The apron is the area between the street pavement and the back
edge of the sidewalk or the street right-of-way.
A.
Materials.
Materials shall conform to the N.J.D.O.T. Standard Specifications
for Road and Bridge Construction in effect at the time of construction.
1.
Thickness for residential uses.
The concrete shall be six (6) inches thick with a 6" x 6" #4
wire mesh over an approved subbase for aprons leading to residential
uses.
2.
Thickness for non-residential uses.
The concrete shall be eight (8) inches thick with a 6" x 6"
#4 wire mesh over a subbase of four (4) inches of stone for aprons
leading to non-residential uses.
[Amended 8-25-97 by Ord. No. 97-25]
For residential development these standards are superseded by
Residential Site Improvement Standards (N.J.A.C., Title 5, Chapter
21).
A.
Requirement.
Separate bicycle paths shall be required if paths have been
specified as part of the adopted Master Plan. At the discretion of
the Board, bikeways or easements for future installation thereof shall
be required, depending upon factors such as the location of the development
in relationship to other populated areas or its location with respect
to other bikeways within the Township, whether existing or proposed,
and adopted by the Planning Board or reflected on the Master Plan.
1.
Bicycle Paths.
Bicycle paths shall not exceed a grade of six percent (6%),
except for short distances, and shall be not less than five (5) feet
wide for one-way travel and eight (8) feet wide for two-way travel.
Bicycle paths shall be constructed with a base consisting of a minimum
of four (4) inches of gravel, crushed stone or slag on the subgrade
and a surface course of three (3) inches of FABC-1. Where separate
bike paths intersect streets, the curbing shall be ramped for bicycle
access to the street grade. Bicycle-safe inlet grates shall be used
in the construction of all residential streets.
A.
Materials.
Buffering may consist of fencing, combinations of plant material
that are effective in all seasons, berms, rocks, boulders, significant
indigenous existing vegetation, mounds or combinations to achieve
the stated design objectives.
B.
Requirement.
Where a nonresidential use abuts a residential zone or use,
where a multi-family development abuts a single-family development
or single-family zoning district, where reverse frontage design is
required, or along all residential lot lines abutting an arterial
or collector road the following buffer area and landscaping requirements
shall apply:
A strip of land in no case less than twenty-five (25) feet in
width.
Buffer areas shall be uniform in width and continuous.
C.
Design.
Arrangement of planting in buffers shall provide maximum protection
between adjacent properties and avoid damage to existing plant material.
The design shall be aesthetically pleasing by mixing masses of appropriate
evergreen and deciduous material highlighting color, texture, size
and seasonal interest. Indigenous material shall be used to achieve
design objectives where appropriate. Buffers shall promote succession
of plant material.
D.
Planting Specifications.
All plantings shall be installed according to accepted horticultural
standards.
E.
Screening.
Parking areas, garbage collection and utility areas, and loading
and unloading areas shall be screened around their perimeter by a
buffer strip a minimum of five (5) feet wide.
F.
Prohibition.
No structure, storage of materials or parking of vehicles shall
be permitted in the buffer area, except access drives from public
streets and permitted signs.
G.
Maintenance.
Buffer areas shall be maintained and kept clean of all debris,
rubbish, weeds, tall grass and dead trees by the owner. Any fences
and screen planting shall be maintained permanently, and any plant
material which does not live shall be replaced within one (1) year.
Access shall be provided for maintenance purposes.
All non-residential buildings shall have a finished architectural
facade on all sides.
All clearing, excavation and embankment construction shall be
in accordance with the approved plan and applicable requirements of
the NJDOT Standard Specifications, approved Soil Erosion and Siltation
Control Plan and N.J.D.E.P. Rules and Regulations. No excavated material
may be removed from or added to a site except in accordance with an
approved site plan, subdivision or soil removal plan.
In all developments the following critical areas shall be preserved
as undeveloped open space: wetlands as defined by New Jersey Department
of Environmental Protection, field verified by an on-site inspection;
significant trees defined as the largest known individual trees of
each species in New Jersey as listed by the New Jersey Department
of Environmental Protection (NJDEP) Bureau of Forestry and large trees
which are 90% or more of the diameter of the known largest tree; lands
in the floodplain as defined in NJDEP in its Stream Encroachment Manual;
steep slopes in excess of twenty-five (25%) percent as measured over
a 10-foot interval unless appropriate engineering measures concerning
slope stability, erosion, and resident safety are taken to the satisfaction
of the Township Engineer; habitats of rare, threatened or endangered
vegetation and wildlife species as identified on federal or state
lists; and historically significant structures and sites as listed
on the federal or New Jersey Registers of Historic Places.
All site plans, subdivisions and general development plans shall
comply with the following requirements:
1.
Each development plan shall identify and map on-site critical areas.
Such mapping shall depict the location of each critical area in relation
to the proposed development. Each critical area shall be distinguished
graphically and the total acreage of each critical area within each
lot shall be noted.
2.
Critical areas shall be delineated as follows:
a.
Tidal wetlands as defined by N.J.S.A. 13:9A-1 et seq. and as delineated
in the field with the delineation boundary verified in writing by
NJDEP.
b.
Freshwater wetlands as defined by N.J.S.A. 13:9B-1 et seq. and as
delineated in the field with the delineation boundary verified by
N.J.D.E.P. through a Letter of Interpretation, presence/absence letter
or other written communication.
c.
Buffer or transition areas for tidal and freshwater wetlands as required
by N.J.D.E.P.
d.
Location of significant trees as determined by field survey indicating
by notes the diameter at four feet and tree species.
e.
Location of the 100 year floodplain boundary and floodway.
f.
Areas of slope exceeding 25% as measured over a 10 foot vertical
change in grade.
g.
The presence of potential habitat on the property of concern or adjoining
properties within 200 feet of rare, endangered or threatened vegetation
and wildlife based on written communication with the New Jersey Natural
Heritage Program. The project site shall be indicated on USGS topographic
quadrangle map by the applicant and the map forwarded to the Natural
Heritage Program requesting information on the potential presence
of habitat for rare, threatened or endangered vegetation and wildlife
species.
3.
Each development shall be designed to protect and prevent disturbance
of Critical Areas during construction and subsequent use of the property.
The following standards shall be adhered to:
a.
Principal nonresidential buildings and accessory buildings and structures,
including open or enclosed parking, shall be setback at least twenty
(20) feet from the boundary of any required freshwater wetland transition
area or tidal wetland buffer area.
b.
Where any yard of a residential development is within a freshwater
wetlands transitional area or tidal wetland buffer area, the required
yard setback shall be maintained between the building or structures
and the transition area/buffer area boundary.
c.
All efforts to preserve significant trees are to be made including,
as appropriate, site redesign, use of tree wells, and other methods
as specified in the landscaping section of this ordinance.
d.
Within the 100 year floodplain only activities permitted by N.J.D.E.P.
shall be permitted.
e.
No development, grading or other alteration or disturbance is permitted
in areas with steep slopes in excess of twenty-five (25%) unless such
action is approved by the Township Engineer in view of appropriate
engineering measures concerning slope stability, erosion and resident
safety which are reflected on the site plan.
f.
If the presence of potential habitat for rare, threatened or endangered
vegetation and/or wildlife species has been identified on-site or
on adjoining properties by the New Jersey Natural Heritage program,
care should be taken during site design to preserve as much of this
habitat as possible and to limit disruptions to habitat on adjoining
parcels.
g.
Wherever and whenever possible, registered historic structures or
sites should be preserved and incorporated into the site design. Alterations
should be kept to a minimum.
[Amended 6-10-92 by Ord. No. 92-20; 8-25-97 by Ord. No. 97-25]
For residential development these standards are superseded by
Residential Site Improvement Standards (N.J.A.C., Title 5, Chapter
21).
A.
Required.
Monolithic concrete, granite (Belgian) block curbs and gutters,
or combination concrete curb and gutter, as directed by the approving
authority, shall be installed along all edges of pavement.
B.
Barrier Free Access.
Curbing abutting sidewalks shall be depressed and shall be designed
to provide barrier-free curb ramps constructed in accordance with
the Americans with Disabilities Act.
C.
Size and Specifications.
Size and specifications shall be in accordance with N.J.D.O.T.
Standard Specification for Road and Bridge Constructions in effect
at the time of construction. (See standard detail on file in the Department
of Planning and Engineering.)
D.
Timing of Curb Construction.
In areas with bituminous concrete pavement, required curb shall
be constructed prior to the construction of the bituminous base courses.
Any required repairs to curbs which are not suitable for acceptance
shall be made prior to construction of the final pavement wearing
course.
A.
Residential.
1.
Grade.
The maximum grade of a driveway shall not exceed fifteen percent
(15%) and the minimum grade shall not be less than one percent (1%)
unless specifically approved by the Township Engineer.
2.
Pavement Specifications.
All driveways within the Township right-of-way shall be paved
with material approved by the Township Engineer. Pavement for driveways
shall be three inch bituminous stabilized base course and a two inch
bituminous surface course of material in conformance with NJDOT standards.
3.
Width.
The minimum width for a driveway for single-family dwelling
shall be twelve feet (12). The minimum width shall be twenty feet
(20) for a two car garage.
4.
Driveway Depressions.
At each driveway without curb return radii, the curb shall be
depressed to form a driveway opening. The depression shall be equal
in length to the width of the driveway plus three (3) feet on either
side.
At driveways with curb return radii, the curb depression shall
accommodate the exterior limits of the radii. The depression shall
be smoothly formed to maintain a lowered curb face across the depression
of at least one (1) inch, but not more than one and one-half (1 1/2)
inches. The bottom of the curb shall be lowered to maintain full curb
depth across the depression.
B.
Nonresidential.
1.
Grade.
The maximum grade of a driveway shall not exceed ten percent
(10%) and the minimum grade shall not be less than one percent (1%)
unless specifically approved by the Township Engineer.
2.
Pavement Specifications.
Pavement for driveways shall have five (5) inches bituminous
stabilized base and two (2) inches bituminous surface course of material
in conformance with N.J.D.O.T. Standard Specification for Road and
Bridge Constructions in effect at the time of construction.
3.
Width.
Driveways shall provide curb return radii of not less than fifteen
(15) feet for all right turn movements. Driveway width shall be a
minimum of eighteen (18) feet for one-way driveways and twenty-four
(24) feet for two-way driveways.
4.
Driveway Depressions.
At driveways with curb return radii, the curb depression shall
accommodate the exterior limits of the radii. The depression shall
be smoothly formed to maintain a lowered curb face across the depression
of at least one (1) inch, but not more than one and one-half (1 1/2)
inches. The bottom of the curb shall be lowered to maintain full curb
depth across the depression.
A.
Location.
Easements for utility and drainage installations shall be along
side and/or rear property lines where possible. These easements shall
be of sufficient width to accommodate the facilities, including access
for maintenance, but shall not be less than fifteen (15) feet in width.
Easements with subsurface conduits shall be a minimum of twenty-five
(25) feet wide.
B.
Mapped.
All easements shall be shown on the plat and site plan and shall
be clearly labeled and dimensioned as to permit accurate location
of easement limits. The purpose of the easement shall be stated on
the map.
C.
Internal Grading.
Internal grading of a lot as by swale, berm or other topographical
feature designed to intercept or direct waters shall either be designated
within an easement on the map to be filed or be dedicated by recorded
instrument in such a way as to give notice to future owners of the
property and ensure continued maintenance of the drainage feature.
No overland swales shall be permitted across adjoining properties.
D.
Conveyed by Deed.
All easements shall be conveyed by deed to the Township of East
Brunswick or the proper authority and shall be approved by the Township
Attorney and Township Engineer or designees.
E.
Staked.
The boundary line of any easement shall be monumented at its
intersection with all existing or proposed street lines.
F.
Conservation Easements.
Easements shall be dimensioned on the plat and site plan according
to the limit of the natural conditions or such other configuration
appropriate to the area being placed in the easement and the design
of the development. Maintenance of conservation easements shall be
limited to rubbish and dead trees that pose a safety problem.
A.
Requirement.
Sites shall be graded to secure proper drainage and to prevent
undesirable ponding of surface water. Grading shall be performed in
a manner which will minimize damage to, or destruction of, trees.
Topsoil shall be provided and/or redistributed on the graded surface
as cover and shall be stabilized by seeding or planting. Grading plans
shall have been submitted and approved with the subdivision plat or
site plan, and any departure from these plans must be approved by
the Approving Authority. Grading shall be designed to prevent or minimize
damage to structures or improvements when major storms exceeding the
100 year storm design of the storm drainage system occur.
B.
Drainage.
The site shall be graded to a storm drainage collector system
of interior drainage, designed in accordance with the standards for
storm drainage facilities and suitable drainage easements shall be
provided.
C.
Removal of Obstructions.
All tree stumps, masonry and other obstructions shall be removed
and recycled according to Township or County standards.
D.
Lot Grading.
The minimum slope for lawns shall be two (2) percent and for
smooth hard-finished surfaces three-quarters of one percent (.75%).
