviewing agency may further require that such streets,
ways, basins or areas be shown on the plat in locations and sizes
suitable to their intended uses.
(1)
Any land shown on the Master Plan as proposed for park, playground,
school site or other public use shall be designated and reserved for
such use.
D.
Where it is considered appropriate by the reviewing agency, portions
of proposed open spaces may be designated for passive and/or active
recreational activities.
(1)
Passive recreational activities may include, but are not limited
to, pedestrian paths, bicycle paths, sitting areas and naturally preserved
areas.
(2)
Active recreation activities may include, but are not limited
to, swimming pools, tennis courts and ball fields.
(3)
The location and shape of any land to be designated for recreational
activities shall be approved by the reviewing agency based on, but
not limited to, the standards contained herein:
(a)
The reviewing agency shall consider the natural topography and
shall attempt to preserve the same to the greatest extent possible.
(b)
The reviewing agency shall attempt to tailor the location and
shape of recreational areas to harmonize with the shape of the entire
development.
(c)
The reviewing agency shall consider the extent to which specific
recreational areas shall be used for passive or active recreational
purposes.
(d)
The reviewing agency shall consider the sequence of development.
E.
Within open space areas, the reviewing agency may require a developer
to make certain site preparation improvements, which may include,
but are not limited to, those contained herein:
F.
Open space areas shall be subject to these requirements:
(1)
Open space areas should not be less than 50 feet in width at
any location, except, where such open space is to be utilized primarily
for walkway access from a public street to the open space at the rear
of building lots, it may have a minimum width of 20 feet for a length
not to exceed 250 feet.
(2)
Where possible, certain land areas and features as follows shall
be preserved as open space:
G.
The type of ownership of land dedicated for open space purposes shall
be selected by the owner, developer or subdivider, subject to the
approval of the reviewing agency.
(1)
These shall include:
(a)
The Township of Clark, subject to acceptance of the Township
Council.
(b)
Other public jurisdictions or agencies, subject to their acceptance.
(c)
Quasi-public organizations, subject to their acceptance.
(d)
Homeowners' or condominium associations or organizations.
(e)
Shared, undivided interest by all property owners in the development.
(2)
Any lands dedicated for open space purposes shall contain appropriate
covenants and deed restrictions approved by the reviewing agency,
which ensure that:
(3)
No final approval of a subdivision or site plan containing open space created pursuant to this article shall be granted until the developer has submitted, and the reviewing agency has approved, the master deed for such open space and the bylaws of the organization established pursuant to this Part 4.
H.
The Township or other governmental agency may, at any time and from
time to time, accept the dedication of land or any interest therein
for public use and maintenance, but the reviewing agency shall not
require, as a condition of approval, that land proposed to be set
aside for common open space be dedicated or made available to public
use.
(1)
The developer shall provide for an organization for the ownership
and maintenance of any open space for the benefit of owners or residents
of the development if the open space is not dedicated to the Township
or other governmental agency.
(a)
Such organization shall not be dissolved and shall not dispose
of any open space, by sale or otherwise, except to an organization
conceived and established to own and maintain the open space for the
benefit of such development.
(b)
Thereafter, such organization shall not be dissolved or dispose
of any of its open space without first offering to dedicate the same
to the Township.
(2)
In the event that such organization shall fail to maintain the
open space in reasonable order and condition, the administrative officer
(Zoning Officer) may serve written notice upon such organization or
upon the owners of the development setting forth the manner in which
the organization has failed to maintain the open space in reasonable
condition.
(a)
The notice shall include a demand that such deficiencies of
maintenance be cured within 35 days thereof and shall state the date
and place of a hearing thereon which shall be held within 15 days
of the notice.
(b)
At such hearing, the administrative officer (Zoning Officer)
may modify the terms of the original notice as to deficiencies and
may give a reasonable extension of time, not to exceed 65 days, within
which they shall be cured.
(c)
If the deficiencies set forth in the original notice or in the
modification thereof shall not be cured within 35 days or any permitted
extension thereof, the Township, in order to preserve the open space
and maintain the same for a period of one year, may enter upon and
maintain such land. The entry and maintenance shall not vest in the
public any rights to use the open space by the owners.
[1]
Before the expiration of the year, the administrative officer
(Zoning Officer) shall, upon his initiative or upon the request of
the organization theretofore responsible for the maintenance of the
open space, call a public hearing upon 15 days' written notice to
such organization and to the owners of the development to be held
by the administrative officer (Zoning Officer), at which hearing such
organization and the owners of the development shall show cause why
such maintenance by the Township shall not, at the election of the
Township, continue for a succeeding year.
[2]
If the administrative officer (Zoning Officer) shall determine
that such organization is ready and able to maintain the open space
in reasonable condition, the Township shall cease to maintain the
open space at the end of the year.
[3]
If the administrative officer (Zoning Officer) shall determine
that such organization is not ready and able to maintain the open
space in a reasonable condition, the Township may, in its discretion,
continue to maintain the open space during the next succeeding year,
subject to a similar hearing and determination in each year thereafter.
[4]
The decision of the administrative officer (Zoning Officer)
in any such case shall constitute a final administrative decision
subject to judicial review.
