Township of West Windsor, NJ Improvements

The developer shall submit plans, profiles, cross sections and design for the work to the Township Engineer for approval prior to the start of any construction and, at the developer's own expense, grade all streets for their full width, in conformity with the terrain and good engineering practices, shall have all underground utilities installed prior to any street paving construction, shall construct adequate underground pipe drainage systems to carry off surface waters, shall construct streets in accordance with specifications shown below and shall install a base course.

The paved roadway areas shall be constructed in accordance with the following:

Arterial streets: (as determined by the appropriate agency).

Collector streets:

Six-inch bituminous stabilized base course.

Two-inch type FABC-1 surface course.

Minor streets:

Four-inch bituminous stabilized base course.

Two-inch type FABC-1 surface course.

Prior to placing the surface course, the base course shall have a tack coat of bituminous material. All of the above construction shall be in accordance with current New Jersey Department of Transportation Standard Specifications and supplements thereto on file in the office of the Township Engineer. The standard specifications are further supplemented to require that, prior to placing final surface course, the intermediate base course shall be open to traffic and shall so remain for at least one winter season. Thereafter, the Township Engineer shall inspect the pavement and will require areas of pavement failure to be removed and replaced; settled areas shall be leveled with hot mixed bituminous concrete. The Township Engineer may require compacted select fill or approved subbase material as needed to replace native subgrade material.

All traffic lanes, both moving and parking, shall be striped in accordance with the Manual on Uniform Traffic Control Devices, as amended (United States Department of Transportation, Federal Highway Administration, 1971).

Construction standards, as specified herein, shall also apply to any private street as may be part of a development application receiving preliminary approval by the Planning Board.

[Added 8-9-1982 by Ord. No. 82-34]

Fire lanes located in other than those paved portions of a lot shall be designed such that the subsurface base is at least 20 feet wide, of twelve-inch-thick quarry blend over a quality subsoil necessary and sufficient to support a thirty-ton fire apparatus vehicle. The subsurface base may be covered with at least two inches of topsoil prior to the placement of sod or alternative paving block or similar decorative paving may be used. Final design shall be approved by the Township Engineer.

Underdrains shall be installed if and where directed by the Township Engineer.

Parking areas.

[Added 4-20-1992 by Ord. No. 92-08]

Parking areas and driveways (excluding single-family residential dwellings) that are not subject to heavy truck movement shall be constructed with not less than three inches of compacted bituminous concrete stabilized base course (NJDOT Mix I-2) and two inches of compacted bituminous concrete surface course (NJDOT Mix I-5). The subgrade shall be as approved by the Township Engineer.

Areas that are subject to heavy truck movement, including fire apparatus, shall be constructed in accordance with the standards for a minor street.

Residential driveways.

[Added 4-20-1992 by Ord. No. 92-08]

All garage door aprons shall be concrete and shall be higher than the curb at such elevation not less than 1/4 inch pitch per foot from the top of the curb to the apron of the garage door. Said elevation shall be approved by the Township Engineer prior to the issuance of a Building Permit.

The garage floor shall be 1 1/2 inches higher than the elevation of the garage door apron, as set forth in Subsection A of this section. Said elevation shall be approved by the Construction Official prior to the issuance of a Building Permit.

Curbs.

Curbs shall be constructed of portland cement air-entrained concrete, Class B, having a standard strength of 4,500 pounds per square inch.

Depressed curbs at driveways shall have a full depth of 18 inches.

Sidewalks. Shall be constructed of portland cement air-entrained concrete, Class C, having a standard strength of 4,000 pounds per square inch.

Water mains. Water mains are to be installed in accordance with the following:

Engineering requirements for all water main installations are to comply with the rules and regulations of the New Jersey State Department of Health.

All pipe shall be not less than Class 150 cast-iron pipe of the size determined by the Township Engineer, but in no case less than six inches in diameter, and meeting the current specifications of the American Water Works Association. PVC water mains with push-on joints may be used if approved by the applicable public utility.

[Amended 10-7-1985 by Ord. No. 85-25]

All joints shall be lead or mechanical joint.

The depth of pipe from the finished surface or roadway or grade shall be not less than four feet from the top of the pipe.

Fire hydrants shall be generally located not more than 800 feet apart and spotted, where practicable, as follows: near streetlights, near inlets, near street intersections and on property lines.

Valves shall be installed with all fire hydrants and at such other locations in the lines as directed by the Township Engineer.

House service connections, from the main to the curb stop and box, must be installed at all lots prior to placing any foundation or surface on the roadway.