The ground immediately adjacent to the foundation shall be sloped
away from the building at a slope of not less than one unit vertical
in twelve units horizontal (1:12) for a minimum distance of eight
(8) feet.
A minimum of fifteen (15) feet behind the rear of any residential
unit shall be graded at a maximum of ten (10) percent so as to provide
a usable rear yard.
E.
Siltation prevention.
The developer shall take all necessary precautions to prevent
any siltation of streams during construction. The developer shall
provide adequate provisions in accordance with the "Standard for Soil
Erosion and Sediment Control in New Jersey" to prevent any and all
deposition of silt or other eroded material in any stream or water
course. Such provisions shall be shown on the approved plan including,
but not limited to, construction and maintenance of siltation basins
or holding ponds and diversion berms throughout the course of construction.
Guiderails, pipe railing, or other appropriate barricades, shall
be designed and placed at drainage structures, streams, embankment
limits, curves and other required locations as specified by New Jersey
Department of Transportation.
A homeowners association may be established to own and maintain
common open space and common property designed within a development.
The developer shall file a declaration of covenants and restrictions
that will govern the association, to be submitted with the application
for the preliminary approval. If established, the organization shall
incorporate the following provisions:
A.
The association shall be established before the units are sold.
B.
Memberships shall be mandatory for each buyer and any successive
buyer.
C.
Open space restrictions shall be permanent.
D.
The association shall be responsible for liability insurance, local
taxes, the maintenance of recreation detention, retention and other
facilities and any other obligations assumed by the organization.
E.
Owners shall pay their pro rata share of the cost; the assessment
levied by the association can become a lien on the property if allowed
in the master deed establishing the association.
F.
The association shall be able to adjust the assessment to meet changed
needs.
G.
The association shall clearly describe in its bylaws all the rights
and obligations of each tenant and owner, including a copy of the
covenant, model deeds and articles of incorporation.
[Amended 5-10-93 by Ord. No. 93-22; 3-11-96 by Ord. No. 96-6; 5-24-10 by Ord. No. 10-14]
A.
Landscape Plan Required.
Site plan and subdivision applications shall include a separate,
detailed plan, drawn to a scale of no less than one (1) inch equals
fifty (50) feet, of all proposed landscaping, buffering, screening
and existing trees to remain and be removed and all of the following
items:
1.
Plant listing, including:
a.
All plant material to be used shall be keyed to plan(s) and defined
by botanical and common name.
b.
Quantity to be used.
c.
Size of material to be planted.
d.
Ultimate sizes of each plant and time to reach maturity.
e.
Characteristics, i.e., fall color, flowering, ornamental factors.
f.
Plant delivery method, i.e., container, balled and burlapped.
[Amended 5-10-93 by Ord. No. 93-22]
2.
Information required for design must include:
a.
Location, species and size i.e., caliper, of all existing plant material
to remain on site.
b.
Indication of screening and buffer plantings required by ordinance.
c.
Location and spacing of each plant to be planted, shown to scale.
d.
Methods to be used in welling, staking and guying, mulching and wrapping
according to township standards.
e.
Ground covers to be used in design, which may be indicated as a mass
planting, but spacing must be defined in plant list.
f.
A means of screening utility boxes using evergreen plant material
where they appear at ground level.
g.
Existing and proposed contours.
h.
Plants and sizes of plants scheduled for removal.
3.
Name, signature, seal and address of person, firm or organization
preparing landscape plans.
[Amended 5-10-93 by Ord. No. 93-22]
4.
Placement and size of street trees shall be indicated along all thoroughfares
in accordance with township standard specifications. A listing of
acceptable street trees is on file with the Department of Planning
and Engineering.
[Amended 5-10-93 by Ord. No. 93-22]
5.
Soil type and condition.
6.
Description of physical site conditions of consequence, i.e., exposure,
ground water level, urban vs. rural.
B.
Protection of existing vegetation.
[Amended 5-10-93 by Ord. No. 93-22; 3-11-96 by Ord. No. 96-6; 5-24-10 by Ord. No. 10-14]
1.
A four (4') foot high protective barrier shall be installed
at the drip line of each plant, group of plants or area of vegetation
that is to remain on the site and maintained throughout the duration
of construction.
[Amended 5-10-93 by Ord. No. 93-22; 5-24-10 by Ord. No. 10-11]
2.
Barriers shall not be supported by the vegetation they are protecting
but shall be self-supporting.
[Amended 5-24-10 by Ord. No. 10-11]
3.
Trees designated to remain on the construction site are to be indicated
on the site plan or subdivision plan as a clearing limit area beyond
which no disturbance shall occur. The barrier shall be installed before
a tree removal permit will be granted and/or before any excavation
or construction is begun.
[Amended 5-10-93 by Ord. No. 93-22]
4.
No soil, soil stockpiling, storage of building materials or equipment
operation shall be permitted within the drip line or within eight
(8) feet, whichever is greater, of any existing tree trunk.
[Added 3-11-96 by Ord. No. 96-6; amended 5-24-10 by Ord. No. 10-14]
5.
Any clearing within the drip line or within eight (8') feet
of any vegetation to remain must be done by hand or with hand operated
equipment.
[Added 5-24-10 by Ord. No. 10-14]
C.
Grading of land near trees. The grade of land located along the drip
line shall not be raised or lowered more than six (6) inches unless
compensated for by welling or retaining wall methods and in no event
be less than eight (8) feet from the trunk.
[[Amended 5-10-93 by Ord. No. 93-22; 3-11-96 by Ord. No. 96-6]
1.
Tree wells.
For existing trees the well shall be the size of the drip line
of the tree. Wells are to be constructed of suitable material subject
to the Township Engineer's approval. Any well wall four feet
(4') or greater in diameter shall be designed by a licensed engineer
with calculations provided. Tree well details are to be field inspected
to determine specifications on a case by case application. In no event
shall a well be constructed arbitrarily without consent from the Department
of Planning and Engineering.
2.
Retaining walls.
Retaining walls are to be constructed around each tree or group
of trees immediately after grade is lowered. This retaining wall is
to be constructed of a suitable material deemed appropriate by the
Township Engineer. Design calculations which have been signed and
sealed by a professional engineer shall be submitted to the Township
Engineer for review and approval. The walls shall be located after
a field inspection to determine the location of the wall to insure
maximum survivability.
3.
Clearing near tree trunks.
Any clearing within the drip line of a tree must be done by
hand. No equipment is to be driven over this area, and no building
materials are to be stacked against the trees or within the area of
the barrier.
4.
Trees are not to be used as supports or for stockpiling.
No tree is to support any scaffolding, signs, temporary utilities
or any other device. Topsoil is to be stockpiled in an area outside
of the drip line from any tree designated to remain.
D.
Specifications for new plantings of trees and shrubs.
[Amended 5-10-93 by Ord. No. 93-22; 3-11-96 by Ord. No. 96-6]
1.
Only nursery-grown plant materials will be acceptable and shall conform
with the standards of the American Association of Nurserymen.
2.
Prior to the installation of all plant material, the results of physical
and chemical tests of the subsoil and topsoil shall be submitted to
the Director of Planning and Engineering to assess soil composition
and if the pH is acceptable for proposed planting.
3.
Trees and shrubs shall be planted only when the soil is frost-free
and friable.
4.
All material shall be guaranteed for one year from date of planting.
5.
The use of and planting of bare root material shall be prohibited.
[Added 5-10-93 by Ord. No. 93-22]
6.
All material shall be planted so that the top of the root ball is
no higher or lower than the existing/finished grade dependent upon
soil conditions.
[Added 5-10-93 by Ord. No. 93-22; amended 3-11-96 by Ord. No. 96-6]
7.
Minimum size of material at time of planting shall be 2-1/2 inches
in caliper for shade trees, 5-6 feet in height for evergreens and
ornamentals, and 18-24 inches in height or spread for most shrubs.
[Added 3-11-96 by Ord. No. 96-6]
8.
Upon establishment of plant material at a site (approx. 1 growing
season) all stakes, guying, tree wrapping, and saucers shall be removed.
[Added 3-11-96 by Ord. No. 96-6]
9.
The use of nylon twine on the root balls of proposed plant material
is prohibited. All burlap shall be pulled back 1/3 at time of planting.
[Added 3-11-96 by Ord. No. 96-6]
E.
Specifications for ground covers and mulch.
[Amended 3-11-96 by Ord. No. 96-6]
1.
All planting beds must be mulched. The type to be used shall be noted
on the site plan. Minimum required depth of placement is three (3)
inches but shall not exceed four (4) inches. A NJDEP approved chemical
preemergence selective herbicide and/or a permeable landscape fabric
shall be used to reduce weed growth. The chemical to be used shall
be specified on the site plan and used according to directions.
2.
Ground covers are required in place of grass in small and restricted
areas, such as tree and shrub beds and planters. Suitability of material
is subject to the approval of the Planning and Engineering staff.
F.
Design specifications.
[Amended 3-11-96 by Ord. No. 96-6]
1.
Planting Strips.
Planting strips shall be provided between adjoining parking
lots providing control of vehicular movement from one parking lot
to the other.
2.
Parking lot island specifications.
a.
Where parking islands are to be planted, they shall be of a minimum
width of six (6) feet from interior edge of curb to curb.
b.
Parking islands are permitted in any parking lot but shall be required
in all parking lots providing for more than thirty (30) parking spaces.
Planted islands shall be provided within parking areas at a ratio
of one (1) island per thirty (30) parking stalls.
[Amended 3-11-96 by Ord. No. 96-6]
c.
All single-parking curbed island planters must be a minimum of six
feet by twenty feet and double-parking curbed island planters a minimum
of six feet by forty feet. The minimum depth of acceptable backfill
in such planters must be two (2) feet for shrubs and four (4) feet
for trees, unless poor drainage conditions exist which would require
modifications.
G.
Planting Procedures.
[Amended 5-10-93 by Ord. No. 93-22]
2.
Staking. Trees shall be staked in the following manner:
[Amended 5-10-93 by Ord. No. 93-22]
a.
Three (3) stakes shall be driven a minimum of two (2) feet into undisturbed
soil outside the planting hole.
[Amended 5-10-93 by Ord. No. 93-22]
b.
Stakes when driven shall be one-half to two-thirds (1/2 to 2/3) the
height of the tree measured from ground level.
c.
Stakes shall be two (2) inches in diameter, minimum, at the narrowest
end.
d.
Stakes shall be placed in line with prevailing winds.
e.
Stakes shall be attached to the tree with twelve-gauge galvanized
wire with visible safety flagging covered with rubber or plastic hose
where wire is likely to come in contact with the tree trunk. An alternate
may be any of the commercially available materials designed for staking
trees upon approval of the Township. The loop in contact with the
tree shall be loose enough to permit growth and prevent grinding and
girdling for two (2) years but shall be tightly bound to the stake
to prevent slipping.
3.
Wrapping.
Each tree shall be wrapped with an expandable paper or cloth
treated to last at least one (1) year.
4.
Saucer.
A ring of packed soil shall be placed around the finished planting
hole of each tree.
a.
The saucer shall be a minimum of six (6) inches higher than the finished
grade.
b.
Saucers placed on slopes shall be level at the top end and perpendicular
to the tree trunk.
c.
Saucers are to be designed to catch and hold the maximum amount of
water, either from natural precipitation or irrigation.
5.
Mulching.
a.
A three-inch minimum to four-inch maximum layer of mulch shall be
applied around each individual or group of trees and shrubs.
b.
A "mulch" shall be considered a shredded organic material that is
not readily subject to movement by wind or water.
c.
Untreated new wood chips are not acceptable because of the bacteria
drawing available nitrogen from the soil, thus preventing its use
by the plants it is intended to protect. The use of marble chips is
specifically prohibited.
6.
Edging.
A physical edging of steel or other durable material with the
minimum dimensions of four (4) inches by one-eighth (1/8) inch shall
be installed flush with the grade where planting areas abut turf areas.
This is to perpetually delineate planting beds and reduce bed maintenance.
H.
General specifications.
1.
Only first quality nursery-grown materials that meet the standards
of the American Association of Nurserymen shall be acceptable.
2.
In the event that the season is not appropriate, a cash escrow equal
to double the cost of completing the work to be done, plus ten percent
(10%), as estimated by township personnel, of said landscaping installation,
must be posted with the township to ensure that the installed landscaping
complies with the requirements set forth.
I.
Tree Removal.
[Amended 5-10-93 by Ord. No. 93-22; 3-11-96 by Ord. No. 96-6; 5-24-10 by Ord. No. 10-14]
1.
Permit Required.
No person shall remove or destroy or cause to be or allow to
be removed or destroyed any tree without first obtaining a tree removal
permit. Tree removal permits shall be issued by the Director of Planning
and Engineering or his/her designee. A permit is required for the
removal of all trees of six (6") inch caliper or larger.
[Amended 5-10-93 by Ord. No. 93-22; 5-24-10 by Ord. No. 10-14]
2.
Permit Application.
Applications for a permit shall be made to the Township Department
of Planning and Engineering and shall contain the following information:
a.
The name and address of the applicant.
b.
The name and address of the owner of the property from which the
tree(s) are to be removed.
c.