(d)
The cost of such maintenance by the Township shall be assessed
pro rata against the properties within the development that have a
right of enjoyment of the open space in accordance with assessed value
at the time of imposition of the lien and shall become a lien and
tax on the properties and be added to and be a part of the taxes to
be levied and assessed thereon and enforced and collected with interest
by the same officers and in the same manner as other taxes.
Where recreation areas and facilities are required or provided, the regulations and standards contained herein shall apply, along with appropriate sections of this Part 4:
A.
Sufficient outdoor play and activity equipment shall be installed
in accordance with standards of the National Parks and Recreation
Association for the expected number of residents in the development.
B.
Private swimming pools in residential areas shall have a gross area
of water and deck designated for the needs of the residents of the
development.
(1)
All swimming pools shall be fully enclosed by a four-foot chain-link
or other fully approved fence equipped with gates and locks.
(2)
All swimming pools shall have adequate lifesaving equipment.
(3)
Within accessory building(s), all such pools shall have adequate
lavatory facilities, plus, under lock and key, storage facilities
wherein shall be kept all pool chemicals and equipment.
In order to preserve and assure the harmonious relationship
of residential units to the comprehensive neighborhood pattern and
to prevent undue similarity of design which may lead to undue impairment
of the stability and value of residential units and produce neighborhood
degeneration and blight with attendant deterioration of conditions
affecting the health, safety, morals and general welfare of the inhabitants
thereof and the ownership at large, no major subdivision shall be
approved until the planned construction (including front, side and
rear elevations) of residential units has been reviewed and approved
by the reviewing agency in accordance with the standards enumerated
below, or unless a waiver of these requirements has been granted by
the agency as provided for elsewhere in this Part 4:
A.
The residential reviewing unit shall be of such character, quality
or architectural design and construction materials as will assure
that the proposed structure will be in keeping with the general character
of the area in which it is located and that:
(1)
The proposed structure will have a harmonious relationship with
area residential structures; and
(2)
The proposed structure is not likely to produce any of the harmful
effects which lead to neighborhood degeneration and blight with attendant
deterioration of conditions affecting the health, safety, morals and
general welfare of the Township at large.
B.
The front facade for each residential unit shall be substantially
different from the front facade of any existing or planned residential
unit within five lots in either direction on the same side of the
street from any portion of the above-described lots; in the case of
the corner lots, the side and rear elevations of any existing or planned
residential unit or any other corner lot at the same street intersection.
To be deemed substantially different, the facade or side and rear
elevation thereof, as the case may be, must be different in at least
three of the following five respects:
(1)
The relative location of a garage, if attached, a portico, if
any, or any other such structural appurtenance with respect to the
residential unit itself.
(2)
The relative location or type of windows and doors.
(3)
The type or pitch of the roof.
(4)
The type of siding material.
(5)
The type of roofing material or the color thereof or the pattern.
A.
Roadways and all appurtenances, including subgrade, subbase, base
courses and pavements, shall be constructed in accordance with the
applicable requirements of the Standard Specifications as modified
herein. All subsurface utilities, including service connections (terminating
at least two feet behind the sidewalk), to each lot and all storm
drains shall be installed in all roadway areas prior to the construction
of final pavement surfaces.
B.
All roadways shall be constructed with either a bituminous concrete
flexible pavement structure or a portland cement concrete rigid pavement
structure. Only one type of pavement shall be utilized throughout
any development.
C.
The pavement structure design for each particular development utilizing
either a flexible or rigid pavement type must be approved by the Township
Engineer.
(1)
The pavement design shall be based upon traffic-loading projections
and field sampling and laboratory analysis of the subgrade soils to
be encountered in roadway areas in the development and shall follow
current design recommendations of the Asphalt Institute, the Portland
Cement Concrete Association or such other generally recognized standards
as may be acceptable to the Township Engineer.
(a)
As minimum requirements, rigid portland cement paving shall
be expansion-joint-type paving utilizing joints similar to Type A
expansion joints, according to the Standard Construction Details of
the New Jersey Department of Transportation.
(b)
Such paving shall be reinforced, constructed with Class B air-entrained
concrete and shall have a minimum thickness of 6 1/2 inches for
local, local collector and minor collector streets and eight inches
for other classifications.
(2)
Pavement on local, local collector and minor collector streets
shall be a four-inch dense aggregate subbase, four-inch compacted
thickness of bituminous stabilized base course (Mix I-2), with two-inch
compacted thickness of bituminous concrete surface course (FABC, Mix
I-5). On all other streets, not county or state maintained, the pavement
should be a six-inch dense aggregate base course, six-inch compacted
thickness of bituminous stabilized base course (Mix I-2), with a two-inch
compacted thickness of bituminous concrete surface course (Mix I-5).
D.
All subgrade shall be prepared in accordance with the applicable
requirements of the Standard Specifications for bituminous concrete
and reinforced concrete pavements.
E.
Where granular subbase courses are included in the pavement design
section proposed by the developer, they shall be constructed in accordance
with the applicable requirements of the Standard Specifications.
(1)
Bituminous concrete pavements and stabilized bases may be constructed
on subgrade without subbase or aggregate base courses, provided that
the subgrade can be satisfactorily prepared as hereinbefore described.