(8)

No installation shall be covered until inspected and approved by the Township Engineer.

Sewers.

Where required by the Planning Board, sanitary sewers, including service laterals and cleanouts at curbside, shall be installed in all streets and easements before the base materials for the streets are in place or the fine grading of the easement is complete, whether or not such sewers can be put to immediate use.

Where in the opinion of the Health Officer so expressed to the Planning Board the subsurface soil characteristics and/or the percolation rate are such to permit subsurface disposal of sewage from individual dwellings as a temporary expedient until the sewers installed in the streets can be connected to the Township sewer system, such temporary subsurface disposal facilities may be permitted and constructed in addition to the sewers in the streets and easements. Sewerage facilities for individual dwellings shall conform with the code promulgated by the New Jersey Department of Health under the provisions of Chapter 199, P.L. 1954,[1] and current Township regulations.[2]

Editor's Note: See N.J.S.A. 58:11-23 et seq.

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. III).

Sewers in the streets and easements are to be constructed in accordance with the following:

Standards. All sewers, manholes, appurtenances and equipment shall be designed, constructed and installed in accordance with the requirements of the Department of Environmental Protection, the approval of which shall be noted on plans and specifications submitted as part of the data required and in accordance with the most recent approved specifications and details of the Township.

Pipe material. Pipe shall be vitrified clay, PVC-SDR35 or cast iron, of the class, type and strength of each required for the particular use and location.

Pipe dimensions. The minimum inside diameter shall be eight inches for sewers in roadways or easements and four inches for house connections; the diameter and slope (gradient) being such as to maintain theoretically a velocity of two feet per second when flowing half full (or full) with an assumed n = 0.013. Without special permission of all approving authorities, pipes larger in diameter with flatter slopes shall not be permitted if the project rate of flow does not theoretically fill the pipe half full.

Joints. Sections of pipe shall be joined by slip-type rubber gasketed joints, mechanical joints and such other gasketed joints as approved. Hot poured bituminous joints and caulked lead joints may be used, if approved, where conditions are such that preformed gasketed joints are not applicable.

Watertight caps or plugs. Termination of service laterals or any other temporary or permanent opening into the system shall be sealed by an acceptable means against the entrance of surface and ground water. Such sealed caps or plugs shall be so installed as to be watertight against any such internal pressure as might be applied in the testing of the sewer, as well as external subsurface water infiltration. Terminations of laterals shall be referred to "S" cuts on curbs or to other permanent monuments to facilitate locating the ends in the future.

Manholes. Manholes may be either precast or built in place. No more than four courses of brick may be used for casting grade adjustments. No deviation from the approved standards will be permitted which may adversely affect watertightness, structural strength, safe use or maintenance of the manhole or the pipes connecting thereto.

Service connections.

Laterals for sanitary sewers shall be constructed from mains to a point two feet beyond the underground utility easement in front of the realty improvement to be sewered.

The owner shall, at the time said owner deeds the streets within a development to the Township, give a bill of sale to the municipality, transferring title to all sewer utility improvements within street line limits and within easement limits absolutely free to the Township of West Windsor.

Street signs.

All street signs shall have reflectorized white letters on a green background (e.g., Type E-450 or equal). Both signs and poles shall either be of nonferrous metal or galvanized steel. Neighborhood or directional signs shall be installed on major roads to aid in circulation.

All signs shall be mounted on two-inch-diameter posts embedded in concrete.

Street signs shall be approved by the Township Engineer prior to ordering by the developer.

Street signs shall comply with the requirements contained within the Manual of Uniform Traffic Control Devices.

[Amended 10-19-1987 by Ord. No. 87-39]

Street signs shall be installed by the developer upon the completion of the base course of each roadway within the development. No certificates of occupancy will be issued until the signs are installed and approved by the appropriate Township officials.

[Amended 10-19-1987 by Ord. No. 87-39]

No decorative street signs are permitted within the Township of West Windsor.

[Amended 10-19-1987 by Ord. No. 87-39]

Sidewalks. All required sidewalks for minor or local streets and major arterial streets shall be four feet wide by four inches thick, except at driveways and aprons, where they shall be six inches thick with welded wire fabric reinforcing. All required sidewalks for collector streets and minor arterial streets shall be five feet wide by four inches thick, except at driveways and aprons, where they shall be six inches thick with welded wire fabric reinforcing. In addition, all sidewalks shall be constructed in accordance with applicable provisions of the Americans with Disabilities Act of 1990.

[Amended 4-20-1990 by Ord. No. 90-12]

Streetlights.