Location on the property of the
tree(s) to be removed, indicated on a plan. If the tree removal permit
is for a single family residence the plan shall consist of a tree
location sketch. For any other properties subject to the requirements
of this ordinance the tree location plan shall be indicated on a survey
prepared by a licensed Land Surveyor.
[Amended 3-11-96 by Ord. No. 96-6]
(1)
The plan shall indicate all tree(s) to be removed, specifically
by an assigned number, and the caliper of each tree.
[Amended 5-10-93 by Ord. No. 93-22; 3-11-96 by Ord. No. 96-6]
(2)
The plan shall indicate all tree(s) to remain, specifically
by an assigned number.
[Amended 3-11-96 by Ord. No. 96-6]
(3)
The plan shall indicate a limit of disturbance line (i.e., where
the four foot high standard wood snow fence will be erected).
[Amended 3-11-96 by Ord. No. 96-6]
(4)
For any clearing greater than two acres a representative five
(5%) percent of the wooded areas proposed to be cleared shall be inventoried.
The representative 5% shall be determined by agreement between the
Director of the Department of Planning and Engineering or his/her
designee and the applicant. Where less than two acres is proposed
to be cleared all trees to be removed shall be inventoried.
[Added 3-11-96 by Ord. No. 96-6]
(5)
All trees greater than twenty (20) inches in caliper or any
specimen trees (i.e., any unique or remarkable tree or species) to
be removed shall be indicated on the plan.
[Added 3-11-96 by Ord. No. 96-6]
d.
Any other information which may reasonably be required to enable
the application to be properly evaluated.
3.
Exemptions. The following properties and uses shall be exempt from
the requirements of obtaining a tree removal permit and the provisions
of this code:
[Added 5-24-10 by Ord. No. 10-14]
a.
Existing residential properties 15,000 square feet or less in area
and removing one (1) tree in any given one (1) year period.
b.
Any property under a woodland management plan provided the woodland
management plan is on file and certified by the local tax assessor.
c.
Public entities, local utilities, Local, County, State and Federal
Authorities maintaining property, easements or right of ways in the
normal course of business or as required by State and Federal regulations.
d.
The removal of individual tree limbs or branches as long as the habit
and viability of the tree remains.
4.
Where an application is made in connection with the construction
of a building or other improvement, no building permit shall be issued
until the tree removal permit has been granted.
[Amended 3-11-96 by Ord. No. 96-6]
a.
Existing Residential Property. If the application is for an existing
residential dwelling or a homeowners association and discloses that
the total number of trees to be removed or destroyed on the property
or open space area in question, and those which are the subject of
the application, is ten (10) or less, the permit may be issued without
replacement trees required. Within a one year period permits may be
issued for removal of no more than ten (10) trees on the same property
without replacement trees being required. Any tree removal occurring
where a homeowners association exists must obtain approval by the
ruling body of the association prior to obtaining a tree removal permit.
[Amended 5-10-93 by Ord. No. 93-22; 3-11-96 by Ord. No. 96-6
b.
New Residential Development.
1.
If the application is for a new residential development (subdivisions),
up to fifty (50%) percent of the trees may be removed for the purpose
of clearing for the building envelope, driveways and yard space for
the building lots only without replacement trees required.
[Amended 3-11-96 by Ord. No. 96-6]
2.
For new residential development where tree removal is to occur
within public or private roadways/right-of-ways, drainage facilities,
parking areas or proposed open space all trees are subject to replacement
in accordance with this section of the ordinance.
[Added 3-11-96 by Ord. No. 96-6]
c.
Agricultural Operations. Agricultural operations are exempt from
replacement requirements providing the property in question is farmed
for a minimum of five (5) years after the date of clearing. An application
must be submitted prior to clearing. If the property is developed
for any other use before the five (5) years expires, the replacement
obligation will be enforced according to the new use of the property.
[Amended 5-10-93 by Ord. No. 93-22]
d.
Nonresidential Development.
All commercial and industrial developments are required to replace
all trees removed in accordance with this section of the ordinance.
5.
Inspection Required.
A representative of the Department of Planning and Engineering
shall inspect the trees which are the subject of the application,
the drainage, and other physical conditions existing on the property,
and on adjacent properties.
No hazardous trees shall be permitted to remain on a property
beyond completion of a project and/or the release of a performance
bond. An inspection of replacement trees and removal of potentially
hazardous, dead or dying vegetation will be required prior to the
issuance of a certificate of occupancy or release of a performance
bond.
[Amended 5-24-10 by Ord. No. 10-14]
6.
Tree Escrow Fund Established.
A Tree Escrow Fund shall be established by the Township to promote
environmental enhancement programs such as tree planting, tree preservation,
park development, landscaping and/or other related projects on or
within Municipally owned properties or facilities. A separate trust
account shall be established for this purpose. Appropriations from
the Tree Escrow Fund shall be authorized by the Mayor and Council
and shall be used for a municipal purpose through the recommendation
of the Department of Planning and Engineering.
[Added 3-11-96 by Ord. No. 96-6]
7.
Replacement Tree Value Calculations.
The replacement value of all trees to be removed where replacement
trees are required by this ordinance shall be calculated as follows:
[Amended 5-10-93 by Ord. No. 93-22; 3-11-96 by Ord. No. 96-6; 5-24-10 by Ord. No. 10-14]
a.
Dead and diseased trees are not counted as trees to be replaced.
The value of proposed shade, ornamental, evergreen and shrub material
shall be deducted from the calculated amount for replacement trees.
The value of the proposed landscape material shall be calculated based
upon average area costs for plant material.
Trees to be Removed
|
Replacement Trees
|
---|---|
Caliper
|
$/Tree
|
greater than 6"
up to 12"
|
$250.00
|
greater than 12"
up to 18"
|
$500.00
|
greater than 18"
up to 24"
|
$750.00
|
greater than 24"
|
$1,000.00
|
b.
The applicant will receive a one for one replacement tree credit
should stands of ten (10) or more trees greater than 6 inches in caliper
be preserved within tree removal areas.
[Added 3-11-96 by Ord. No. 96-6; amended 5-24-10 by Ord. No. 10-14]
c.
Should the value of the trees to
be removed be greater than the material value of the proposed landscaping
then the outstanding balance shall be provided with additional shade
tree plantings on site unless one (1) or more of the following conditions
exist
[Amended 3-11-96 by Ord. No. 96-6]:
1.
The site in question can not physically accommodate the total
replacement amount of trees. The applicant shall contribute an amount
equal to the calculated monetary value of removed trees minus the
value of the proposed landscaping to the Township Tree Escrow Fund.
[Amended 5-10-93 by Ord. No. 93-22; 3-11-96 by Ord. No. 96-6]
2.
The Department of Planning and Engineering determines that the
installation of additional multilevel plant material (i.e., canopy
trees, understory trees, shrubs, and ground covers) will increase
leaf area, and therefore be more beneficial in terms of photosynthetic
production, the total dollar amount for the replacement of the removed
trees can be applied to this method, subject to final approval by
the Township. This method of replacement is to be implemented as an
additional supplement to the landscape plan.
[Amended 5-10-93 by Ord. No. 93-22; 3-11-96 by Ord. No. 96-6]
8.
Fees.
Upon application for a tree removal permit, the applicant shall
be charged the following fees:
[Added 5-10-93 by Ord. No. 93-22; 5-24-10 by Ord. No. 10-14]
a.
For existing single family homes when on properties greater than
15,000 square feet or removing more than one (1) tree: five ($5) dollars
per tree.
b.
For new residential building lots: twenty ($20) dollars per tree
up to a maximum of five hundred ($500) dollars per lot.
c.
For all other properties: twenty ($20) dollars per tree up to a maximum
of one thousand ($1000) dollars for each acre.
9.
Time Limit.
All tree removal permits shall be limited to one (1) year from
date of issuance. If the approved tree removal has not occurred within
one (1) year a new permit must be applied for and is subject to the
payment of new fees.
[Added 5-10-93 by Ord. No. 93-22]
J.
Violation.
Failure to obtain a valid tree removal permit or after proper
delineation of clearing limits and the placement of the tree protection
barrier in accordance with this Chapter any additional tree disturbance
occurs, the developer or property owner shall be required to replace
any tree removed improperly based on the following schedule
[Amended 3-11-96 by Ord. No. 96-6; 5-24-10 by Ord. No. 10-14]
1.
The developer shall provide and install in accordance with Township
standards one (1) additional 2 1/2 inch caliper/12-14 foot tall
acceptable shade tree balled and burlapped for each 1 inch diameter
of the tree unnecessarily removed.
2.
At the developer's option, a 4-6 inch caliper new shade tree
may be provided and installed at a ratio of 1 new tree per 4 inches
of diameter of the tree unnecessarily removed. All material must be
guaranteed for one year at time of planting.
K.
Penalties.
Any person violating any of the provisions of this section or failing to perform in accordance with the terms of the Planning Board/Zoning Board approval, or the terms of the tree removal permit shall be subject to the penalties provided in Chapter 1, General Provisions, Art. I, with provisions of fines of up to one thousand ($1,000) dollars per day for each offense. A violation of any of the terms of this chapter shall be abated within five (5) days after written notice has been served, either by certified mail or personal service. Each day that a violation continues thereafter shall constitute a separate offense. Violations and penalties will be enforced by the Director of the Department of Planning and Engineering or by his/her designee.
In addition to other remedies, the Building Inspector or other
proper municipal official may institute any appropriate legal action
to prevent a continuing violation of the terms of this chapter.
[Amended 11-24-2014 by Ord. No. 14-13]
A.
Required.
Lighting shall be located along streets, access drives, parking
areas, sidewalks, pedestrian paths, at intersections, and where various
types of circulation systems merge, intersect or split. Pathways,
sidewalks, and trails shall be lit. Stairways, walkways and sloping
or rising paths require illumination, as do building entrances and
exits.
B.
Style.
The style of light fixture and appurtenance shall be consistent
with the style and type of the architecture of the buildings. LED
or other energy efficient lighting shall be used when feasible.
C.
Height.
Mounting height shall not exceed the height of the building
or twenty-five (25) feet, whichever is less.
D.
Standards.
Distribution of lighting shall be even throughout the site.
All lighting shall be designed to provide a minimum of 0.50 footcandles
and an average of 0.75 footcandles throughout all vehicular and pedestrian
areas. Spillage of light from a property may be no greater than 0.1
footcandles. All lighting must be directed into the site. All lighting
shall be provided by stanchion mounted fixtures or bollards and serviced
underground. Building mounted fixtures, where the light source is
visible, are prohibited.
E.
Manufacturer's Specifications.
The manufacturer and manufacturer's number of all proposed
fixtures must be shown on the plans.
F.
Detail Required.
A detail of the proposed light fixture and pole shall be incorporated
on the plan.
G.
Isofootcandles Plotted.
A point by point lighting analysis with a maximum grid of ten
(10') foot by ten (10') foot shall be provided on a lighting
plan indicating footcandle levels of existing and proposed lighting.
A.
Required.
Truck loading and unloading areas shall be provided in sufficient
amount to permit the transfer of goods and products in other than
a public street or public parking area and shall be adequately screened
from the view of adjoining properties or streets.
B.
Exclusive of Off-Street Parking.
Loading spaces shall be provided as an addition to off-street
parking spaces and shall not be considered as off-street parking spaces.
C.
Size.
Loading spaces shall be at least 15 feet wide and 60 feet in
length.
Monuments shall be of the size and shape required by N.J.R.S.
46:23-9.11 and shall be placed in accordance with the statute. In
addition, all additional property corners shall be set with iron pins.
Deed Restrictions.
Any lands dedicated for open space purposes shall contain appropriate
covenants and deed restrictions approved by the Board attorney that
ensure that:
1.
The open space area will not be further subdivided in the future.
2.
The use of the open space will continue in perpetuity for the purpose
specified.
3.
Appropriate provisions are made for the maintenance of the open space.
4.
Common open space shall not be turned into a commercial enterprise
admitting the general public at a fee.
[Amended 6-10-92 by Ord. No. 92-20; 8-25-97 by Ord. No. 97-25; 11-24-14 by Ord. No. 14-13]
For residential development these standards are superseded by
Residential Site Improvement Standards (N.J.A.C., Title 5, Chapter
21).
A.
Angle of Stalls.
The angle of stalls shall be in accordance with the requirements
specified below. The preferred angle of stall is ninety degrees.
B.
Size of Stalls.
Each off-street parking space shall be nine feet wide by eighteen
(9 x 18) feet in length. Each parallel parking space must be a minimum
of 8 feet wide by twenty two (8' x 22') feet in length.
C.
Aisle Width.
The width of all aisles providing direct access to individual
parking stalls shall be in accordance with the requirements specified
below.
Parking Angle
(degrees)
|
Aisle Width
(feet)
|
---|---|
45
|
18
|
60
|
18
|
75
|
22
|
90
|
24
|
D.
Driveway Width.
The driveway to a parking lot access aisle shall be a minimum
width of eighteen (18) feet for a one way aisle, and twenty-four (24)
feet for a two way aisle.