(2)
Dense graded aggregate base courses shall comply with the requirements
of the Standard Specifications.
(3)
Portland cement concrete pavements must be constructed with
a minimum of six inches of a granular-type subbase meeting the requirements
of the Standard Specifications.
(4)
Any subbase course of aggregate base course to be utilized with
any type of pavement shall have a minimum thickness of four inches.
F.
Bituminous base course for use with bituminous concrete pavements
shall consist of plant-mixed bituminous stabilized base course (stone
mix or gravel mix) in accordance with the requirements of the Standard
Specifications, except that the requirements for the construction
of the base course shall be amended to allow the laying of the base
course with a single-lift maximum thickness not exceeding four inches.
Prior to placement of any bituminous stabilized base course, the finished
surface of any underlying subbase or aggregate base shall receive
a prime coat in accordance with the requirements of the Standard Specifications.
G.
Bituminous pavements shall consist of a bituminous concrete surface
course Type FABC-1, in accordance with the requirements of the Standard
Specifications.
(1)
The bituminous pavement wearing surface should generally not
be installed until just prior to the time the streets are prepared
for final acceptance.
(a)
Prior to the installation of a bituminous concrete surface,
the bituminous base course shall be inspected by the Township Engineer.
(b)
Any areas of the base course in need of repair shall be removed
and replaced at the direction of the Township Engineer.
(c)
If the Township Engineer directs, a leveling course of FABC
(Mix I-5) material shall be placed on any uneven or below-grade base
courses prior to the placement of finished pavement.
(2)
No pavement surfaces shall be placed unless permission to do
so has been granted by the Township Engineer.
H.
Concrete pavements shall be constructed in accordance with the requirements
of the Standard Specifications.
I.
In areas where alternate pavement types are proposed or desired,
either for decorative purposes, because of physical restrictions or
existing conditions or because of limitations or shortages in certain
types of construction materials, a detail of the type and/or location
of alternate pavement type proposed shall be submitted for approval
with the preliminary and/or final plat.
(1)
The use of alternate pavement types may only be permitted if
the applicant submits for review and approval details and specifications
concerning the equipment, materials and methods proposed for use and
if the Township Engineer has inspected the installation of and tested
and approved of a suitable sample section of such pavement.
A.
Prior to the approval of any final plat, the full approval of any
sanitary sewage disposal system must have been obtained from the Rahway
Valley Sewerage Authority and filed with the municipal agency, or
the final approval will be conditioned upon full approval of the Rahway
Valley Sewerage Authority.
B.
The public sewage disposal system shall be installed in accordance
with the rules and regulations of the New Jersey Board of Public Utility
Commissioners and in accordance with other requirements of law and
subject to the approval of the Rahway Valley Sewerage Authority.
[Amended 7-18-2005 by Ord. No. 05-16]
A.
Sidewalk construction shall be required on both sides of all streets
within a development and entirely around the perimeter of all culs-de-sac.
Where the development abuts an existing street, the sidewalk shall
be constructed only on that side or as approved by the reviewing agency.
Sidewalks shall also be constructed at any other places, such as pedestrian
walkways or access points to open space, as shown on or required at
the approval of the final plat.
(1)
Installation of sidewalks may be waived by the reviewing agency,
with the written permission of the Township Council, at the request
of the developer or on its own initiative, provided that, upon granting
such a waiver, the developer shall be required to pay the Township
of Clark an amount equal to the reasonable cost of installing said
sidewalks, said amount to be determined by the Township Engineer upon
submission and consideration of various estimates and other documentation
from the developer, other interested parties and the office of the
Township Engineer itself.
(2)
All funds collected by the Township from developers as a result
of waivers granted in accordance with this section shall be maintained
in a sidewalk construction account, the proceeds of which shall be
available to install sidewalks throughout the Township where and as
authorized by the Township Council.
(3)
Nothing contained herein shall affect the right of the Township
to enact ordinances requiring assessments for sidewalks from property
owners as authorized under N.J.S.A. 40:65-2 or other statutory rights
granted to municipalities.
B.
Sidewalks within a street right-of-way shall generally be located
with the sidewalk edge farthest from the roadway, placed one foot
from the property line. Sidewalks not within street rights-of-way
shall be located to provide for the most likely routes of pedestrian
travel. In cases where the topography dictates or a proposed development
provides for the extension of an existing street or abuts an existing
street, where sidewalks have already been installed in a location
other than as specified above or where such variations in sidewalk
locations are needed to preserve trees or natural features, the municipal
agency may approve alternate sidewalk locations in order to provide
for preservation of physical features or the continuation of the existing
sidewalks. Where appropriate, sidewalks shall be designed to discharge
stormwater away from connecting paved surfaces and toward neighboring
lawns where feasible to disconnect these impervious surfaces.
C.
Sidewalks shall be four feet wide and four inches thick of Class
B, air-entrained portland cement concrete. Joints shall be cut in
the sidewalk at intervals equal to the width of the sidewalk. Preformed
cellular bituminous expansion joint filler shall be placed at joints
not more than 20 feet on centers.
D.
Curb ramps for the physically handicapped shall be provided at all
curb returns on the side(s) of the street where the sidewalk either
exists or is proposed and in all curblines intersected by sidewalk.
