A developer shall comply with the following
requirements and principles of land subdivision to encourage proper
development patterns and the provision of adequate facilities and
services in the Township.
A.
No subdivision shall be approved unless all lots abut
an improved street as defined by this chapter. Any request for relief
from this provision shall conform to the procedures of the N.J.S.A.
40:55D-36 or N.J.S.A. 40:55D-60.
B.
Any proposed subdivision determined by the approving
authority to be creating, imposing, aggravating or leading to the
possibility of an adverse effect upon the property in question or
adjacent properties may be required to be revised to remove such adverse
effect prior to further review. Where the remaining portion of the
tract is of sufficient size to be subdivided further, the applicant
may be required to submit a sketch of the entire remaining portion
to indicate a feasible plan whereby the proposed subdivision and subsequent
subdivisions will not create any such adverse effect.
C.
In reviewing a subdivision, the reviewing authority shall take into consideration the effect of the development upon all aspects of the environment as outlined in the environmental impact statement requirements, as well as the sufficiency of applicant's proposal in the environmental impact statement for dealing with any immediate or projected adverse environmental effects. The reviewing authority may require, as a condition of approval of the application, that steps be taken to minimize the adverse environmental impact during and after construction, and no final approval shall be issued until all such requirements shall have been complied with or compliance is guaranteed by a performance guaranty meeting the requirements of § 70-101 of this chapter.
[Added 4-6-1989 by Ord. No. 89-2]
A.
General design considerations.
(1)
All proposed streets in a subdivision of land shall
be classified as either a loop street, a cul-de-sac street or a Township
collector as defined on Plates 2, 3, and 4.[1] All loop streets and cul-de-sac streets shall be entirely
contained within the Township of Mannington and may not extend across
a municipal boundary line so as to be partly in another municipality.
All proposed streets in a subdivision, including cul-de-sac streets,
loop streets and the portion of collector streets within the Township,
shall provide access only to lots which meet the area dimension and
lot configuration standards for such lots with land entirely within
the Township of Mannington.
[Amended 5-4-1989 by Ord. No. 89-7]
[1]
Editor's Note: Plates 2, 3 and 4 are included
at the end of this chapter.
(2)
Loop streets, cul-de-sac streets, and other existing
minor streets shall be so designed and integrated into the circulation
pattern of the subdivision and the immediate area so as to discourage
through traffic.
(3)
Township collectors shall be designed to provide for
the extension and connection of existing streets except when such
a connection will result in a major diversion of traffic from major
collectors or arterials through the subdivision.
(4)
When a subdivision adjoins land susceptible to being
subdivided, suitable provisions shall be made for optimum access of
the remaining and/or adjoining tract to existing or proposed streets
within the proposed subdivision.
(5)
Access shall be designed in all major subdivisions
according to the following standards:
(a)
All major subdivisions bounded by arterials,
major collectors, and minor collectors as defined by the Functional
Classification System contained within the approved Township Master
Plan shall control access to said streets by having all driveways
intersect marginal service streets, parallel streets, or streets intersecting
said arterials, major collectors, and county-local roads.
(b)
When a subdivision of five or more lots borders
on an existing Township street, or county-local road reverse frontage
or a marginal service road may be required.
(c)
When a proposed street (Township collector)
will serve more than 50 lots in a fully developed subdivision, all
driveways within that subdivision shall intersect loop streets, cul-de-sac
streets or marginal service roads.
(6)
All subdivisions which control access to existing
Township or county roads by reverse frontage or marginal service roads
shall construct an adequate buffer between the development and the
existing street. The buffer for reverse frontage shall consist of
densely planted nursery grown trees to a depth of 20 feet as indicated
on Plate 5. Plate 6 indicates the required landscaped area for marginal
service roads.[2]
[2]
Editor's Note: Plates 5 and 6 are included
at the end of this chapter.
(7)
No subdivision showing reserve strips controlling
access to streets or other areas, either developed or undeveloped,
shall be approved except where the control and disposal of land comprising
such strips has been given to the governing body after recommendation
by the approving authority.