E.
Curbing.
The perimeter of all parking areas and internal islands shall
have continuous concrete curbing with a six inch face or an alternative
approved by the Township Engineer. Concrete wheel stops are prohibited.
The curb returns for all parking areas shall have a minimum of five
(5) foot radius.
F.
Striping.
All parking spaces shall be marked with four-inch white lines
painted in a hairpin design. The hairpin shall have a minimum width
of twelve (12) inches from the centerline of each stripe, and the
parking space shall have a minimum width of nine and five-tenths feet
between the center line of adjoining hairpins.
G.
Back-up Areas.
Back up areas with a minimum depth of five feet shall be provided
in all parking lots where there are dead-end aisles.
H.
Overhang.
Where sidewalks occur in parking areas, an additional two feet
of sidewalk shall be provided in order to accommodate parked vehicles
overhanging or extending over the sidewalk.
I.
Barrier Free Parking Spaces.
[Amended 6-10-92 by Ord. No. 92-20]
1.
Size.
Such spaces shall be in accordance with the Americans with Disabilities
Act. (See standard detail on file in the Department of Planning and
Engineering.)
2.
Access.
Access shall be provided in accordance with the Americans with
Disabilities Act. Curb ramps shall be provided between the parking
area and adjoining sidewalks.
3.
Markings.
Each space shall be identified with a clearly visible sign displaying
the international symbol of access and the following wording: "These
spaces reserved for physically handicapped drivers." In addition penalty
plates are required.
J.
Pavement Specifications.
Pavement for parking lots shall have a minimum of four (4) inches
bituminous stabilized base and two (2) inches bituminous surface course
of material in conformance with N.J.D.O.T. Standard Specification
for Road and Bridge Constructions in effect at the time of construction
placed upon a subbase approved by the Township Engineer.
For industrial sites and areas subject to truck traffic the
pavement shall have a minimum of five (5) inches bituminous stabilized
base and two (2) inches bituminous surface course of material in conformance
with N.J.D.O.T. Standard Specification for Road and Bridge Constructions
in effect at the time of construction placed upon a subbase approved
by the Township Engineer.
[Amended 8-25-97 by Ord. No. 97-25]
For residential development these standards are superseded by
Residential Site Improvement Standards (N.J.A.C., Title 5, Chapter
21).
A.
Required.
All public services shall be connected to approved public utility
systems where they exist.
B.
Underground Installation.
The developer shall arrange with the servicing utility for the
underground installation of the utility's distribution supply
lines and service connections. The connections shall be in accordance
with the provisions of the applicable standard terms and conditions
incorporated as a part of its tariff as the same are then on file
with the State of New Jersey Board of Public Utility Commissioners.
C.
Written Instrument Required, existing overhead lines.
The developer shall submit to the approving authority, prior
to the granting of approval, a written instrument from each serving
utility which shall evidence full compliance with the provisions of
this section; provided, however, lots which abut existing streets
where overhead electric or telephone distribution supply lines and
service connections have heretofore been installed may be supplied
with electric and telephone service from those overhead lines, but
the service connections from the utilities' overhead lines shall
be installed underground. In the case of existing overhead utilities,
should a road widening or an extension of service or other such condition
occur as a result of the development, any replacement, relocation
or extension of existing overhead lines shall be underground.
D.
Screening.
Where natural foliage is not sufficient to provide year-round
screening of any utility apparatus appearing above the surface of
the ground, other than utility poles, the applicant shall provide
sufficient fencing and/or live screening to conceal such apparatus
year-round.
E.
Exemption.
Any installation under this section to be performed by a servicing
utility shall be exempt from the requirement of performance guaranties,
but shall be subject to inspection and certification.
Retaining walls installed in slope control areas shall be constructed
of reinforced concrete or other reinforced masonry or of other construction
acceptable to the Township Engineer and adequately designed and detailed
on the plans to carry all earth pressure, including any expected surcharges.
Timber retaining structures will not be permitted within the right-of-way
of public roads. All proposed retaining walls over four (4) feet in
height shall require calculations to support the design of such walls
prepared and certified by a Professional Engineer. All such calculations
shall be submitted to the Township Engineer.
A.
Required.
When the effective operation of a building or structure, or
equipment within a building or structure, necessitates placing machinery,
motors, generators or similar devices for cooling, heating or generating
purposes, outside of or on top of any structure, they shall be screened
from public view. Screening shall be at least as high as the object
being screened. Screening may consist of the following:
1.
Densely planted evergreen shrubs, or approved equal.
2.
A solid and uniform fence on all sides of said equipment with suitable
landscaping to accent the structure.
3.
A masonry wall on four (4) sides of said equipment with suitable
landscaping to accent the structure.
4.
Extensions of parapet walls or mansard roof lines or structural or
ornamental screens or baffles, or
5.
Any similar type of solid or uniform screening, which will prevent
exposure of such equipment to public view.
B.
Maintenance Opening.
The above requirements shall not be construed to prevent an
opening in any required screening for maintenance purposes. However,
any such opening shall be made as inconspicuous as is possible so
as not to present any unsightly display of said equipment to public
view.
[Amended 8-25-97 by Ord. No. 97-25; 9-27-10 by Ord. No. 10-22]
For residential development these standards are superseded by
Residential Site Improvement Standards (N.J.A.C., Title 5, Chapter
21).
A.
Sanitary sewers shall not be required in that portion of the municipality
known as the Septic System Management Area.
B.
In all areas of the municipality other than the Septic System Management
Area, sanitary sewers shall be installed and shall be connected to
an existing municipal sewage system. All sewers shall be designed
to handle all present and probable future development in the area,
and the plans and specifications shall be approved by the East Brunswick
Sewer Utility prior to the issuance of any building permits. No sewage
disposal system, other than the municipal system referred to herein,
shall be permitted.
[Amended 9-27-10 by Ord. No. 10-22]
[Amended 5-10-93 by Ord. No. 93-22]
A.
Required.
Shade trees shall be planted and maintained by the developer.
The number, type and location of shade trees shall be determined by
the township. A listing of acceptable shade/street trees is on file
with the Department of Planning and Engineering. Prior to any planting
a test pit shall be dug to determine the perc rate and soil conditions.
[Amended 5-10-93 by Ord. No. 93-22]
B.
Location.
Street trees shall be installed on both sides of all streets
in accordance with the approved landscape plan. Trees shall either
be massed at critical points or spaced evenly along the street, or
both as approved by the approving authority. No tree shall be planted
within 72" of the curb or sidewalk and unless authorized shall not
be planted in the Township R.O.W.
C.
Spacing.
When trees are planted at predetermined intervals along streets,
spacing shall depend on tree size as follows:
Tree Size
(height in feet)
|
Planting Interval
(in feet)
|
---|---|
Large trees (40+)
|
50
|
Medium-sized trees (30-40)
|
40
|
Small trees (to 30)
|
30
|
When the spacing interval exceeds 40 feet, small ornamental
trees can be spaced between the larger trees. If a street canopy effect
is desired, trees may be planted closer together, following the recommendations
of the Township Landscape Architect. The trees shall be planted so
as not to interfere with utilities, roadways, sidewalks, sight easements,
or street lights.
D.
Planting Specifications.
All trees shall be placed in a proper manner and in a good grade
of backfill, according to accepted horticultural standards.
All shade trees shall be watered weekly through the first growing
season. The developer shall construct a six (6) inch deep earth saucer
around each tree to hold water and fill with a suitable mulch. Trees
shall be nursery grown, insect and disease free, balled and biodegradable
burlap, pruned and shaped, of the required height and planted according
to acceptable horticultural standards. Shade trees shall be of substantially
uniform size and shape and shall have straight trunks. Ornamental
trees need not have straight trunks only at the direction of the Township
Landscape Architect. All trees shall be planted according to nursery
standards.
A hole in which a tree is to be planted shall be in each case,
a minimum of one-third (1/3) larger in width and in depth than the
existing root ball of the particular tree to be planted. The hole
for a tree to be planted shall contain proper amounts of topsoil and
peat moss. When determined by the Department of Planning and Engineering
that a soil test indicates special needs the planting requirements
will be modified as a condition of board approval.
E.
Planting Procedure.
The following tree planting procedure shall be followed:
1.
Excavations shall not be less than thirty (30) inches deep and thirty
(30) inches in diameter. A suitable area shall be provided by loosening
the soil to a depth of 12" below the excavation. Planting soil shall
be typically composed of a thorough mixture of one part peat, one
part humus, one part of parent soil, all mixed thoroughly (unless
soil tests indicate special requirements to be determined by Planning
and Engineering staff).
2.
Each tree shall be given a minimum of twenty (20) gallons of water
at the time of planting.
3.
Trees shall be staked with three (3) stakes driven a minimum of two
(2) feet into undisturbed soil outside the planting hole. Stakes when
driven shall be one-half to two-thirds (1/2 to 2/3) the height of
the tree measured from ground level. Stakes shall be two (2) inches
in diameter, minimum, at the narrowest end. Stakes shall be placed
in line with prevailing winds. Stakes shall be attached to the tree
with twelve-gauge galvanized wire covered with rubber or plastic hose
where wire is likely to come in contact with the tree trunk. An alternate
may be any of the commercially available materials designed for staking
trees upon approval of the Township. The loop in contact with the
tree shall be loose enough to permit growth and prevent grinding and
girdling for two (2) years but shall be tightly bound to the stake
to prevent slipping.
[Amended 5-10-93 by Ord. No. 93-22]
4.
Upon completion, removal of all planting debris is required. The
area must be left in a neat and orderly condition in accordance with
good and acceptable planting practices.
5.
Notice shall be given to the Township Landscape Architect or designee
three days prior to the start of planting so the stock may be inspected
for variety, condition, size and quality.
[Amended 8-25-97 by Ord. No. 97-25]
For residential development these standards are superseded by
Residential Site Improvement Standards (N.J.A.C., Title 5, Chapter
21).
A.
Required.
Sidewalks and curbs shall be constructed and installed on both
sides of each street in accordance with specifications promulgated
by the Department of Planning and Engineering.
B.
Barrier Free Access.
At such points of intersection between sidewalks and streets
as the Township Engineer shall decide, the sidewalk shall be constructed
so as to slope gradually, to street level, at a gradient of not more
than one (1) foot in twelve (12) feet, wherever possible, so as to
provide ramp access for handicapped persons between the sidewalk and
the street. The curb depression shall be a minimum width of three
(3) feet. Construction shall be in accordance with standards prescribed
by the New Jersey Department of Transportation.
C.
Width.
Sidewalks shall be at least four (4) feet wide. When the Approving
Authority determines that a sidewalk may be subject to unusually heavy
pedestrian traffic or intended equally for bicycles it may require
that its width be increased to either six (6) or eight (8) feet. In
parking areas where sidewalks about the curb and cars overhang the
sidewalk area, the sidewalk shall be widened by two (2) feet.
D.
Materials.
Sidewalks shall be constructed of concrete or brick material,
as determined by the approving authority.
E.
Concrete Specifications.
Materials shall conform to the N.J.D.O.T. Standard Specifications
for Road and Bridge Construction in effect at the time of construction.
F.
Other Materials.
Other material specifications shall be approved by the Township
Engineer.
G.
Subgrade.
The sidewalk subgrade shall be a six inch thick granular soil
material approved by the Township Engineer and compacted prior to
the placement of any sidewalk as directed by the Township Engineer.
H.
Sidewalk Location.
In residential developments, sidewalks shall be placed in the
right-of-way, parallel to the street, unless an exception has been
permitted to preserve topographical or natural features, or to provide
visual interest, or unless the applicant shows that an alternative
pedestrian system provides safe and convenient circulation.
In planned developments and cluster developments, sidewalks
may be located away from the road system to link dwelling units with
other dwelling units, the street, and on-site activity centers such
as parking areas and recreational areas. They may also be required
parallel to the street for safety and other reasons.
I.
Pedestrian Easements.
Pedestrian way easements ten (10) feet wide may be required
by the Approving Authority through the center of blocks to provide
circulation or access to schools, playgrounds, shopping, or other
community facilities.
[Amended 8-25-97 by Ord. No. 97-25]
For residential development these standards are superseded by
Residential Site Improvement Standards (N.J.A.C., Title 5, Chapter
21).
A.
Required.
Sight easements shall be provided at each quadrant of an intersection
of streets or streets and driveways and shall be shown on the plan.
Any development requiring site plan or subdivision approval shall
provide adequate sight easements at each driveway with the driveway
classified as a local street for purposes of establishing distances.
B.
Dedicated; easement.
The area within sight easement shall be kept as part of the
lot and identified as a sight easement. The wording of the sight easement
shall be subject to the review and approval of the Board Attorney.
C.
Clearance.
No grading, planting or structure shall be erected or maintained
higher than thirty (30) inches above the center-line grade of the
intersecting street or driveway or lower than ten (10) feet above
their center lines, excluding street name signs and official traffic
regulation signs. Where any intersection involves earth banks or vegetation,
including trees, the developer shall trim or selectively thin trees
and grade to provide adequate sight distance. Within these sight easements,
plantings should be restricted to low spreading varieties of plants
and shrubs.