Details of the proposed ramps shall be shown on the preliminary plans
of the proposed development.
A.
All developments shall protect streams, lakes and ponds from sedimentation
and shall control erosion in accordance with the standards for soil
erosion and sediment control in New Jersey, set forth in the Soil
Erosion and Sediment Control Act, Chapter 251, Laws of 1975, as amended
and supplemented.[1]
[1]
Editor's Note: See N.J.S.A. 4:24-39 et seq.
B.
Certification of the soil erosion and sediment control plan shall
be required from the Somerset/Union Soil Conservation District, unless:
(1)
Land disturbance is associated with the construction of a single-family
dwelling unit, unless such unit is a part of a subdivision, site plan,
zoning variance or building permit application involving two or more
such single-family dwelling units.
(2)
Land disturbance is 5,000 square feet or less of the surface
area of land for the accommodation of construction for which the Standard
Building Code of the State of New Jersey would require a building
permit.
(3)
Land disturbance associated with agricultural use of lands when
operated in accordance with a farm conservation plan approved by the
Somerset/Union Soil Conservation District or where the soil district
has determined that such use will not cause excessive erosion and
sedimentation.
(4)
Land disturbance associated with gardening primarily for home
consumption.
A.
Solid wastes from all uses other than single- or two-family homes,
if stored outdoors, shall be placed in metal receptacles within a
screened refuse area.
B.
The screened refuse area shall not be located within any front yard
area.
C.
The refuse storage area shall be surrounded on three sides by a solid
uniform fence or wall not less than feet nor more than eight feet
in height. Such fence shall be exempt from the provisions of any ordinance
of the Township regulating the height of fences and requiring permits
therefor.
D.
A five-foot minimum width landscaping area shall be provided along
the fence or wall enclosing the refuse storage area. The landscaping
to be provided shall be shown on the site plan submitted for municipal
agency approval.
E.
The opening in the enclosed refuse area should be provided with a
solid gate not less than five feet in height to permit access to the
refuse enclosure and screening from adjoining properties and public
streets.
F.
If located within or adjacent to a parking area or access drive,
the enclosed refuse area shall be separated from such parking area
or access drive by curbing.
G.
The enclosed refuse area shall not be located so as to interfere
with traffic circulation or the parking of vehicles.
H.
All refuse shall be deposited in containers maintained within the
refuse area. No containers shall be maintained anywhere on a site
except in a refuse area meeting these requirements.
I.
If outdoor storage of solid waste is not proposed, the site plan
submission shall detail the methods proposed for accommodating solid
waste within the structure. The municipal agency may require that
a suitable area be set aside, but not improved, for a future solid
waste storage area meeting these requirements, even if indoor accommodations
for solid waste are proposed.
[Amended 7-18-2005 by Ord. No. 05-16]
Stormwater management in all proposed subdivisions and residential
developments and all business, commercial and industrial developments
shall be in accordance with the Residential Site Improvement Standards
(N.J.A.C. 5:21-7), as modified by the NJDEP Stormwater Management
Rules (N.J.A.C. 7:8).
A.
The minimum design storm frequencies for drainage calculations shall
be two, 10 and 100 years. Detention and retention basin calculations
shall include an analysis to show that a one-hundred-year design storm
will not overtop the basin wall.
B.
Velocity restrictions. In general, velocities in closed conduits
at design flow should be at least 2.5 feet per second, but not more
than the velocity which will cause erosion damage to the conduit,
and velocities in open channels at design flow shall not be less than
1.5 feet per second and not greater than that velocity which will
begin to cause erosion or scouring of the channel.
C.
All encroachments of natural waterways must be referred to the New
Jersey Department of Environmental Protection, Land Use Regulation
Program, for approval in accordance with statute.
D.
Storm drainage facilities.
(1)
In all proposed subdivisions and residential developments and
all business, commercial and industrial developments, the peak runoff
after development shall be in accordance with peak rate reduction
factors as per the Residential Site Improvement Standards (N.J.A.C.
5:21-7).
E.
Runoff calculation criteria.
(1)
Peak runoff after development shall be no greater than the applicable
percentage of the peak runoff prior to development computed for the
one-, two-, ten-, and one-hundred-year design storm as stated in the
Residential Site Improvement Standards.
(2)
"Design storm" is defined as a twenty-four-hour storm using
Type III rainfall distribution recommended by the United States Soil
Conservation Service when using United States SCS procedures as outlined
in TR-55.
(3)
For the purposes of computing existing runoff, a site shall
be assumed to be in good condition if the lands are pastures, lawns
or parks, with good cover (if the lands are woods), or with conservation
treatment (if the land is cultivated), regardless of actual conditions
existing at the time of computation.
(4)
Time of concentration and travel time computations, for the
purpose of computing site runoff, shall be estimated utilizing the
methodologies as outlined in the Soil Conservation Service TR-55.
(5)
Water quality control.
(a)
The one-year, twenty-four-hour, Type III storm or a storm of
1 1/4 inches of rainfall in two hours shall be retained and released
to allow ninety-percent volumetric release in 18 hours (residential)
and 36 hours (other).
(b)
Minimum orifice diameter shall be three inches.