All streetlights shall be installed at least at all street intersections and as may be required by the Township Engineer. They must be shielded so that no direct light or glare is visible from house or apartment windows and they do not produce glare in the eyes of a motorist.

Poles shall be laminated, gray wood.

Topsoil protection. No topsoil shall be removed from the site or used as spoil. Topsoil moved during the course of construction shall be redistributed so as to provide at least six inches of cover in all areas of the subdivision and shall be stabilized, seeded or planted so as to remain in place.[3]

Editor's Note: See Ch. 143, Soil Removal.

Monuments. All monuments are to be of the size and shape required by the Map Filing Law (1960), N.J.S.A. 46:23-9.9 et seq., or other applicable statutes, on both sides of all new streets.

Storm drainage systems and stormwater management measures.

[Amended 12-27-1988 by Ord. No. 88-51; 2-22-2021 by Ord. No. 2021-06]

All storm drainage systems consisting of catch basins, underground drainpipes and storm sewers, box culverts, rip-rap or otherwise stabilized stream banks, dams, spillways and swales and other devices shall be installed so that all stormwater is led to an appropriate stormwater management measure, as may be required, and released in natural drainage channels without causing flooding or erosion. Bicycle-safe storm sewer gratings shall be provided. They shall also be designed in accordance with the standards established in Article XXI of this Part 3.

Concrete pipe is preferred to box culverts for drainage under roads. In such cases, an easement of appropriate width extending at least 50 feet beyond the right-of-way line shall be granted on either side, and the pipe shall be covered for the full width of the right-of-way and 20 feet beyond.

Additional elements necessitated by topography. Retaining walls, cribbing, ground cover, diversionary swales and guide rails shall be installed as necessary to prevent erosion, hazard and unusual problems of maintenance.

[Amended 4-20-1990 by Ord. No. 90-12]

Electrical, telephone lines and similar utilities. All such lines shall be underground from existing utility poles and shall be as further restricted in § 200-103K.

[Amended 4-20-1990 by Ord. No. 90-12]

Landscape standards. Every applicant for subdivision or site plan approval shall comply with the following minimum standards, except that, with respect to the alternative design concepts set forth below, the applicant may choose between the concepts or present an alternate design equal or superior to the design concepts in terms of quantity of landscaping materials and suitability to the site and to the proposed development. The board of jurisdiction may require additional landscaping if necessary to create an appropriate landscaping scheme for the site, given the nature of the site and the proposed development thereof. Where subdivisions only are applied for, the minimum standards shall apply only to street trees and to common open space and areas proposed to be dedicated to the public. The graphics included herewith illustrate design principles set forth below.

[Added 5-16-1988 by Ord. No. 88-9]

General. Landscape plans shall conform to the following general design principles.

Use landscaping to accent and complement buildings. For example, groupings of tall trees to break up long, low buildings and lower plantings for taller buildings.

Locate landscaping to provide for climate control. For example, shade trees on the south to shield the hot summer sun and evergreens on the north side for windbreaks.

Provide for a variety and mixture of landscaping. The variety shall consider susceptibility to disease, colors, season, textures, shapes, blossoms and foliage.

Local soil conditions and water availability shall be considered in the choice of landscaping.

Consider the impact of any proposed landscaping plan at various time intervals so that, for example, shrubs do not grow and eventually block sight distances or encroach upon roads or sidewalks.

All landscape plants shall be typical full specimens conforming to the American Association of Nurserymen Standards and/or Landscape Plans and Specifications for quality and installation.

Assure that no aspect of the landscape design inhibits access to the development by emergency vehicles.

Street trees. Street trees shall be provided for all streets and shall be in accordance with the West Windsor Township Comprehensive Master Street Tree Plan standards[4] for location, species selection and spacing. One of the following street tree planting concepts or an alternative concept complying with the standards set forth above shall be used.

Living garden community concept:

Use street trees as contextural and unifying element of human outdoor living space, reinforcing human scale, activities and relationships.

The designer shall, in coordination with the Shade Tree Commission, develop a concept for a specific development and a street tree theme which will reinforce this concept (i.e., New England village, sugar maples).

[Amended 4-7-2008 by Ord. No. 2008-02]

Place trees in the right-of-way between the curb and sidewalk.

Spacing between trees shall be determined based upon species and the desired concept. In general, trees should be between 30 and 50 feet on center.

The use of more than one variety of street tree along a roadway shall be provided in order to avoid problems associated with monoculture.

Trees shall be planted in groupings of similar varieties. Use trees of similar form, height and character along a roadway to promote uniformity and allow for smooth visual transition between species.