(8)
A subdivision that adjoins or includes existing Township
streets that do not conform to the right-of-way widths specified in
the Township Master Plan in the street cross section requirements
of this chapter shall dedicate the additional land needed to conform
to the right-of-way standards. If the subdivision is along one side
of the road, 1/2 of the required extra width shall be dedicated.
(9)
A cul-de-sac shall provide access to a minimum of
six lots and a maximum of 14 lots. No cul-de-sac shall exceed 750
feet in length measured from the intersecting street right-of-way
to the end of the turnaround right-of-way. The minimum radius of a
cul-de-sac shall be 50 feet in zoning districts with a minimum lot
width of 150 feet or more and 60 feet in zoning districts with a lot
width requirement of less than 150 feet. The right-of-way radius of
the turnaround shall be 60 feet and 70 feet for these respective zoning
districts. No cul-de-sac turnaround shall exceed a radius of 70 feet
except if an adequate landscaped circle is provided in which two-way
traffic is maintained.
(10)
All streets and subdivisions should be so oriented
as to permit, within the limits of practicability and feasibility,
the buildings constructed thereon to maximize solar gain.
[Added 6-7-1984 by Ord. No. 84-3]
B.
Specific design requirements. The following specific
design requirements shall be met in the construction of new streets
or the improvements of existing streets:
(1)
When connecting street lines deflect from each other
at any one point by more than 10° they shall be connected by a
curve with a radius conforming to standard engineering practice so
that the minimum sight distance shall not be less than 100 feet for
cul-de-sacs, 150 feet for loop streets, and 300 feet for collectors
and arterials.
(2)
A tangent of at least 200 feet shall be introduced
between reverse curves on arterial and collector streets.
(3)
Longitudinal grades on Township collectors or roads
of higher functional classification shall not exceed 4%. The longitudinal
grade of any other local street shall not exceed 8%. All changes in
grade shall be connected by vertical curves of at least 50 feet for
each 2% (or portion thereof) difference in grade to ensure proper
sight distance which will conform to good engineering practice.
(4)
The longitudinal grade of any street shall not be
less than 1/2 of 1%. Grades between 1/2 of 1% and 1% may require monolithic
curb and gutter construction to ensure adequate drainage.
C.
Intersections:
(1)
Street intersections shall be at a minimum angle determined
by the road classification. All intersections shall be at 90 degrees
except that cul-de-sac or loop streets which intersect a Township
collector or county-local road shall have a minimum angle of 75°
and a cul-de-sac which intersects a loop street shall have a minimum
angle of 60°.
(2)
No more than two streets shall meet or intersect at
any one point and the center line of both intersecting streets shall
pass through a common point. Any two intersections shall be separated
by the following distances:
Classification
|
Minimum Distance
Between Intersections
(feet)
| |
---|---|---|
Arterials county collectors
|
350
| |
Township collectors, county-locals
|
250
| |
Loop streets, culs-de-sac
|
200
| |
Whenever two roads of different functional classification
intersect, the minimum separation standards of the more important
road shall be followed.
|
(3)
The maximum grades of all intersections shall be 3%
except that intersections involving only Township collectors or other
local streets shall have a maximum grade of 4%.
(4)
The block corners at intersections shall be rounded
at the curb line with the street having the highest radius requirement
determining the minimum standard for all curb lines.
Classification
|
Radius
(feet)
| |
---|---|---|
Arterials county collectors
|
40
| |
Township collectors, county-locals
|
30
| |
Loop streets, culs-de-sac
|
20
|
(5)
For both major and minor subdivisions, clear sight
triangle easements shall be required at all intersections in addition
to the right-of-way requirement described above. Within such triangles,
no vision-obstructing object shall be permitted which exceeds a height
of 30 inches above the elevation of the intersecting streets except
for lighting standards. The sight triangle is defined as the area
of vision which enables a motorist entering a road to perceive oncoming
vehicles and which enables oncoming vehicles to perceive the entering
vehicle. This area is bounded by the intersecting street lines and
the straight line connecting street sight points, one each located
on the two intersecting street center lines. "Sight points" are defined
as being the following distances from the intersection:
Classification
|
Distance
(feet)
| |
---|---|---|
Arterials
|
400
| |
County major collectors
|
300
| |
County minor collectors
|
250
| |
Township collectors, county-locals
|
200
| |
Loop streets
|
150
| |
Culs-de-sac
|
110
| |
These points are to be connected to a point
90 feet from the intersection of the street center lines. Plates 7
through 10[3] illustrate the required sight-triangle easements. The
sight easement shall describe two overlapping triangles whenever the
intersecting roads are of Township collector or above functional classification.