(c)
Infiltration measures may be used to accomplish water quality
requirements, but the lowest point in the basin must be a minimum
of four feet above the seasonal high groundwater for residential developments.
For other development, infiltration measures may be used on a case-by-case
basis only, to avoid pollution of groundwater. Complete infiltration
must occur within 72 hours.
(d)
In retention ponds, the water quality requirements shall be
satisfied if the volume of the permanent pond is at least three times
the volume of runoff produced by the water quality design storm.
F.
Design criteria for detention facilities.
(1)
Bottoms. To promote complete emptying and prevent standing water
or soggy surfaces, vegetated bottoms shall be required.
(a)
Four-foot-wide, V-shaped, concrete low-flow channels shall be
constructed with a minimum slope of 1/2 of 1% from all influent pipes
to the discharge structure.
(b)
The lowest point in the pond bottom shall be at least four feet
above the seasonally high groundwater level or bedrock unless adequate
subsurface drains are provided.
(c)
Subsurface drains connected to low-flow channels, principal
outlet structures or other downstream discharge points are encouraged
to promote quick and thorough drying of the facility bottom.
(2)
Embankments and side slopes.
(a)
For safe movement of personnel and safe operation of equipment,
side slopes greater than five feet in height shall be no steeper than
four horizontal to one vertical. Side slopes less than five feet high
should not exceed three horizontal to one vertical.
(b)
The minimum top width of the embankment shall be 10 feet.
(c)
The minimum elevation to the top of the settled embankment shall
be one foot above the water surface in the detention basin with the
emergency spillway at the maximum design flow or a minimum of two
feet above the crest of the emergency spillway, whichever is higher.
(3)
Outlet structures.
(a)
Multiple-level outlets or other fully automatic outlets shall
be designed so that discharge rates from the development for all design
storms will not be increased over existing conditions.
(b)
The discharged water shall not cause erosion or other damage.
(c)
Outlets shall be designed to function without manual, electric
or mechanical controls.
(d)
Outlet orifice and weir plates should be constructed from aluminum
or other lightweight, noncorrodible materials. The plates should be
fastened to the structure with noncorrodible, removable fasteners.
A gasket of neoprene or similar material should be placed between
the plate and the structure wall. The opening in the structure wall,
over which the plat is bolted, should have at least twice the area
of the outlet orifice or weir.
(e)
To facilitate access and movement by maintenance personnel,
principal outlet structures should have a minimum horizontal interior
dimension of four feet.
(f)
To facilitate cleaning, trash racks should be comprised primarily
of sloping bars aligned longitudinally (in the direction of flow).
Perpendicular bars, aligned transverse to the direction of flow, should
be added for strength and rigidity. In general, longitudinal bars
shall be spaced a distance equal to 1/2 the diameter of the outlet
orifice or 1/2 the width or height (whichever is less) of the outlet
weir. Minimum and maximum spacings of two inches and six inches on
center, respectively, are recommended. Transverse bars should be spaced
as necessary for strength and rigidity.
(g)
Trash racks should be hinged or attached with noncorrodible,
removable fasteners to allow access to the outlet orifice or weir
by maintenance personnel.
G.
Storm sewer design and calculation criteria.
(1)
Storm sewers shall be designed utilizing the Rational Method.
The minimum design storm frequency shall be 25 years.
(2)
Velocity restrictions. Velocities in closed conduits, at design
flow, should be at least 2.5 feet per second, but not more than the
velocity which will cause erosion damage to the conduit. Velocities
in open channels, at design flow, shall not be less than 1.5 feet
per second and not greater than two feet per second for unlined earth
channels.
(3)
At transitions between closed conduits and open channels or
different types of open channels, suitable provisions must be made
to accommodate the velocity transitions.
A.
All major and minor arterial, collector, local collector, local and
marginal access streets shall be designed in accordance with the proposals
contained in the Master Plan of the Township and in accordance with
this section.
(1)
Upon receipt by the reviewing agency of any subdivisions or
site plans calling for the installation of new streets or the extension
of old streets, the plats shall be referred to the Township Engineer,
Police Department and Fire Department for review.
(a)
They shall make recommendations as to the acceptable minimum
widths of each street and shall base the recommendations upon such
factors as the location, proposed use and intensity of traffic, with
an emphasis upon safety considerations of a fire, first aid and police
nature.
(b)
These recommendations shall be submitted to the Township Engineer
to be considered in conjunction with such studies and statistics and
other data which the Engineer shall have assembled as a basis for
determining minimum street widths within the Township.
(2)
The enumerated standards are to be construed as minimum standards
and may be increased where, because of high traffic volumes, steep
grades or other such reasons, the municipal agency determines that
such action is necessary.
(3)
In residential subdivisions, the minimum street width required
shall be in accordance with the Residential Site Improvement Standards
(N.J.A.C. 5:21).
B.
The arrangement of streets not shown on the Master Plan or Official
Map shall be such as to provide for the appropriate extension and/or
realignment of existing streets, except that local and collector streets
should only be extended when such extension is necessary, and the
municipal agency concurs that such extension will promote safety and
conform to the street standards contained elsewhere in this Part 4.
C.
Where developments abut existing roadways, sufficient right-of-way
shall be reserved for the functional classification of the street
in question.