D.
Area.
The sight easement is that area bounded by the intersecting
street center lines and a straight line which connects sight points
located on each of the two (2) intersecting street center lines. The
sight easement distances shall be in accordance with A Policy on Geometric
Design of Highways and Streets 1984 by American Association of State
Highway and Transportation Officials.
E.
Lot Area.
Portions of a lot set aside for the sight easement may be calculated
in determining the lot area and may be included in establishing the
minimum setbacks required by the zoning provisions.
All applications shall comply with the standards for Soil Erosion &
Sediment Control in New Jersey by the New Jersey State Soil Conservation
Committee. All plans shall incorporate soil erosion and sediment control
programs phased according to the scheduled progress of the development,
including anticipated starting and completion dates. The purpose is
to control soil erosion and sediment damages and related environmental
damage by requiring adequate provisions for surface water retention
and drainage and for the protection of exposed soil surfaces in order
to promote the public health, safety, convenience and general welfare
of the community. If no board approval or Freehold Soil Conservation
Service approval is required the applicant shall submit a plan conforming
to all aspects of this section.
A.
General Design Principles.
1.
Control measures shall apply to all aspects of the proposed land
disturbances and shall be in operation during all stages of the disturbance
activity. The following principles shall apply to the soil erosion
and sediment control plan:
a.
Stripping of vegetation, grading or other soil disturbance shall
be done in a manner which will minimize soil erosion.
b.
Whenever feasible, natural vegetation shall be retained and protected.
c.
The extent of the disturbed area and the duration of its exposure
shall be kept within practical limits.
d.
Either temporary seeding, mulching or other suitable stabilization
measures shall be used to protect exposed critical areas during construction
or other land disturbances.
e.
Drainage provisions shall accommodate increased runoff resulting
from modified soil and surface conditions during and after development
or land disturbance.
f.
Water runoff shall be minimized and retained on site wherever possible
to facilitate groundwater recharge.
g.
Sediment shall be retained on site.
h.
Diversions, sediment basins and similar required structures shall
be installed prior to any on-site grading or land disturbance.
2.
All lots where fill material is deposited shall have clean fill and/or
topsoil deposited which shall be graded to allow complete surface
draining of the lot into local storm sewer systems or natural drainage
courses. No regrading of a lot shall be permitted which would create
or aggravate water stagnation or a drainage problem on site or on
adjacent properties. Grading shall be limited to areas shown on an
approved site plan or subdivision. Any topsoil disturbed during approved
excavation and grading operations shall be redistributed throughout
the site.
3.
Excavation of soil other than as required for the construction of
approved structures and supporting facilities, such as but not limited
to streets, driveways and parking areas, shall be prohibited. Regrading
of property so as to redistribute topsoil throughout the site from
areas excavated shall be done to minimize or eliminate the erosion
of soil.
B.
Maintenance.
All erosion and sediment control measures installed shall be
maintained for one (1) year after completion of the improvements or
until such measures are permanently stabilized as determined by the
Township Engineer, whichever is longer.
[Amended 12-13-93 by Ord. No. 93-74]
A.
Required.
Solid wastes and recyclables, if stored outdoors, shall be placed
in metal receptacles within a screened refuse area in accordance with
the standard details on file in the Department of Planning and Engineering
and subject to the following minimum standards:
1.
The screened refuse area shall not be located within any front yard
area.
2.
The refuse storage area shall be surrounded on all sides. All commercial
and industrial refuse storage area facilities shall be constructed
of masonry material. All refuse storage areas shall contain swinging
cedar gates and address the need for storage of recyclables. The height
of the storage receptacle and stored refuse shall not exceed the height
of the refuse storage area.
3.
A five (5) 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 approval.
The planting shall be placed so at maturity the plants do not encroach
upon the refuse container, nor result in an opening less than ten
(10) feet for vehicle access.
4.
The opening in the enclosed refuse area should be located to minimize
the view of refuse from adjoining properties or public streets.
5.
If located within or adjacent to a parking area or access drive,
the enclosed refuse area shall be separated from such parking areas
or access drive by curbing.
6.
The enclosed refuse area shall not be located so as to interfere
with traffic circulation or the parking of vehicles.
7.
All refuse and recyclables 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.
8.
If outdoor storage of solid waste and recyclables is not proposed,
the site plan submission shall detail the methods proposed for accommodating
solid waste within the structure. The Approving Authority 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.
B.
Multifamily Housing Developments.
[Added 12-13-93 by Ord. No. 93-74]
1.
In any new multifamily housing development an indoor or outdoor recycling
area for the collection and storage of residentially-generated recyclable
materials shall be provided. The dimensions of the recycling area
shall be sufficient to accommodate recycling bins or containers which
are of adequate size and number, and which are consistent with anticipated
usage and with current methods of collection in the area in which
the project is located. The dimensions of the recycling area and the
bins or containers shall be determined in consultation with the municipal
recycling coordinator, and shall be consistent with the district recycling
plan adopted pursuant to section 3 of P.L. 1987, c. 102 (N.J.S.A.
13:1E-99.13) and any applicable requirements of the municipal master
plan, adopted pursuant to section 26 of P.L. 1987, c. 102.
2.
The recycling area shall be conveniently located for the residential
disposition of source separated recyclable materials, preferably near,
but clearly separated from, a refuse dumpster.
3.
The recycling area shall be well lit, and shall be safely and easily
accessible by recycling personnel and vehicles. Collection vehicles
shall be able to access the recycling area without interference from
parked cars or other obstacles. Reasonable measures shall be taken
to protect the recycling area, and the bins or containers placed therein,
against theft of recyclable materials, bins or containers.
4.
The recycling area or the bins or containers placed therein shall
be designed so as to provide protection against adverse environmental
conditions which might render the collected materials unmarketable.
Any bins or containers which are used for the collection of recyclable
paper or cardboard, and which are located in an outdoor recyclable
area, shall be equipped with a lid, or otherwise covered, so as to
keep the paper or cardboard dry.
5.
Signs clearly identifying the recycling area and the materials accepted
therein shall be posted adjacent to all points of access to the recycling
area. Individual bins or containers shall be equipped with signs indicating
the materials to be placed therein.
6.
Screening shall be provided in accordance with 192-52A above around
any outdoor recycling area.
[Amended 8-25-97 by Ord. No. 97-25; 2-27-06 by Ord. No. 06-05; 7-20-09 by Ord. No. 09-16]
For residential development these standards are superseded by
Residential Site Improvement Standards (N.J.A.C., Title 5, Chapter
21).
A.
Scope
and Purpose.
1.
Policy Statement.
Flood control, groundwater recharge, and pollutant reduction
through nonstructural or low impact techniques shall be explored before
relying on structural strategies. Structural strategies should be
integrated with nonstructural stormwater management strategies and
proper maintenance plans. Nonstructural strategies include both environmentally
sensitive site design and source controls that prevent pollutants
from being placed on the site or from being exposed to stormwater.
Source control plans should be developed based upon physical site
conditions and the origin, nature, and the anticipated quantity or
amount of potential pollutants. Multiple stormwater management strategies
may be necessary to achieve the established performance standards
for water quality, quantity, and groundwater recharge.
2.
Purpose.
The purpose of this ordinance is to establish minimum stormwater
management requirements and controls for "major development," which
is defined in Chapter 132-3 as "Any development or redevelopment that
provides for disturbance of one quarter (1/4) acre of land. Disturbance
for the purpose of this rule is the placement of impervious surface
or exposure and/or movement of soil or bedrock or clearing, cutting,
or removing of vegetation".
3.
Applicability.
a.
This ordinance shall be applicable to all site plans and subdivisions
for the following major developments that require preliminary or final
site plan or subdivision review:
4.
Compatibility with Other Permit and Ordinance Requirements.
Development approvals issued for subdivisions and site plans
pursuant to this ordinance are to be considered an integral part of
development approvals under the subdivision and site plan review process
and do not relieve the applicant of the responsibility to secure required
permits or approvals for activities regulated by any other applicable
code, rule, act, or ordinance. In their interpretation and application,
the provisions of this ordinance shall be held to be the minimum requirements
for the promotion of the public health, safety, and general welfare.
This ordinance is not intended to interfere with, abrogate, or annul
any other ordinances, rule or regulation, statute, or other provision
of law except that, where any provision of this ordinance imposes
restrictions different from those imposed by any other ordinance,
rule or regulation, or other provision of law, the more restrictive
provisions or higher standards shall control.
B.
General Standards.
1.
Stormwater management measures for major development shall be developed
to meet the erosion control, groundwater recharge, stormwater runoff
quantity, and stormwater runoff quality standards herein. To the maximum
extent practicable, these standards shall be met by incorporating
nonstructural stormwater management strategies into the design. If
these strategies alone are not sufficient to meet these standards,
structural stormwater management measures necessary to meet these
standards shall be incorporated into the design.
2.
The standards in this ordinance apply only to new major development
and are intended to minimize the impact of stormwater runoff on water
quality and water quantity in receiving water bodies and maintain
groundwater recharge.
3.
Stormwater management measures shall avoid adverse impacts of concentrated
flow on habitat for threatened and endangered species as documented
in the New Jersey Department of Environmental Protections's (NJDEP)
Landscape Project or Natural Heritage Database established under N.J.S.A.
13:1B-15.147 through 15.150, particularly Helonias bullata (swamp
pink) and/or Clemmys muhlnebergi (bog turtle).
4.
The following linear development
projects are exempt from the Groundwater Recharge, Stormwater Runoff
Quantity, and Stormwater Runoff Quality requirements of this Section:
a.
The construction of an underground utility line provided that the
disturbed areas are revegetated upon completion;
b.
The construction of an aboveground utility line provided that the
existing conditions are maintained to the maximum extent practicable;
and
c.
The construction of a public pedestrian access, such as a sidewalk
or trail with a maximum width of 14 feet, provided that the access
is made of permeable material.
5.
The applicant may be required by the approving authority to carry
away by pipe or open ditch any spring or surface water that may exist
either previously to, or as a result of the application. Such drainage
facilities shall be located in the road right-of-way where feasible,
or in perpetual unobstructed easements of appropriate width, and shall
be constructed in accordance with the Township construction standards
and specifications.
6.
All storm drainage shall be piped underground,
except that where it is not feasible to pipe, open ditches may be
constructed.
(a)
Where storm drainage is piped, an easement of not less than twenty-five
(25) feet shall be shown on the approved plan and conveyed to the
township.
(b)
Where the storm drainage flows in an open ditch, an easement
of not less than fifty (50) feet shall be shown on the approved plan
and shall be conveyed to the township. The ditch shall be constructed
so as to prevent erosion, be easily maintainable and shall be provided
with safety features as it may deem necessary to protect and safeguard
the public.
7.
The applicant's Engineer shall also determine and identify to
the Approving Authority the effect of each application on existing
downstream drainage facilities outside the area of the application.
Studies may be required of the applicant and, as shall be appropriate,
shall serve as a guide to needed improvements.
8.
Where in the opinion of the Township Engineer, underdrainage is required,
the subdivider shall install subbase underdrains or Type F underdrains
in accordance with the New Jersey State Highway Specifications of
1989 as amended and supplemented; and shall be of the size specified
by the Township Engineer.
If in the opinion of the Township Engineer, and existing conditions
exist, the applicant may be required to construct a (supac or equivalent
filter fabric) lined ditch backfilled with 3/8" washed stone, with
a minimum slope of 2% and concrete porous wall pipe set in the stone
and connected to a downgrade inlet. Construction of such underdrains
shall be in accordance with the standard details on file in the Department
of Planning and Engineering.
All underdrain systems constructed within a site or subdivision
shall be provided with a clean-out in accordance with the standards
details on file in the Department of Planning and Engineering.
9.
Subbase outlet drains when necessary, shall consist of stone pockets
and/or trenches lined with filter fabric and filled with 3/8" broken
stone, washed gravel or blast furnace slag, and discharge into an
inlet or other appropriate facility or area. Subbase outlet drains
shall be 6" c.m. pipe fully coated with half of pipe and end cap perforated
or extra strength porous wall pipe with appropriate cap.
Subbase outlet drains will be required at low points in roadways
and at other locations where necessary.
10.
A waiver from strict compliance
from the groundwater recharge, stormwater runoff quantity, and stormwater
runoff quality requirements of this Section may be obtained for the
enlargement of an existing public roadway or railroad; or the construction
or enlargement of a public pedestrian access, provided that each of
the following conditions are met:
a.
The applicant demonstrates that there is a public need for the project
that cannot be accomplished by any other means;
b.
The applicant demonstrates through an alternatives analysis, that
through the use of nonstructural and structural stormwater management
strategies and measures, the option selected complies with this Chapter's
Erosion Control, Groundwater Recharge, Stormwater Runoff Quantity
and Quality Design and Performance Standards (hereafter the Design
and Performance Standards) to the maximum extent practicable;
c.
The applicant demonstrates that, in order to meet the requirements
of the Design and Performance Standards, existing structures currently
in use, such as homes and buildings, would need to be condemned; and
d.