The easement for intersections involving cul-de-sac or loop streets
shall only include the sight triangle needed for the motorist entering
the intersecting street.
|
[3]
Editor's Note: Plates 7 through 10 are inclded
at the end of this chapter.
D.
Street construction standards. All subdivisions shall
be served by paved public streets with an all weather base and pavement
with an adequate crown. All new streets and improvements to existing
streets shall adhere to the following standards:
(1)
The minimum pavement width shall be in accordance
with the following standards and as illustrated on Plates 11 through
16:[4]
Type of Street
|
Lanes No.
|
Width
(feet)
|
Shoulder Width
(feet)
|
Type
|
R.O.W.
(feet)
| |
---|---|---|---|---|---|---|
County major collector
|
2
|
12
|
6
|
1
|
86
| |
County minor collector
|
2
|
12
|
6
|
2
|
66
| |
County local
|
2
|
11
|
6
|
2
|
50
| |
Township collector
|
2
|
11
|
6
|
1
|
50
| |
Loop
|
2
|
11
|
5
|
1
|
50
| |
Cul-de-sac
|
2
|
11
|
3
|
1
|
50
|
(b)
In areas proposed for less intense development
(minimum lot sizes over one acre), the minimum shoulder shall be compacted
gravel with oil.
[4]
Editor's Note: Plates 11 through 16 are included
at the end of this chapter.
(2)
All new and existing streets shall be constructed
or improved to fulfill the above minimum requirements. The subdivider
shall be responsible for improving only 1/2 of the street immediately
adjacent to the subdivision, except in cases where off-site contributions
are required. If off-site contributions are required the subdivider
may be responsible for improving more than 1/2 of the street and other
nearby streets or intersections.
(3)
Deceleration and acceleration lanes shall be constructed
outside of the normal cartway as determined necessary by the Township
Engineer.
(4)
The minimum total asphalt surface thickness for all
pavements shall be 3 1/2 inches of FABC-2, Mix No. 5. Two inches
to be laid and used as running surface until all settlement is completed,
then brought to final grade with an overlay of 1 1/2 inches and
such additional material as shall be needed to compensate for settlement.
The minimum subbase shall be four inches of soil aggregate Type 5,
Class A, or, as an alternate subbase, with Planning/Zoning Board approval,
six inches of soil aggregate Type 2, Class B. No bituminous concrete
pavement shall be laid until the existing subbase has been prepared
and thoroughly compacted with an approved roller.
(5)
The minimum requirements of any new street shall be
in accordance with the specifications and procedures set forth in
the New Jersey State Highway Department Standard Specifications (1961)
and all addenda or revisions thereto.
(6)
Whenever curbing and guttering are required under
this chapter, it shall be constructed in a manner approved by the
Township Engineer. If concrete, the curbing and gutters shall meet
the following specifications:
(a)
The concrete to be used for curbs and gutters
shall be Class B concrete as specified in the New Jersey State Highway
Specifications for Curbs and Gutters.
(b)
Expansion joints shall be provided at intervals
of 20 feet.
(c)
Concrete curbs shall be eight inches wide at
their base and not less than six inches wide above the roadway pavement.
The rear top corner of this curb shall have a radius of 1/4 inch and
the front top corner shall have a radius of 1 1/2 inches.
(d)
Combination curbs and gutters shall be constructed
on a base of sand, or other similar pervious material six inches in
depth and extending 12 inches beyond the rear face of the curb and
12 inches beyond the face of the curb. The total width of the curb
and gutter shall be 30 inches. The dimensions of the particular parts
of the combined curb and gutter shall be as follows: (See Plate 4.)[5]
[1]
The top of the curb shall be six inches in width.