D.
Local streets shall be designed in accordance with the schedule of
street design standards and the requirements contained herein:
(1)
No street or road shall be designed which has an elevation at
the center line lower than the one-hundred-year-flood elevation of
the area as shown on the Flood Insurance Rate Map.
(2)
Local streets shall be arranged to discourage through traffic.
(3)
Culs-de-sac (dead-end streets) should have a center-line length,
from the intersecting street center line to the center point of the
turnaround of the cul-de-sac, of not less than 100 feet nor longer
than 2,000 feet and should not provide access to more than 25 lots
or as applicable within the design criteria of specific zones in Part
3, Zoning.
(a)
They shall provide an end turnaround with a pavement radius
of not less than 40 feet and a property line radius of not less than
50 feet and tangent whenever possible to the right side of the street,
when viewed toward the closed end.
(b)
In the event that it is contemplated that a dead-end street
shall be extended in the future, a temporary turnaround, meeting the
aforementioned design criteria, shall be required, and provisions
shall be made for future extension of the street and reversion of
the excess right-of-way to the adjoining properties.
(4)
Loop streets should provide access to not more than 45 lots:
(5)
P-loops, which are loop streets with a single access point,
should have an entrance not exceeding 700 feet in distance from the
loop intersection.
(a)
There should also be provided an emergency vehicular and pedestrian
right-of-way of 15 feet in width from the loop providing access to
a street which is not a part of the P-loop.
(b)
The loop of a P-loop should have a street length not exceeding
3,000 feet.
(c)
P-loops should provide access to no more than 45 lots, and the
entrance street should be designed in accordance with the design standards
for collector streets.
E.
In any development, it shall be the duty of the reviewing agency
to approve classification of proposed streets according to their use
and in accordance with the Residential Site Improvement Standards.
In making decisions, the reviewing agency shall refer to the Master
Plan and the Union County Planning Board classification of roadways
and shall consider conditions within the development and the surrounding
areas and shall use as a guide the street classification and criteria
contained herein:
(1)
A "local street" is a street serving only single-family residences
and, where feasible, should be either a cul-de-sac or a loop street
meeting the requirements hereinabove set forth.
(a)
A street which serves traffic having origins and destinations
other than within the lots which abut the street shall not be considered
a local street.
(b)
The traffic normally expected on a local street shall be 400
vehicles per day.
(c)
The design speed for local streets shall be 25 miles per hour.
(2)
A "collector street" is generally a street gathering traffic
from local streets and feeding it into a system of arterial highways.
(a)
Even if laid out as a local street, a street should be considered
a collector street if it provides access or could provide access to
more than 150 lots, or would be utilized by traffic other than residential
in nature.
(b)
Collector streets should generally be expected to carry traffic
volumes of approximately 3,000 vehicles per day.
(c)
The design speed of collector streets, for alignment and sight
distance purposes, should be 50 miles per hour.
(3)
"Arterials" are any federal, state or county highways intended
to carry traffic between other arterials and from the Township to
destinations outside the Township.
(4)
Street classifications will be approved by the municipal agency
in accordance with the foregoing definitions, in accordance with the
provisions of the Master Plan and Official Map, if such is adopted,
in accordance with the provisions of applicable county and state regulations
or plans or, in the absence of specific information from the above,
in accordance with its own best judgment concerning the use to which
the various streets in any development will be put.
F.
All lots abutting collector streets should be provided with suitable
driveways for two cars with turnarounds eliminating any necessity
for vehicles to back into the collector street.
G.
Other means of providing a satisfactory buffer separating through
and local traffic shall be provided as may be deemed proper by the
municipal agency.
H.
Dwellings on corner lots shall have their driveway access on the
roadway designed and intended to carry the lesser amount of traffic.
I.
Street intersections shall be designed according to the standards
contained herein:
(1)
No more than two streets shall cross the same point. Street
intersections shall be right angles wherever possible, and intersections
of less than 60° (measured at the center line of streets) shall
not be permitted.
(2)
Local streets should not enter the same side of collector streets
at intervals of less than 500 feet or arterials at intervals of less
than 1,200 feet.
(3)
Street jogs with center-line offsets of less than 125 feet shall
be avoided. Streets which enter collectors or arterials from opposite
sides shall be directly opposite to each other or must be separated
by at least 300 feet between their center lines, measured along the
center line of an intersected collector; or 500 feet along the center
line of an arterial.
(4)
Four-way (cross) intersections involving minor or collector
streets shall be avoided.
J.
Street layouts shall be in accordance with the provisions contained
herein:
(1)
Curved local streets are preferred to discourage speed and monotony.
The maximum tangent distance between curves shall not exceed 1,000
feet.
(2)
The municipal agency in all cases may require provisions for
continuing circulation patterns onto adjacent properties and, for
this purpose, may require the provision of stub streets (street extensions)
abutting adjacent properties.
(3)
Residential development areas containing more than 100 lots
or housing units should have two access points from collector streets
or arterial highways.
(4)
A tangent at least 100 feet long shall be introduced between
reverse curves on arterial and collector streets.
K.
Street names and development names shall not duplicate, nearly duplicate
or be phonetically similar to the names of any existing streets or
developments in the Township or contiguous areas of other communities.