The applicant demonstrates that it does not own or have other rights
to areas, including the potential to obtain through condemnation lands
which do not include existing structures currently in use, such as
homes and buildings within the upstream drainage area of the receiving
stream, that would provide additional opportunities to mitigate the
requirements of the Design and Performance Standards.
11.
A waiver from strict compliance with the Township stormwater management
design and performance standards may be obtained conditioned upon
the positive recommendation of the Township Engineer and the applicant
paying their fair share towards the implementation of the mitigation
project(s) described in the Municipal Stormwater Management Plan adopted
March 9, 2005. The mitigation project(s) to be funded shall be selected
by the Township Engineer and shall be implemented in the same HUC
14 drainage area as the proposed development. The exact amount of
the contribution shall be calculated by the Township Engineer and
shall be based on the cost to comply with the particular standard
for which the waiver or waivers are requested in proportion to the
area/extent of site development proposed.
C.
Nonstructural Stormwater Management
Measures.
1.
To the maximum extent practicable, the Design and Performance Standards
shall be met by incorporating nonstructural stormwater management
strategies set forth in this Section into the design. The applicant
shall identify the nonstructural measures incorporated into the design
of the project. If the applicant contends that it is not feasible
for engineering, environmental, or safety reasons to incorporate any
nonstructural stormwater management measures identified below into
the design of a particular project, the applicant shall identify the
strategy considered and provide a basis for the contention.
2.
Nonstructural stormwater management strategies incorporated into
site design shall:
(a)
Protect areas that provide water quality benefits or areas particularly
susceptible to erosion and sediment loss;
(b)
Minimize impervious surfaces and break up or disconnect the
flow of runoff over impervious surfaces;
(c)
Maximize the protection of natural drainage features and vegetation;
(d)
Minimize the decrease in the "time of concentration from pre-construction
to post construction;
(e)
Minimize land disturbance including clearing and grading;
(f)
Minimize soil compaction;
(g)
Provide low-maintenance landscaping that encourages retention
and planting of native vegetation and minimizes the use of lawns,
fertilizers and pesticides;
(h)
Provide vegetated open-channel conveyance systems discharging
into and through stable vegetated areas;
(i)
Provide other source controls
to prevent or minimize the use or exposure of pollutants at the site
in order to prevent or minimize the release of those pollutants into
stormwater runoff. Such source controls include, but are not limited
to:
(1)
Site design features that help to prevent accumulation of trash
and debris in drainage systems, including features that comply with
this Section's standards to control passage of solid and floatable
materials through storm drain inlets;
(2)
Site design features that help to prevent discharge of trash
and debris from drainage systems;
(3)
Site design features that help to prevent and/or contain spills
or other harmful accumulations of pollutants at industrial or commercial
developments; and
(4)
When establishing vegetation after land disturbance, applying
fertilizer in accordance with the requirements established under the
Soil Erosion and Sediment Control Act, N.J.S.A. 4:24-39 et seq., and
implementing rules.
(j)
Swales may be constructed in which there need be no outlet facilities
and which will impound water drainage only from other landscaped areas.
The water impounded in these areas will be left to evaporate and percolate
and the swales shall otherwise be seeded and maintained in lawn area.
Minimum slope if grass or rip rap shall be two (2) percent. Minimum
slope if concrete shall be .75 percent.
(k)
Any land area used as a nonstructural stormwater management
measure to meet the Design and Performance Standards shall be subject
to a conservation restriction filed with the Middlesex County Clerk's
office, or subject to an approved equivalent restriction that ensures
that measure or an equivalent stormwater management measure approved
by the reviewing agency is maintained in perpetuity.
D.
Calculation
of Stormwater Runoff and Groundwater Recharge.
1.
Stormwater runoff shall be calculated in accordance with the following:
a.
The design engineer shall calculate runoff using one of the following
runoff coefficient calculation methods:
(1)
The USDA Natural Resources Conservation Service (NRCS) methodology,
including the NRCS Runoff Equation and Dimensionless Unit Hydrograph,
as described in the NRCS National Engineering Handbook Section 4 Hydrology
and Technical Release 55 Urban Hydrology for Small Watersheds; or
(2)
The Rational Method for peak flow and the Modified Rational
Method for hydrograph computations.
b.
For the purpose of calculating runoff coefficients and groundwater
recharge, there is a presumption that the pre-construction condition
of a site or portion thereof is a wooded land use with good hydrologic
condition. A runoff coefficient or a groundwater recharge land cover
for an existing condition may be used on all or a portion of the site
if the design engineer verifies that the hydrologic condition has
existed on the site or portion of the site for at least five years
without interruption prior to the time of application. If more than
one land cover has existed on the site during the five years immediately
prior to the time of application, the land cover with the lowest runoff
potential shall be used for the computations. In addition, there is
the presumption that the site is in good hydrologic condition (if
the land use type is pasture, lawn, or park) with good cover (if the
land use type is woods) or with good hydrologic condition and conservation
treatment (if the land use type is cultivation).
c.
In computing pre-construction stormwater runoff, the design engineer
shall account for all significant land features and structures, such
as ponds, wetlands, depressions, hedgerows, or culverts, that may
reduce pre-construction stormwater runoff rates and volumes.
d.
In computing stormwater runoff from all design storms, the design
engineer shall consider the relative stormwater runoff rates and/or
volumes of pervious and impervious surfaces separately to accurately
compute the rates and volume of stormwater runoff from the site.
e.
If the invert of the outlet structure of a stormwater management
measure is below the flood hazard design flood elevation as defined
at N.J.A.C. 7:13, the design engineer shall take into account the
effects of tailwater in the design of structural stormwater management
measures.
2.
Groundwater recharge may be calculated in accordance with the New
Jersey Geological Survey Report GSR-32 A Method for Evaluating Ground-Water
Recharge Areas in New Jersey, incorporated herein by reference as
amended and supplemented. Information regarding the methodology is
available from the New Jersey Stormwater Best Management Practices
Manual; at http://www.state.nj.us/dep/njgs/; or at New Jersey Geological
Survey, 29 Arctic Parkway, P.O. Box 427 Trenton, New Jersey 08625-0427;
(609) 984-6587.
E.
Standards for Structural
Stormwater Management Measures.
1.
Standards for structural stormwater management measures are as follows:
a.
Structural stormwater management measures shall be designed to take
into account the existing site conditions, including, for example,
environmentally critical areas, wetlands; flood-prone areas; slopes;
depth to seasonal high water table; soil type, permeability and texture;
drainage area and drainage patterns; and the presence of solution-prone
carbonate rocks (limestone).
b.
Structural stormwater management measures shall be designed to minimize
maintenance, facilitate maintenance and repairs, and ensure proper
functioning.
c.
Structural stormwater management measures shall be designed, constructed,
and installed to be structurally sound, durable, and corrosion resistant.
Measures that are consistent with the relevant portions of the Residential
Site Improvement Standards at N.J.A.C. 5:21-7.3, 7.4, and 7.5 shall
be deemed to meet this requirement.
d.
At the intake to the outlet from the stormwater management basin,
the orifice size shall be a minimum of two and one-half inches in
diameter.
e.
Stormwater management basins shall be designed to meet the minimum
safety standards for stormwater management basins detailed herein.
f.
The pipe size shall be determined by acceptable drainage design procedures.
In no case shall the pipe size in a surface water drainage system
be less than fifteen (15) inches in diameter.
g.
All pipe terminations shall be provided with poured concrete headwalls
or precast concrete end sections in accordance with the approved preliminary
plat or plan. Poured concrete headwalls shall be wing-type headwalls
with aprons and cut-off walls in accordance with the construction
details contained herein. Flared end sections shall be provided with
cut off walls.
h.
Storm drain pipes running longitudinally along streets shall not
be located under curbing. They shall be reinforced concrete pipe conforming
to ASTM Designation C-76, reinforced arch culvert conforming to ASTM
Designation C-506 or reinforced concrete elliptical pipe conforming
to ASTM Designation C-507. Joints shall be made with O-ring rubber
gaskets.
i.
No concrete pipe shall be laid on grades exceeding ten (10%) percent.
Elliptical concrete storm drain pipes will be jointed using a preformed
bituminous mastic pressure-type joint sealer.
j.
All storm drains shall be laid in a straight line between inlets,
manholes or other structures, except that the use of the fittings
or factory curved or mitered pipe may be allowed by the Township Engineer
when necessary to accommodate existing geometry or utilities.
k.
Site design features
that help to prevent discharge of trash and debris from drainage systems
shall comply with the following standard to control passage of solid
and floatable materials through storm drain inlets. For purposes of
this paragraph, "solid and floatable materials" means sediment, debris,
trash, and other floating, suspended, or settleable solids.
(1)
Design engineers shall use either of the following grates whenever
they use a grate in pavement or another ground surface to collect
stormwater from that surface into a storm drain or surface water body
under that grate:
(a)
The New Jersey Department of Transportation (NJDOT)
bicycle safe grate, which is described in Chapter 2.4 of the NJDOT
Bicycle Compatible Roadways and Bikeways Planning and Design Guidelines
(April 1996); or
(b)
A different grate, if each individual clear space
in that grate has an area of no more than seven (7.0) square inches,
or is no greater than 0.5 inches across the smallest dimension. Examples
of grates subject to this standard include grates in grate inlets,
the grate portion (noncurb-opening portion) of combination inlets,
grates on stormsewer manholes, ditch grates, trench grates, and grates
of spacer bars in slotted drains. Examples of ground surfaces include
surfaces of roads (including bridges), driveways, parking areas, bikeways,
plazas, sidewalks, lawns, fields, open channels, and stormwater basin
floors.
l.
Whenever design engineers use a curb-opening inlet, a NJDOT Type
"N-EcoCurb Piece" with "Dump No Waste, Drains To Waterway" nameplate
shall be utilized.
m.
These standards
which control passage of solid and floatable materials through storm
drain inlets do not apply in the following instances:
(1)
Where the review agency determines that this standard would
cause inadequate hydraulic performance that could not practicably
be overcome by using additional or larger storm drain inlets that
meet these standards;
(2)
Where flows from the water quality design storm as specified
in this Chapter's Stormwater Runoff Quality Standards are conveyed
through any device (e.g., end of pipe netting facility, manufactured
treatment device, or a catch basin hood) that is designed, at a minimum,
to prevent delivery of all solid and floatable materials that could
not pass through one of the following:
(a)
A rectangular space four and five-eighths inches
long and one and one-half inches wide (this option does not apply
for outfall netting facilities); or
(b)
A bar screen having a bar spacing of 0.5 inches.
(c)
Where flows are conveyed through a trash rack
that has parallel bars with one-inch (1") spacing between the bars,
to the elevation of the water quality design storm as specified in
this Chapter's Stormwater Runoff Quality Standards; or
(d)
Where the NJDEP, pursuant to the New Jersey Register
of Historic Places Rules at N.J.A.C. 7:4-7.2(c), that action to meet
this standard is an undertaking that constitutes an encroachment or
will damage or destroy the New Jersey Register listed historic property.
2.
Stormwater management guidelines are available in the New Jersey
Stormwater Best Management Practices Manual. Other stormwater management
measures may be utilized provided the design engineer demonstrates
that the proposed measure and its design will accomplish the required
water quantity, groundwater recharge and water quality design and
performance standards established by this ordinance.
3.
Manufactured treatment devices may be used to meet the Stormwater
Quality requirements of this ordinance, provided the pollutant removal
rates are verified by the New Jersey Corporation for Advanced Technology
and certified by the Department.
F.
Erosion
Control, Groundwater Recharge and Runoff Quantity Design and Performance
Standards.
1.
This subsection contains minimum design and performance standards
to control erosion, encourage and control infiltration and groundwater
recharge, and control stormwater runoff quantity impacts of major
development.
a.
The minimum design and performance standards for erosion control
are those established under the Soil Erosion and Sediment Control
Act, N.J.S.A. 4:24-39 et seq. and implementing rules.
b.
The design engineer shall, using the assumptions and factors for
Stormwater Runoff and Groundwater Recharge calculations within this
Chapter, either:
(1)
Demonstrate through hydrologic and hydraulic analysis that the
site and its stormwater management measures maintain 100 percent of
the average annual pre-construction groundwater recharge volume for
the site; or
(2)
Demonstrate through hydrologic and hydraulic analysis that the
increase of stormwater runoff volume from pre-construction to post-construction
for the 2-year storm is infiltrated.
This groundwater recharge requirement does not apply to projects
within an "urban redevelopment area".
c.
The following types of stormwater shall not be recharged:
(1)
Stormwater from areas of high pollutant loading; areas where
recharge would be inconsistent with Department approved remedial action
work plan or landfill closure plan and areas with high risks for spills
of toxic materials, such as gas stations and vehicle maintenance facilities;
and
(2)
Industrial stormwater exposed to "source material."
d.
The design engineer shall assess the hydraulic impact on the groundwater
table and design the site so as to avoid adverse hydraulic impacts.