[2]
The rear of the curb shall be 12 inches in height.
[3]
The width of the curb at the gutter elevation
shall be seven inches.
[4]
The height of the curb face at the gutter shall
be six inches and the depth of the gutter at the street face shall
also be six inches.
[5]
All exposed edges shall be rounded with a radius
of 3/4 inch to one inch.
[5]
Editor's Note: Plate 4 is included at the end of this chapter.
(e)
Openings for driveway access shall be in such
width as shall be determined by the Township Engineer, but in no case
more than 15 feet at the edge of the pavement. The curb at such driveway
openings shall be depressed to the extent that 1 1/2 inches extend
above the finished pavement. The rear top corner of this curb shall
have a radius of 1/4 inch and the front top corner shall have a radius
of 1 1/2 inches.
(7)
All work shall be inspected through the course of
construction by the Township Engineer or his/her duly authorized representative
who shall be notified 48 hours in advance before any work is started
or completed.
A.
General design considerations:
(1)
The drainage system of a proposed subdivision should
be adequate to carry off and/or store the stormwater and natural drainage
water which originates not only within the subdivision boundaries,
but also that which originates from the total natural watershed surrounding
the property in question.
(2)
The drainage system shall be designed to control the
amount and rate of stormwater runoff. A general principle for major
subdivision design shall be to not increase the parcel's amount or
rate of stormwater runoff by the use of structural and nonstructural
measures.
(3)
Whenever possible, any major development's drainage
system shall be designed for the recharge of groundwater and the retention
of stormwater on site.
(4)
Provisions shall be made to limit the amount of sedimentation
and other pollutants that may enter a natural watercourse as a result
of the development.
(5)
Where possible, a subdivision's stormwater management
design shall preserve stream channels, floodplains, and wetlands in
their natural condition to act as buffers against flooding and pollution.
(6)
No stormwater runoff or natural drainage water shall
be so diverted as to overload existing drainage systems, create flooding,
or require the construction of additional drainage facilities in other
private or public lands without proper and approved provisions being
made for remedying these off-site or off-tract conditions.
(7)
For all subdivisions, land subject to periodic or
occasional flooding (floodplain areas) shall not be plotted for residential
occupancy nor for any other purpose which may endanger life or property
or aggravate the flood hazard. Such land within a plat shall be considered
for open land use.[1]
[1]
Editor's Note: See Ch. 57, Flood Damage Prevention.
B.
Specific design considerations:
(1)
For all subdivisions where the average elevation of
the lot or the elevation of the building site is below the crown of
the existing or proposed road, the lot shall be properly graded to
ensure proper drainage away from buildings and to prevent the ponding
of stormwaters in front, side, or rear yards. A grading plan must
be submitted for such lots to ensure proper drainage prior to subdivision
approval.
(2)
All streets shall be provided with catch basins and
pipes where necessary for proper surface drainage. Dry wells are specifically
prohibited as alternatives to catch basins, or as a method of recharge.
(3)
The materials used for drainage facilities and appurtenances
shall be in conformance with Standard Specifications for Road and
Bridge Construction of the New Jersey Department of Transportation,
1961, and all addenda. The technique for calculations and design parameters
shall be by the rational method for drainage sheds less than four
acres and the Soil Conservation Service method for drainage sheds
above four acres. The following recurrence interval parameter shall
be adhered to: minor inlets, two years; low points, five years; sump
inlets, 10 years; minor stream structure, (50 acres or less), 10 years;
major stream structures with no headwaters, 25 years; and major stream
structures with maximum headwater, 100 years. Single Type B inlets
shall not be designed to catch more than 5 1/2 cubic feet per
second, regardless of head, but shall not be spaced greater than 500
feet center to center. Discharge and collection systems shall not
be designed for inlet head under any circumstances.
(4)
Drainage structures which are located on state or
county highway rights-of-way shall be approved by the State or County
Highway Engineer's office, and a letter from that office indicating
such approval shall be directed to the Township Planning/Zoning Board
and shall be received prior to the final plat approval. Drainage structures
proposed on a brook or stream with a drainage area of 1/2 square mile
(320 acres or greater) shall be approved by the New Jersey Division
of Water Policy and Supply, and a letter from the office shall be
directed to the Planning/Zoning Board Chair.