Any continuation of an existing street shall have the same street
name. Names of new streets shall be approved by the Township.
L.
The developer shall complete all improvements to the limits of the
development, unless other provisions have been made and approved by
the municipal agency.
(1)
In those instances where completion of certain improvements
would not be possible until the development of adjacent land takes
place, alternate temporary improvements may be constructed, subject
to the approval of the municipal agency.
(2)
Cash or a certified check representing the difference between
the value of the temporary improvements and the required improvements
may be accepted by the Township Council to be credited toward the
completion of such improvements at such time as the adjacent land
develops.
M.
The right-of-way width and other standards for internal roads and
alleys in multifamily, commercial and industrial developments shall
be determined by the municipal agency on an individual basis and shall,
in all cases, be of sufficient width and design to safely accommodate
maximum traffic, parking and loading needs and maximum access for
fire-fighting equipment and shall generally conform to the requirements
herein.
N.
There shall be no reserve strips or areas controlling access to streets
except where control and disposal of the land comprising such strips
or areas have been placed under jurisdiction of the Township Council
under conditions approved by the municipal agency.
Subdivisions abutting public rights-of-way shall not be exempt from the requirements of Chapter 310, Streets and Sidewalks.
A.
For all major subdivisions which require site plan approval, the
developer shall arrange with the serving public utility to provide
streetlighting service upon the appropriate tariff and prevailing
government rules and regulations. The reviewing agency may alter the
streetlighting requirements as it deems appropriate due to special
circumstances, including but not limited to intersections, curves,
culs-de-sac and collector or arterial roadways.
B.
The serving public utility shall install wiring in addition to that
on the approved streetlighting plan where the additional wiring is
required to accommodate the full plan in accordance with the utility's
filed tariff and approved procedure at the time.
C.
The cost of this additional wiring shall be the responsibility of
the subdivider.
D.
Streetlighting shall be installed, as directed by and subject to
approval by the reviewing agency, prior to the certificates of occupancy
being issued.
E.
The cost of the additional wiring and electricity for streetlighting
for all streets within the development shall be paid for the owner
or subdivider until streets are accepted by the Township, all certificates
of occupancy have been issued and the Township Council has authorized
the release of all performance bonds upon completion of all improvements
for the development.
F.
No major subdivision plat shall receive final approval unless the
suggested streetlighting plan of the electric utility is shown thereon.
G.
No subdivision plat shall receive final approval unless the suggested
streetlighting plan of the electric utility is shown thereon.
H.
After final acceptance, operation and maintenance costs of the streetlighting
shall be the responsibility of the Township.
I.
All wiring shall be underground.
A.
Street signs shall be appropriate metal street signs of a type and
size approved by resolution of the Township Council and shall be properly
installed at each street intersection.
B.
Street signs shall be placed, two per intersection, on the near right-hand
corner as viewed from both directions on the street which is expected
to carry the greatest traffic through the intersection at locations
approved by the Township Engineer.
C.
Mountings shall be in accordance with the standard procedures of
the Township or with requirements adopted by the Township Council.
D.
Street signs shall be placed before any certificate of occupancy
for houses on the subject street is issued.
A.
Any person erecting or constructing any new buildings or residences
within the Township which require site plan or subdivision approval
shall plant pollution-resistant shade trees on the property owner's
side of the sidewalk adjacent thereto.
B.
Street trees shall be planted on the property owner's side of the
sidewalk, not to lie closer than five feet to existing or future sidewalks.
(1)
In all cases, said trees shall be planted in a place which shall
not interfere with utilities.
(2)
Trees shall be of pollution-resistant varieties selected from
among species determined by the Shade Tree Commission.
(3)
The municipal agency, in consultation with the Shade Tree Commission,
may reduce or waive such plantings if there are approved varieties
of trees growing along such right-of-way or on the property abutting
the street line. A developer shall make a donation to the Shade Tree
Fund in lieu of the required plantings.
C.
The subdivider or developer shall be required to plant such number
of trees as shall be necessary, when taking into consideration existing
trees, to provide at least one tree in every 30 feet of front yard.
(1)
Pollution-resistant shade trees shall be planted along all private
streets, undedicated roads, drives and parking areas at intervals
of not more than 30 feet of curbing or edge of pavement.
(2)
No tree shall be planted less than 25 feet from an existing
or proposed streetlight or street intersection.
D.
Pollution-resistant trees referred to above shall be selected from
among species determined by the Shade Tree Commission. Suitable trees
shall be selected on the basis of specific site conditions.
E.
All shade trees to be hereafter planted in accordance with this Part
4 shall be nursery grown or of substantially uniform size and shape
and shall have straight trunks.
A.
All types of private swimming pools to be located within residential
side or rear yards are governed by the requirements contained herein,
including:
B.
All lighting fixtures for a private swimming pool shall be installed
so as to comply with all applicable safety regulations and shall be
shielded so as to prevent any direct beam of light from shining on
any adjoining property.
C.
No overhead electric lines shall be carried across any swimming pool
or wading area.
D.
No activities shall be conducted at any private swimming pool which
shall cause undue noise or constitute a nuisance to any neighbor.