Potential adverse hydraulic impacts include, but are not limited to,
exacerbating a naturally or seasonally high water table so as to cause
surficial ponding, flooding of basements, or interference with the
proper operation of subsurface sewage disposal systems and other subsurface
structures in the vicinity or downgradient of the groundwater recharge
area.
2.
In order to control stormwater runoff quantity impacts, the design
engineer shall, using the assumptions and factors for Stormwater Runoff
calculations within this Chapter, complete one of the following:
a.
Demonstrate through hydrologic and hydraulic analysis that for stormwater
leaving the site, post-construction runoff hydrographs for the two,
10, and 100-year storm events do not exceed, at any point in time,
the pre-construction runoff hydrographs for the same storm events;
b.
Demonstrate through hydrologic and hydraulic analysis that there
is no increase, as compared to the pre-construction condition, in
the peak runoff rates of stormwater leaving the site for the two,
10, and 100-year storm events and that the increased volume or change
in timing of stormwater runoff will not increase flood damage at or
downstream of the site. This analysis shall include the analysis of
impacts of existing land uses and projected land uses assuming full
development under existing zoning and land use ordinances in the drainage
area;
c.
Design stormwater management measures so that the post-construction
peak runoff rates for the 2, 10 and 100 year storm events are 50,
75 and 80 percent, respectively, of the preconstruction peak runoff
rates. The percentages apply only to the post-construction stormwater
runoff that is attributable to the portion of the site on which the
proposed development or project is to be constructed. The percentages
shall not be applied to post-construction stormwater runoff into tidal
flood hazard areas if the increased volume of stormwater runoff will
not increase flood damages below the point of discharge; or
d.
In tidal flood hazard areas, stormwater runoff quantity analysis
in accordance with (1), (2) and (3) above shall only be applied if
the increased volume of stormwater runoff could increase flood damages
below the point of discharge.
G.
Calculations for Stormwater Runoff
Quality.
1.
Stormwater management measures shall be designed to reduce the post-construction
load of total suspended solids (TSS) in stormwater runoff by 80 percent
of the anticipated load from the developed site, expressed as an annual
average. Stormwater management measures shall only be required for
water quality control if an additional 1/4 acre of impervious surface
is being proposed on a development site. The requirement to reduce
TSS does not apply to any stormwater runoff in a discharge regulated
under a numeric effluent limitation for TSS imposed under the New
Jersey Pollution Discharge Elimination System (NJPDES) rules, N.J.A.C.
7:14A, or in a discharge specifically exempt under a NJPDES permit
from this requirement. The water quality design storm is 1.25 inches
of rainfall in two hours. Water quality calculations shall take into
account the distribution of rain from the water quality design storm,
as reflected in Table 1. The calculation of the volume of runoff may
take into account the implementation of non-structural and structural
stormwater management measures.
Table 1: Water Quality Design Storm Distribution
| |||
---|---|---|---|
Time
(Minutes)
|
Cumulative Rainfall
(Inches)
|
Time
(Minutes)
|
Cumulative Rainfall
(Inches)
|
0
|
0.0000
|
65
|
0.8917
|
5
|
0.0083
|
70
|
0.9917
|
10
|
0.0166
|
75
|
1.0500
|
15
|
0.0250
|
80
|
1.0840
|
20
|
0.0500
|
85
|
1.1170
|
25
|
0.0750
|
90
|
1.1500
|
30
|
0.1000
|
95
|
1.1750
|
35
|
0.1330
|
100
|
1.2000
|
40
|
0.1660
|
105
|
1.2250
|
45
|
0.2000
|
110
|
1.2334
|
50
|
0.2583
|
115
|
1.2417
|
55
|
0.3583
|
120
|
1.2500
|
60
|
0.6250
|
2.
For purposes of TSS reduction calculations, Table 2 below presents
the presumed removal rates for certain Stormwater Best Management
Practices (BMP) designed in accordance with the New Jersey Stormwater
Best Management Practices Manual. TSS reduction shall be calculated
based on the removal rates for the BMPs in Table 2 below. Alternative
removal rates and methods of calculating removal rates may be used
if the design engineer provides documentation demonstrating the capability
of these alternative rates and methods to the review agency. A copy
of any approved alternative rate or method of calculating the removal
rate shall be provided to the following address: Division of Watershed
Management, NJDEP, PO Box 418 Trenton, New Jersey, 08625-0418.
3.
If more than one BMP in series is necessary to achieve the required
80 percent TSS reduction for a site, the applicant shall utilize the
following formula to calculate TSS reduction:
R = A + B B (AXB)/100
Where
R = total TSS percent load removal from application of both
BMPs, and
A = the TSS percent removal rate applicable to the first BMP
B = the TSS percent removal rate applicable to the second BMP
Table 2: TSS Removal Rates for BMPs
| |
---|---|
Best Management Practice
|
TSS Percent Removal Rate
|
Bioretention Systems
|
90
|
Constructed Stormwater Wetland
|
90
|
Extended Detention Basin
|
40 - 60
|
Infiltration Structure
|
80
|
Manufactured Treatment Device
|
See Section 192-53E3.
|
Sand Filter
|
80
|
Vegetative Filter Strip
|
60 - 80
|
Wet Pond
|
50 - 90
|
4.
If there is more than one on-site drainage area, the 80 percent TSS
removal rate shall apply to each drainage area, unless the runoff
from the subareas converge on site in which case the removal rate
can be demonstrated through a calculation using a weighted average.
5.
Stormwater management measures shall also be designed to reduce,
to the maximum extent feasible, the post-construction nutrient load
of the anticipated load from the developed site in stormwater runoff
generated from the water quality design storm. In achieving reduction
of nutrients to the maximum extent feasible, the design of the site
shall include nonstructural strategies and structural measures that
optimize nutrient removal while still achieving the Design and Performance
standards listed herein.
6.
Additional information and examples are contained in the New Jersey
Stormwater Best Management Practices Manual.
7.
In accordance with the definition of FW1 at N.J.A.C. 7:9B-1.4, stormwater
management measures shall be designed to prevent any increase in stormwater
runoff to waters classified as FW1.
H.
Safety
Standards for Stormwater Management Basins.
1.
This section sets forth requirements to protect public safety through
the proper design and operation of stormwater management basins. This
section applies to any new stormwater management basin.
2.
Requirements for Trash Racks, Overflow Grates and Escape Provisions
(a)
A trash rack is a device designed to catch trash and debris
and prevent the clogging of outlet structures. Trash racks shall be
installed at the intake to the outlet from the stormwater management
basin to ensure proper functioning of the basin outlets in accordance
with the following:
(1)
The trash rack shall have parallel bars, with no greater than
six inch spacing between the bars. Trash racks shall be installed
at the intake to the outlet structure as appropriate, and shall have
parallel bars with one-inch (1") spacing between the bars to the elevation
of the water quality design storm. For elevations higher than the
water quality design storm, the parallel bars at the outlet structure
shall be spaced no greater than one-third (1/3) the width of the diameter
of the orifice or one-third (1/3) the width of the weir, with a minimum
spacing between bars of one-inch and a maximum spacing between bars
of six inches.
(2)
The trash rack shall be designed so as not to adversely affect
the hydraulic performance of the outlet pipe or structure.
(3)
The average velocity of flow through a clean trash rack is not
to exceed 2.5 feet per second under the full range of stage and discharge.
Velocity is to be computed on the basis of the net area of opening
through the rack.
(4)
The trash rack shall be constructed and installed to be rigid,
durable, and corrosion resistant, and shall be designed to withstand
a perpendicular live loading of 300 lbs/ft. sq.
(b)
An overflow grate is designed to prevent obstruction of the
overflow structure. If an outlet structure has an overflow grate,
such grate shall meet the following requirements:
(1)
The overflow grate shall be secured to the outlet structure
but removable for emergencies and maintenance.
(2)
The overflow grate spacing shall be no less than two inches
across the smallest dimension.
(3)
The overflow grate shall be constructed and installed to be
rigid, durable, and corrosion resistant, and shall be designed to
withstand a perpendicular live loading of 300 lbs./ft. sq.
(c)
For purposes of this paragraph, escape provisions mean the permanent
installation of ladders, steps, rungs, or other features that provide
easily accessible means of egress from stormwater management basins.
Stormwater management basins shall include escape provisions as follows:
(1)
If a stormwater management basin has an outlet structure, escape
provisions shall be incorporated in or on the structure.
(2)
Safety ledges shall be constructed on the slopes of all new
stormwater management basins having a permanent pool of water deeper
than two and one-half feet. Such safety ledges shall be comprised
of two steps. Each step shall be four to six feet in width. One step
shall be located approximately two and one-half feet below the permanent
water surface, and the second step shall be located one to one and
one-half feet above the permanent water surface. See Standard Detail
on file in the Department of Planning and Engineering.
(3)
In new stormwater management basins, the maximum interior slope
for an earthen dam, embankment, or berm shall not be steeper than
3 horizontal to 1 vertical.
I.
Maintenance
and Repair.
1.
General Maintenance- The design engineer shall prepare a maintenance
plan for the stormwater management measures incorporated into the
design of a major development. Maintenance guidelines for stormwater
management measures are available in the New Jersey Stormwater Best
Management Practices Manual.
2.
The maintenance plan shall contain:
a.
Specific preventative maintenance tasks and schedules
(1)
Preventative and corrective maintenance shall be performed to
maintain the function of the stormwater management measure, including
repairs or replacement to the structure; removal of sediment, debris,
or trash; restoration of eroded areas; snow and ice removal; fence
repair or replacement; restoration of vegetation; and repair or replacement
of nonvegetated linings.
(2)
The party responsible for maintenance shall maintain a detailed
log of all preventative and corrective maintenance for the structural
stormwater management measures incorporated into the design of the
development, including a record of all inspections and copies of all
maintenance-related work orders.
(3)
The party responsible for maintenance shall evaluate the effectiveness
of the maintenance plan at least once per year and adjust the plan
and the deed as needed.
(4)
The party responsible for maintenance shall retain and make
available, upon request by any public entity with administrative,
health, environmental, or safety authority over the site, the maintenance
plan and the documentation required herein.
b.
Cost estimates, including estimated cost of sediment, debris, or
trash removal;
c.
Name, address, and telephone number of the party or parties responsible
for preventative and corrective maintenance (including replacement).
(1)
If the maintenance plan identifies a party other than the developer
(for example, a public agency or homeowners' association) as
having the responsibility for maintenance, the plan shall include
documentation of such party's agreement to assume this responsibility,
or of the developer's obligation to dedicate a stormwater management
facility to such party under an applicable ordinance or regulation.
(2)
Responsibility for maintenance shall not be assigned or transferred
to the owner or tenant of an individual property in a residential
development or project, unless such owner or tenant owns or leases
the entire residential development or project.
(3)
If maintenance is not the responsibility of a public agency,
the maintenance plan and any future revisions shall be recorded upon
the deed of record for each property on which the maintenance described
in the maintenance plan must be undertaken.
3.
A two year maintenance guarantee in accordance with N.J.S.A. 40:55D-53
shall be required to be posted for all stormwater management facilities
that are not dedicated to East Brunswick Township or another governmental
agency.
4.
In the event that the stormwater management facility becomes a danger
to public safety or public health, or if it is in need of maintenance
or repair, the municipality shall so notify the responsible party
in writing. Upon receipt of that notice, the responsible party shall
have fourteen (14) days to effect maintenance and repair of the facility
in a manner that is approved by the municipal engineer or designee.
The municipality, in its discretion, may extend the time allowed for
effecting maintenance and repair for good cause. If the responsible
party fails or refuses to perform such maintenance and repair, the
municipality or County may immediately proceed to do so and shall
bill the cost thereof to the responsible party.
J.
Private
Storm Drain Inlet Retrofitting Required.
[Added 7-20-09 by Ord. No. 09-16]
1.
Private Storm Drain Inlets - Existing storm drain inlets which are
in direct contact with repaving, repairing, reconstruction, or resurfacing
or alterations of facilities on private property shall be required
to be retrofitted to prevent the discharge of solids and floatables
(such as plastic bottles, cans, food wrappers and other litter) to
the municipal separate storm sewer system so as to protect public
health, safety and welfare, and to prescribe penalties for the failure
to comply.
2.
Applicability - For the purpose of this retrofitting requirement
"Storm Drain Inlets" means an opening in a storm drain used to collect
stormwater runoff and includes but not limited to, a grate inlet,
curb-opening inlet, slotted inlet, and combination inlet.
3.
Prohibited Conduct - No person in control of private property (except
a residential lot with one single family house) shall authorize the
repaving, repairing (excluding the repair of individual potholes),
resurfacing (including top coating or chip sealing with asphalt emulsion
or a thin base of hot bitumen), reconstructing or altering any surface
that is in direct contact with an existing storm drain inlet on that
property unless the storm drain inlet:
4.
Design Standards - Private storm drain inlets which are in direct
contact with repaving, repairing, reconstruction, or resurfacing or
alterations of facilities on private property shall comply with the
following standards. For purposes of this paragraph, "solid and floatable
materials" means sediment, debris, trash, and other floating, suspended,
or settleable solids.
a.