(5)
All proposed subdivisions or developments abutting
a brook or stream whose drainage area, up to and including the subdivision
or development, is greater than 50 acres shall be required to secure
a stream encroachment permit from the New Jersey Division of Policy
and Supply, Bureau of Floodplain Management, prior to the authorization
of final approval. Furthermore, a copy of the permit shall be forwarded
to the Planning/Zoning Board and shall be attached to the final engineering
plans of same.
(6)
Road drainage. The use of swales for road drainage
purposes may be permitted at the discretion of the Township Planning/Zoning
Board, provided that the subdivision is under 20 lots, the minimum
lot size is greater than one acre, and that the grade does not exceed
6% nor is less than 1/2 of 1%. In subdivisions with more than 20 lots,
swales may only be permitted along roads in which reverse frontage
has been provided. Where these conditions are not met or where drainage
conditions warrant, curbing and guttering shall be required along
all existing and proposed streets. In minor subdivisions, curbing
and guttering may be required where drainage or traffic conditions
warrant or when the subdivision is in proximity to existing curbed
and guttered areas.
(7)
Land drainage. All surface drainage shall be piped
unless the developer demonstrates that the use of swales is a more
appropriate form of conveyance to the satisfaction of the Township
Planning/Zoning Board. The use of swales shall not be permitted where
the adjacent lot sizes on the same tract are 25,000 square feet or
less.
(8)
Swales, where permitted, shall be designed according
to the following standards:
(a)
Swales shall have a parabolic or trapezoid shape.
(b)
Side slopes of a swale along a road shall not
be steeper than 4:1 adjacent to the road and 2:1 on the slope away
from the road. Side slopes of swales not along a road shall not exceed
3:1.
(c)
Trees, brush and stumps, as well as other objectionable
material are to be cleared and disposed of so as not to interfere
with construction or proper functioning of the waterway.
(d)
Separate areas filled are to be compared as
needed to prevent unequal settlement that will cause damage in the
completed waterway.
(e)
Waterways and outlets shall be protected against
erosion by vegetative means as soon after construction as practical
before diversions or other channels are outletted into them. Seeding,
fertilizing, mulching, and sodding shall be in accordance with the
applicable standards as determined by the Soil Conservation Service
of the State of New Jersey.
(9)
Storm sewer pipe shall be installed in accordance
with proper engineering practices and shall be designed according
to the following standards:
(a)
The pipe shall be concrete or aluminum as required
by the Township Engineer. Nonreinforced concrete pipe shall conform
to AASHOM-86 for specified diameter and strength class. Reinforced
concrete pipe shall conform to AASHOM-170 for specified diameter and
strength class. Aluminum alloy pipe shall conform to AASHOM-197 for
specified diameter and strength.
(b)
All drainage pipes shall have a minimum diameter
of 15 inches. The pipe shall be laid in straight alignment, between
manholes. All transitions in slope, change of direction or pipe size
shall be confined to manholes, catch basins, or other accessible structure.
(c)
The size of the pipe, slope and invert elevations
shall be submitted on a final drainage plan.
(d)
In those areas where the groundwater elevation
is such that roadway subbase instability could occur from same, the
Planning/Zoning Board Engineer shall reserve the right to require
extra strength porous concrete pipe in lieu of either reinforced concrete
or corrugated aluminum storm sewer conduit for the purpose of adequately
underdraining the surrounding soil and stabilizing the affected subbase.
(e)
Slotted drain pipe shall not be permitted except
if approved by the Township Engineer.
(10)
Where a subdivision is traversed by a watercourse,
surface or subsurface drainageway, channel or stream, or a subdivision
proposes the creation of such surface or subsurface drainageways,
there shall be provided and dedicated a drainage right-of-way easement
to the Township. The width of the drainage easement required shall
be determined by the Township Engineer based upon the width needed
to accommodate future stormwater run off and to allow sufficient area
for maintenance or construction activities. A minimum width of all
drainage easements shall be 40 feet or 20 feet from the edge of the
watercourse.