E.
When an application is made for a permit to construct and locate
a private swimming pool, the applicant shall obtain approval from
the Construction Code Official as to the suitability and adequacy
of design, materials and construction or construction specifications
of said pool, including all accessory equipment, apparatus and appurtenances
thereto. The application for a private swimming pool building permit
shall identify the building pool, all accessory equipment and apparatus,
the type of pool, all basic dimensions, the location of steps, diving
stands, boards and the location and detail specification of the enclosure
and gate on the lot.
F.
An outdoor private swimming pool shall be located not less than eight
feet from the side or rear of the residence on a building lot, or
beyond the building setback lines.
G.
The pump of a filtration or pumping station of a private swimming
pool shall be located not less than 10 feet from any side or rear
property line.
H.
Private pools situated or extended above ground level and less than
50 feet from an abutting property shall be surrounded by a suitable
drainage system leading to a street or brook so as to be able to carry
away all the water in the pool in the case of a break.
I.
Permanent in-ground pools shall be surrounded entirely by a fence,
with no openings greater than two inches square, and meeting the requirements
of the New Jersey Uniform Construction Code[1]; however, sides of the residence may serve as part of
the enclosure.
(1)
The fence shall be located not less than six feet from the closest
edge of the pool.
(2)
Fences shall be at least four feet high, and, if made of wire,
they must be of the chain-link type.
(3)
All supporting structures shall be on the inside of the fence,
and the top of such support shall be at least one inch lower than
the top of the fence.
(4)
Permanent aboveground pools constructed with an attached fence
being at least four feet in height above ground level and meeting
the requirements of the New Jersey Uniform Construction Code need
no additional fencing.
(5)
Temporary aboveground pools, when not in use, must be emptied
or covered with a suitable protective covering, securely fastened
or locked in place, unless enclosed by a fence meeting the requirements
for a permanent in-ground pool.
J.
Any opening or openings in the fence to afford entry to the pool
shall be equipped with a gate similar to the fence and shall extend
from not more than two inches above the ground to the height of the
fence. The gate shall be of a self-closing type, opening outwardly
only, and shall be equipped with a lock and key or padlock and chain
and shall be kept locked, except when the pool is in use.
A.
The developer shall, prior to final acceptance, install all traffic
control devices required within any development or, with the consent
of the Township Council, may pay to the Township Treasurer a nonrefundable
sum, in cash or certified check, in the amount set by the Township
Engineer equal to the cost of all necessary traffic control devices
not installed by the developer.
B.
Traffic control devices shall include, but are not limited to, signs,
traffic lines, lights, reflectors and channelizing markers.
(1)
The number, type, legend, placement and size of all traffic
control devices shall be in accordance with the Manual on Uniform
Traffic Control Devices by the United States Department of Transportation
and the requirements of municipal, county and state regulations.
(2)
Proposed devices shall be according to an approved plan submitted
at the time of final plat approval.
C.
Construction details of all proposed traffic control devices shall
be in accordance with standards prepared by the Township Engineer
and approved by the Township Council.
A.
All utility lines and necessary appurtenances, including but not
limited to electric transmission and electric and gas distribution,
communications, streetlighting and cable television, shall be installed
underground within easements or dedicated public rights-of-way in
accordance with the Typical Utility Layout and Typical Road Section
or in such other configuration as set forth by the approving body,
Township Engineer and utility companies where necessary and appropriately
coordinated.
B.
Utilities may be required to be located along the rear property lines
or elsewhere with easements as provided in this Part 4.
(1)
All utility installations shall be connected with a public utility
system and shall be adequate for all present and probable future development
of the subdivision.
(2)
Wherever the utility is not installed in the public right-of-way,
an appropriate utility easement not less than 25 feet in width shall
be provided and located in consultation with the utility companies
and/or Township departments concerned.
C.
For all major subdivisions, the developer shall arrange with the
serving utility for the underground installation of the utility's
distribution supply lines and service connections in accordance with
the provisions of the applicable standard terms and conditions incorporated
as part of its tariff as the same are then on file with the State
of New Jersey Board of Public Utilities and shall submit to the municipal
agency, prior to the granting of final approval, a written instrument
from each serving utility which shall evidence full compliance with
the provisions of this article; provided, however, that lots in such
subdivisions which abut existing streets or public rights-of-way where
overhead utility distribution supply lines have theretofore been installed
on a portion of the streets involved may be supplied with service
from such overhead lines or extensions thereof, but the service connections
from the overhead lines shall be installed underground.
D.
In any event, new building service connections for all multifamily
developments and for any industrial, commercial or office developments
containing a floor area of 10,000 square feet or more shall be installed
underground. All other new service connections shall also be installed
underground unless a specific waiver is granted by the municipal agency.
E.
Where a state permit is required for utilities, the applicant shall
submit said permit prior to any final approval or issuance of a building
permit as determined by the Planning Board.
F.
Meters may be mounted on exterior walls. All meters shall be screened
so that they are not visible from any internal or public streets,
and access satisfactory to the supplying utility is maintained.
Prior to the approval of any final plat, the full approval of
any public water system must have been obtained and filed with the
municipal agency, or the final approval will be continued upon full
approval from the appropriate utility.