The following grates shall be used whenever a grate in pavement or
another ground surface is used to collect stormwater from that surface
into a storm drain or surface water body under that grate:
1)
The New Jersey Department of Transportation (NJDOT) bicycle
safe grate, which is described in Chapter 2.4 of the NJDOT Bicycle
Compatible roadways and Bikeways Planning and Design Guidelines (April
1996); or
2)
A different gate, if each individual clear space in that grate
has an area of no more than seven (7) square inches, or is no greater
than 0.5 inches across the smallest dimension.
Examples of grates subject to this standard include grates in
grate inlets, the grate portion (non-curb opening portion) of combination
inlets, grates on storm sewer manholes, ditch grates, trench grates,
and grates of spacer bars in slotted drains. Examples of ground surfaces
include surfaces of roads (including bridges), driveways, parking
areas, bikeways, plazas, sidewalks, lawns, fields, open channels,
and stormwater basin floors.
b.
Whenever a curb-opening inlet is used, the clear space in that curb
opening (or each individual clear space, if the curb opening has two
or more clear spaces) shall have an area of no more than seven (7.0)
square inches, or be no greater than two (2.0) inches across the smallest
dimension.
5.
Exemptions - This standard does not apply:
a.
Where the Manager of Engineering Services or designee agrees that
this standard would cause inadequate hydraulic performance that could
not practicably be overcome by using additional or larger storm drain
inlets that meet these standards;
b.
Where flows are conveyed through any device (e.g. end of pipe netting
facility, manufactured treatment device, or a catch basin hood) that
is designed, at a minimum to prevent delivery of all solid and floatable
materials that could not pass through one of the following:
c.
Where flows are conveyed through a trash rack that has parallel bars
with one-inch (1") spacing between the bars; or
d.
Where the New Jersey Department of Environmental Protection determines
pursuant to the New Jersey Register of Historic Places Rules at N.J.A.C.
7:4-7.2(c), that action to meet this standard is an undertaking that
constitutes an encroachment or will damage or destroy the New Jersey
Register listed historic property.
K.
Sources for Technical
Guidance.
[Amended 7-20-09 by Ord. No. 90-16]
1.
Technical guidance for stormwater management measures can be found
in the following documents which are available from Maps and Publications,
NJDEP, 428 East State Street, P.O. Box 420, Trenton, New Jersey, 08625;
telephone (609) 777-1038.
a.
Guidelines for stormwater management measures are contained in the
New Jersey Stormwater Best Management Practices Manual, as amended.
Information is provided on stormwater management measures such as:
bioretention systems, constructed stormwater wetlands, dry wells,
extended detention basins, infiltration structures, manufactured treatment
devices, pervious paving, sand filters, vegetative filter strips,
and wet ponds.
b.
(Reserved)
c.
The NJDEP Stormwater Management Facilities Maintenance Manual, as
amended.
d.
The NJDEP website at www.njstormwater.org.
2.
Additional technical guidance for stormwater management measures
can be obtained from the following:
a.
The "Standards for Soil Erosion and Sediment Control in New Jersey"
promulgated by the State Soil Conservation Committee and incorporated
into N.J.A.C. 2:90. Copies of these standards may be obtained by contacting
the State Soil Conservation Committee or any of the Soil Conservation
Districts listed in N.J.A.C. 2:90-1.3(a)4. The location, address,
and telephone number of each Soil Conservation District may be obtained
from the State Soil Conservation Committee, P.O. Box 330, Trenton,
New Jersey 08625; (609) 292-5540;
b.
The Rutgers Cooperative Extension Service, 732-932-9306; and
c.
The Soil Conservation Districts listed in N.J.A.C. 2:90-1.3(a)4.
The location, address, and telephone number of each Soil Conservation
District may be obtained from the State Soil Conservation Committee,
P.O. Box 330, Trenton, New Jersey, 08625, (609) 292-5540.
L.
Penalties.
Any party who erects, constructs, alters, repairs, converts,
maintains, or uses any building, structure or land in violation of
this ordinance shall be subject to the penalty provisions of the Zoning
Chapter of the East Brunswick Township Code.
All streetlights shall be installed on ornamental standards
with underground wiring. They shall be of a style and design compatible
with the nature and design of the subdivision and shall be approved
by the Planning Board. Streetlighting shall conform to the current
standards prescribed by the Illuminating Engineers Society, with respect
to type and number of light stanchions, spacing intervals, location,
wattage, shielding and design and shall be installed so as to provide
adequate lighting without spillage and to prevent hazard to drivers
or nuisance to adjoining property owners.
[Amended 8-25-97 by Ord. No. 97-25]
For residential development these standards are superseded by
Residential Site Improvement Standards (N.J.A.C., Title 5, Chapter
21).
The number and location of all street signs and other signs
needed to regulate and control traffic or for warning purposes shall
be determined by the Planning Board in cooperation with the Director
of Public Safety. However, there shall be at least two (2) street
signs furnished at each four-way intersection and one (1) street sign
at each T-intersection. Prior to the issuance of a construction permit
the applicant shall pay to the township the current rate including
installation for each sign, as it has been determined by the Director
of Public Safety and filed with the Township Clerk. The Township shall
provide and install the signs.
[Amended 8-25-97 by Ord. No. 97-25]
For residential development these standards are superseded by
Residential Site Improvement Standards (N.J.A.C., Title 5, Chapter
21).
A.
Required.
All developments shall be served by paved streets with an all-weather
base and pavement with an adequate crown.
B.
Utilities Installed.
No streets shall be accepted unless all the utilities for each
prospective building lot have been installed to the edge of the right-of-way.
All utilities, drains and other facilities located under the road
paving shall be installed prior to the placing of any road surfacing
material.
C.
County Roads.
Wherever a county road passes through or borders a subdivision,
the developer shall provide and dedicate to the county such additional
land as may be necessary for the widening of the right-of-way to accommodate
anticipated traffic in the reasonably foreseeable future, as projected
by the County Planning Board.
D.
Major Arterials.
Subdivisions abutting major arterials or controlled access highways
shall provide a marginal service street or shall have lots backing
on to such streets and highways, with a buffer strip for planting
or some other means of separation of through and local traffic as
the Board may determine appropriate.
E.
Minor Arterial Streets.
On minor arterial streets the right-of-way width shall be measured
from lot line to lot line and shall be determined by the Planning
Board, but in no event shall the right-of-way be less than seventy
(70) feet or the paved portion less than fifty (50) feet.
F.
Major Collector Streets.
On major collector streets the right-of-way width shall be measured
from lot line to lot line and shall be determined by the Planning
Board, but in no event shall the right-of-way be less than seventy
(70) feet or the paved portion less than fifty (50) feet.
G.
Minor Collector Streets.
On minor collector streets the right-of-way width shall be measured
from lot line to lot line and shall be determined by the Planning
Board, but in no event shall the right-of-way be less than sixty (60)
feet or the paved portion less than thirty-six (36) feet.
H.
Local Streets.
On local streets the right-of-way width shall be measured from
lot line to lot line and shall be determined by the Planning Board,
but in no event shall the right-of-way be less than fifty (50) feet
or the paved portion less than thirty (30) feet.
I.
Streets not on Master Plan.
The arrangements and right-of-way widths of streets not shown
on the Master Plan or Official Map shall be such as to provide for
the appropriate extension of existing streets.
J.
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 given to the governing body under
conditions approved by the Board.
K.
Existing Streets.
Subdivisions which adjoin or include existing streets that do
not conform to widths as shown on the Master Plan or Official Map
or the street width requirements of this subsection shall dedicate
additional width along either one (1) or both sides of the street.
If the subdivision is along one (1) side only, one-half (1/2) of the
required extra width shall be dedicated.
L.
Grade.
The grade of any street shall not exceed eight percent (8%)
except where the Municipal Engineer determines that a steeper grade
would help preserve trees or other worthwhile natural features, in
which case the grade shall not exceed ten percent (10%). The minimum
grade shall be 0.75%.
M.
Vertical Grade.
All changes in vertical grade shall be connected by vertical
curves of sufficient radius to provide a smooth transition and proper
sight distance in accordance with AASHTO Standards.
N.
Intersections.
No street or road shall be located within two hundred (200')
feet of any existing street or road intersection. Street intersections
shall be as nearly at right angles as is possible and in no case shall
be at an angle of less than sixty degrees (60o).
The block corners at intersections shall be rounded at the curbline
with a curve having a radius of not less than fifty (50), except in
the case of minor streets where the radius shall not be less than
twenty-five (25) feet.
All street jogs at intersections shall provide for at least
one hundred fifty (150) feet between the nearest right-of-way lines.
A tangent at least one hundred (100) feet long shall be introduced
between reverse curves.
When connecting street lines deflect from each other at any
one point by more than ten degrees (10o) and not more than forty-five
degrees (45o), they shall be connected by a curve with a center-line
radius of not less than one hundred fifty (150) feet for minor streets,
three hundred (300) feet for collector streets and five hundred (500)
feet for major arterials and controlled access highways. When connecting
street lines deflect from each other at any one point by more than
forty-five degrees (45o), they shall be connected by a curve with
a center-line radius of not less than two hundred fifty (250) feet
for minor streets, one hundred (100) feet for collector streets and
six hundred (600) feet for major arterials and controlled access highways.
O.
Cul-de-sac.
Dead-end streets (culs-de-sac) shall not be longer than one
thousand (1,000) feet measured from the centerline of the intersection
to the centerline of the bulb and shall not have more than twenty
(20) lots. Culs-de-sac shall provide a turnaround at the end with
a curb radius of not less than forty-five (45) feet in residential
subdivisions and eighty (80) feet in industrial subdivisions. A R.O.W.
radius of ten (10) additional feet shall be provided in both cases.
If a dead-end street is of a temporary nature, a similar turnaround
shall be provided, together with appropriate performance guaranties
for its removal and reversion of the excess right-of-way to the adjoining
properties.
P.
Street Names.
No street shall have a name which will duplicate or so nearly
duplicate as to be confused with the names of existing streets. The
continuation of an existing street shall have the same name. All street
names must be approved by the Planning Board.
Q.
Driveway Access.
In all residential zones, development bounded by any arterial
or collector street shall control access to said streets by having
all driveways intersect minor streets. Where the size, shape, location
or some other unique circumstance may dictate no other alternative
than to have a driveway enter an arterial or collector street, the
lot shall provide on-site turnaround facilities so it is not necessary
to back any vehicle onto an arterial or collector street.
R.
Adjoining Property.
When a development adjoins land capable of being developed or
subdivided further, suitable provisions shall be made for access from
the adjoining tract to existing or proposed streets.
S.
Pavement.
Street pavement shall be constructed in accordance with the
Standard Specifications of the New Jersey Department of Transportation.
Pavement thickness shall be not less than the following:
1.
Major arterial and major collector streets; bituminous stabilized
base course, six (6) inches compacted thickness; FABC, two-surface
course, two (2) inches compacted thickness.
2.
Minor collector and local streets: bituminous stabilized base course,
five (5) inches compacted thickness; FABC, one surface course, two
(2) inches compacted thickness.
T.
Curbs.
The curb return radii for minor streets from collector and arterial
streets shall be thirty-five (35) feet. Curbs shall be constructed
of Class "B" concrete with dimensions of 6" x 8" x 20" and 6" curbface.
No topsoil shall be removed from the site or used as spoil.
Topsoil moved during the course of construction shall be redistributed
so as to provide at least six (6) inches of cover to all unpaved areas
of the subdivision and shall be stabilized by seeding or planting
on all slopes up to ten percent (10%) as shown on the final grading
plan. All slopes and minor drainage swales over ten percent (10%)
shall be sodded. All disturbed areas shall be sodded or stabilized.
For residential development these standards are superseded by
Residential Site Improvement Standards (N.J.A.C., Title 5, Chapter
21).
A.
Regulations.
All water utility mains, lines, facilities and appurtenances
shall be constructed in accordance with East Brunswick Township Water
Utility Water Distribution System Regulations.
B.
Required Connection.
All new construction shall be connected to the municipal water
system, notwithstanding the existence of a well or the opportunity
to obtain water from underground sources.
C.
Water Mains.
Water mains shall be installed in accordance with the existing
policy of the East Brunswick Water Utility and shall be adequate to
handle all present and probable future development. Where the dead
end of the main is temporary, a suitable water blowoff valve shall
be provided in lieu of a hydrant. All mains shall be sterilized under
the supervision of a recognized testing laboratory before approval.
Water mains and sewer mains shall be separated a distance of at least
ten feet horizontally. The vertical separation at a crossing of water
and sewer line shall be at least 18 inches.
D.
Hydrants.
Spacing of hydrants shall be governed by Township Code § 102.
There shall be a hydrant at every dead end of the main or blowoff.
Where hydrants are to be located in a parking lot island the island
shall be a minimum width of nine (9) feet.
E.
Service Line.
The subdivider shall provide for the installation of service
lines with a minimum diameter of six inches for domestic service and
in all other cases eight inches in the street right-of-way. Each lot
shall be serviced by a 1" size Type K copper service line from the
nearest street main. All water lines shall be looped wherever practical.