(11)
Detention basins shall be designed in accordance with
the following criteria:
(a)
Inflow Q shall be designed for a twenty-five-year
recurrence interval under full development conditions within the subdivisions.
(b)
Outflow Q shall be designed based on the capacity
of the nearest downstream drainage structure, and it shall not be
more than the ten-year recurrence interval under full development
conditions within the subdivision.
(c)
All detention basins shall have a minimum freeboard
of one foot above the design high-water level and shall likewise have
an emergency spillway capable of discharging flow from a design storm
with a recurrence interval of 100 years. Where the depth of high water
in any basin exceeds two feet, then a fence of minimum height of eight
feet and made of approved material shall be required.
(d)
Detention basins are not permitted where soils
have a percolation rate of less than five minutes per inch or more
than 60 minutes per inch.
(12)
Retention basins shall be designed in accordance with
the following criteria:
(a)
Inflow Q shall be designed as required for detention
basins.
(b)
Outflow Q shall not be considered for any basin
whose soil percolation rate is in excess of six minutes per inch.
(c)
The bottom elevation of all retention basins
shall be a minimum of two feet above the seasonal high-water table.
Overflow and freeboard design shall be as previously specified for
detention basins. Fencing requirements shall likewise be as previously
specified for detention basins.
(d)
The preferred side slope of the banks for either
detention or retention basins shall be a 5:1 ratio with a minimum
acceptable ratio of 3:1 if conditions do not permit.
(e)
Retention basins are not permitted where soils
have a percolation rate of less than five minutes per inch or more
than 60 minutes per inch.
(13)
Collection basis.
(a)
The collection basis shall be designed in accordance
with the rational method expressed as the equation Q= AIR where:
Q =
|
Volume of run off in cubic feet per second
| |
A =
|
The contributory drainage area, in acres, both
within and outside the boundary of the subdivision.
| |
I =
|
Coefficient of runoff applicable to the drainage
area. It shall consider the soil character, slope of area and degree
of ultimate development as determined by current zoning. In general,
the values of the run off coefficient will fall within the following
range:
|
Classification
|
Coefficient
| |
---|---|---|
Park lands, golf courses, etc
|
0.15 to 0.30
| |
Densities below DU/acre
|
0.30 to 0.50
| |
Densities of 2 DU/acre and above
|
0.50 to 0.70
| |
Commercial and industrial
|
0.70 to 0.90
|
For composite areas of various classifications,
the coefficient for the predominate area shall be used for all calculations.
|
R =
|
Rainfall intensity. A minimum intensity of 2.75
shall be used.
|
(14)
Flow design criteria. Velocity of flow shall be determined
by Manning's Formula:
V = 1 486R2/3S1/2
n
| ||
R =
|
Hydraulic radius of conduit, or area of stream
divided by wetter perimeter.
| |
S =
|
Slope of hydraulic grade line, or for open channels
or ditches, the slope of the water surface.
| |
n =
|
the coefficient of friction.
| |
Acceptable values of "n" are:
| ||
.015 for circular cross section, nonporous concrete
pipe.
| ||
.015 for pipes 18 inches or smaller in diameter
and concrete lined ditches.
| ||
.025 for clear unlined ditches.
| ||
.03 to .15 for fair to poor natural streams
and watercourses.
| ||
Other cross sections of pipe materials shall
have commensurate friction factors as may be approved by the Township
Engineer.
|
Permissible Design Velocities Open Channel
Ditches
| ||
---|---|---|
Material
|
Velocity
(feet per second)
| |
Fine sand to loam
|
2.5 to 3.5
| |
Clay to hardpan
|
3.75 to 6.0
| |
Concrete lined
|
15
| |
Pipe
|
*
| |
*Minimum design velocity at "flowing full" condition
shall be three feet per second. Pipes shall be considered "flowing
full" at maximum capacity.
|
A.
Lot dimensions and area shall not be less than the requirements of Part 3, Zoning, of this chapter.
B.
Insofar as practical, side lot lines shall be at right
angles to straight streets and radial to curved streets.
C.
Where additional right-of-way has been required to
bring existing rights-of-way up to standard, lots shall begin at the
proposed right-of-way line and all setback shall be measured from
that line.
D.
For proper development of the land within the Township,
lots shall have an average length no greater than 250% of the average
width, except where the width exceeds three times the zoning requirement.
E.
Where there is a question as to the suitability of
a lot or lots for their intended uses due to factors such as poor
drainage conditions or where percolation tests or test borings show
the ground conditions to be inadequate for proper on-lot sewage treatment,
the Planning/Zoning Board may, after adequate investigation, withhold
approval of such lots. If approval is withheld, the Board shall specify
the reasons for such denial in the minutes.
The important natural features of a site shall
be preserved in the design of all subdivisions. Natural features which
shall be protected include the natural terrain, wetlands, wooded areas,
vistas, natural drainageways, and lakes. A developer shall only be
permitted to significantly alter or encroach on the existing natural
features if the Planning/Zoning Board is convinced that the alteration
is the minimum necessary to allow the use of the land for the intended
purpose and that there are no alternatives to the subdivision design
which would eliminate or mitigate any adverse impact on natural features.
A.
The clearing of woodland shall be strictly controlled.
The stripping of trees from a lot and the filling, or the alteration
of the water table in wooded areas shall be prohibited except if an
extensive replacement tree planting program has been approved by the
Township Planning/Zoning Board. All subdivisions and developments
shall be designed to have minimal impact on existing woodland. The
siting of structures shall be such as to preserve the maximum number
of trees over 15 inches in diameter and all trees over 24 inches in
diameter.
B.
Shade trees. In all major subdivisions, shade trees
shall be provided along the road frontage. Two trees properly planted,
staked, and fertilized shall be provided for every 100 feet of road
frontage except if an equivalent number of trees are preserved within
50 feet of the right-of-way. All shade trees shall meet the following
requirements:
(1)
Trees shall be a deciduous variety (oak, hard maple)
native to the area and shall be approved by the Planning/Zoning Board.
(2)
Trees shall be nursery grown and shall have a minimum
caliper of 1 1/2 inches measured three feet above the ground.
(3)
Trees shall be planted where required by the Planning/Zoning
Board in a planting strip 10 feet from the edge of the shoulder when
the road has been designed according to the approved cross sections.
No topsoil shall be removed from the site or
used as spoil. Topsoil moved during the course of construction shall
be redistributed within the subdivision so as to provide at least
four inches of cover to all areas of the subdivision and shall be
stabilized by seeding or planting.
A.
A pedestrian circulation system shall be provided
for all major subdivisions over 20 lots and may be required whenever
an interior street system is utilized. The system shall include sufficient
sidewalks and interior walkways to provide safe pedestrian movement
between residential units and to provide access to environmental amenities,
recreation areas, and other forms of pedestrian attraction within,
adjacent to, or in proximity (1/2 mile) of the site. The circulation
system shall connect with any existing or proposed adjacent developments
and may or may not be related to the street system. The Township Planning/Zoning
Board shall review and approve the proposed circulation system.
B.
In all major subdivisions, sidewalks shall be required
along both sides of roads classified as Township collectors or county-local
roads.
C.
Whenever a pedestrian circulation system is not required,
the following design standards shall apply:
(1)
Sidewalks may be required by the Planning/Zoning Board
along both sides of culs-de-sac, loop streets, and major collectors.
(2)
When the subdivision is within 1/2 mile of a pedestrian
attractor which includes commercial establishments, municipal or governmental
offices, schools, places of worship, post offices and recreation areas,
sidewalks shall be required to allow pedestrian movement to such facilities.
(3)
Sidewalks or interior walkways may be required to
provide access to environmental amenities within or adjacent to the
subdivision.
(4)
The Planning/Zoning Board may require sidewalks on
both sides of a street near intersections or at such other locations
due to pedestrian safety considerations.
(5)
Sidewalks shall not be required in zones where the
minimum lot width is in excess of 150 feet.
D.
In minor subdivisions, sidewalks shall be required
when the subdivision is located immediately adjacent to an area where
sidewalks are currently provided, where installation of sidewalks
is imminent, or where a utility section of the Master Plan indicates
the planned development of walkways.E. Construction. Where required,
sidewalks shall be set back three feet from the edge of the improved
road and shall be four feet wide and four inches in thickness. Sidewalks
shall be concrete or an equivalent approved by the Planning/Zoning
Board and shall be constructed in accordance with the specifications
of the New Jersey State Highway Department. Walkways within the open
space reserved under the cluster option shall be limited in scale
and shall be composed of material compatible with the natural character
of the area.
Streetlighting shall be provided in accordance
with the recommendations of the Township Engineer and as required
by the Township Planning/Zoning Board. Adequate lighting shall be
provided at all intersections and along all roads classified as Township
collectors. The developer shall pay to the Township the costs of operation
of said streetlights (as determined by the standard rates of the utility)
until the street upon which said streetlights are installed is accepted
by the Township Committee as a public street.
A.
All public services shall be connected to an approved
public utilities system, where one exists. Prior to the granting of
final approval, the subdivider shall submit three copies of a final
plat showing the installed location of these utilities as well as
a written instrument from each serving utility which shall indicate
compliance with this section.
B.
For all major subdivisions, the subdivider shall arrange
with the serving utility for the underground installation of the utilities
distribution supply lines and service connection. Service connections
shall be made underground for all minor subdivisions whenever the
supply lines that serve the lands are underground. Whenever the widening
or extension of a street requires the replacement or relocation of
utilities, such replacement or relocation shall be underground. Common
trenches shall be utilized by utilities where practical.
C.
In large scale development, easements along rear or
side property lines may be required. Such easements shall be at least
20 feet wide and to the extent possible, be centered on or adjacent
to rear or side lot lines.
Street signs shall be metal posts of the type,
design, and standards utilized elsewhere in the Township. The location
of the street signs shall be determined by the Planning/Zoning Board,
but there shall be at least two street signs at each intersection.
All street signs shall be located free of visual obstruction.
Monuments shall be installed in compliance with
the requirements of N.J.S.A. 46:23-9.11(9). All lot corners shall
be marked with a durable metal alloy pin.
[Added 5-4-1989 by Ord. No. 89-7]
A recreation area shall be dedicated and improved by the developer for each subdivision containing more than 20 lots. Said recreation area shall consist of at least one acre or 1,500 square feet per lot in the subdivision, whichever is greater. All land and recreation area shall be cleared as required, graded for proper drainage, leveled, topsoiled, limed, fertilized and seeded with athletic field and general purpose mixture in accordance with specifications contained in Lofts, Inc. Guide Seed and Sod in United States and Canada, current edition, and must be suitable for playing playground games such as touch football and softball on an informal basis. The recreation area shall meet all lot configuration design standards as set forth in § 70-90 of this chapter. The recreation area shall not include any wetlands, wetlands transition area, buffer area of any kind, streets, drives or space occupied for off-street parking or loading purposes for other facilities. The recreation area shall be contained within the subdivision and entirely within Mannington Township and readily accessible to all lots intended for residential development. The developer shall provide for an organization for the ownership and maintenance of the recreation area for the benefits of owners or residents of the subdivision. Such association shall be in accordance with the standards set forth for the ownership and maintenance of common open space in § 70-38E(11) of this chapter.
[Added 5-31-2005 by Ord. No. 05-08;
amended 8-4-2005 by Ord. No. 05-12]
All major subdivisions shall provide buffering in accordance with § 70-79 of this chapter, including agricultural buffers pursuant to Subsections F and G of § 70-79, where said subdivision abuts land that is assessed as qualified farmland under the New Jersey Farmland Assessment Act or abuts land actively farmed but exempt from local property tax.
[Added 5-31-2005 by Ord. No. 05-08]
In order to assure the preservation and maintenance
of buffer areas or required screening, the Planning Board may require
specific deed restrictions, provisions for maintenance of such areas
by individual property owners or homeowners' associations, easements
and other legal restrictions or instruments which will provide a means
of preserving and maintaining the buffer area and/or screening required
and permit the Township or other third parties to become involved
in the event that a property owner or homeowners' association fails
to comply with the provisions of any such legal restriction.