Tree variety selection shall be based upon on-site conditions and tree suitability to these conditions. A Street Tree Selection Guide and Matrix is provided in the Street Tree Master Plan in conjunction with an approved Street Tree List and shall be followed.

[8]

Trees should be a minimum of three inches to 3 1/2 inches caliper (based upon American Nurserymen Standards). Within sight triangles, a single tree may be permitted only with site-specific approval of the Township Engineer. Such trees, including those at driveways, shall be of such size as will enable them to be immediately pruned up to seven feet branching height upon planting.

[Amended 12-11-1989 by Ord. No. 89-59]

Formal allee of street trees:

Use uniform street tree varieties.

Coordinate new plantings with existing street tree plantings where applicable. A uniform canopy from both sides shall be provided.

Use tree species tolerant of road salts and low maintenance.

The location of street trees shall be within the right-of-way 30 feet to 50 feet on center, three feet to six feet from the curbline.

Consider the use of double and triple rows of street trees for special emphasis.

Trees should be a minimum of three inches to 3 1/2 inches caliper (based upon American Association of Nurserymen Standards). Within sight triangles, a single tree may be permitted only with site-specific approval of the Township Engineer. Such trees, including those at driveways, shall be of such size as will enable them to be immediately pruned up to seven feet height upon planting.

[Amended 12-11-1989 by Ord. No. 89-59]

Naturalized street tree planting:

Vary street varieties, spacing three feet to 15 feet from the curbline and sizes 2 1/2 inches to 3 1/2 inches caliper.

[Amended 12-11-1989 by Ord. No. 89-59]

The total number of street trees shall average one for every 35 linear feet measured at the curbline.

Planting design shall accentuate views and integrate contrasting landscape elements.

Trees within a sight triangle shall be of such size as will enable them to be pruned up to seven feet branching height upon planting. Planting within a sight triangle must be approved by the Township Engineer.

If existing trees are preserved within five feet of the curb, the requirements for street tree planting may be reduced.

Editor's Note: See also Ch. 170, Trees.

Culs-de-sac. Cul-de-sac islands provide an opportunity to create visual interest, soften the harshness of a large paved area, increase groundwater recharge, screen headlight glare into residences and preserve existing vegetation.

The following standards apply:

All plant material must exhibit a mature height under 30 inches or above seven feet with no more than three trunks, in order to allow for proper visibility.

All plants shall be tolerant of harsh, dry roadside conditions.

Ground cover plantings shall be consistent with the degree of maintenance expected for the cul-de-sacs and of sufficient density to entirely cover the ground plane.

One of the following cul-de-sac planting concepts or an alternative concept complying with the standards set forth above shall be used.

Use a specimen tree of five inches to six inches caliper with low shrub or ground cover planting.

Use three or more trees of varying size (2 1/2 inches to six inches caliper), with low shrub or ground cover and gentle berming.

Use cul-de-sac islands to preserve existing stands or groves of trees. Assure protection during construction. Indicate ground cover treatment.

Stormwater. Stormwater management areas include retention and detention basins, drainage ditches and swales and wetlands areas. Sensitively designed basins and swales can benefit the health, welfare and safety of West Windsor Township residents. This may involve integration of these areas as aesthetic landscape features, naturalized wetland areas or active and passive recreation areas, in addition to their stormwater management function.

Stormwater detention areas. One of the following landscape concepts for stormwater detention areas or an alternative concept complying with the standards set forth above shall be used.

Reforestation. This landscaped treatment is appropriate for detention basins and drainage areas that are not highly visible or are adjacent to areas of mature woodlands, Greenbelt or wetlands. It reverts the disturbed area to a revegetated, stable, low-maintenance, natural landscape asset over time.

The area shall be graded creatively to blend into the surrounding landscape and imitate a natural depression with an irregular edge. This shall include gentle berming. Linear, geometric basins are unacceptable.

The quantity of trees to be planted on the interior of the basins shall be equal to the number of trees that would be necessary to cover the entire area, based upon a 20 foot by 20 foot grid to the high-water line or outflow elevation. Of this number, 10% shall be 2 1/2 inches to three inches caliper, 20% shall be one inch to two inches caliper and 70% shall be six feet to eight feet height whips.

The trees shall be planted in groves and spaced five feet to 15 feet on center.

The ground plane shall be seeded with a naturalization, wildflower and/or meadow grass mix. The specific blend shall be approved by the Township Landscape Architect.

All woody and herbaceous plants shall be species indigenous to the area and/or tolerant of typical wet/dry floodplain conditions.

[f]

Planting shall not be located within 20 feet of low flow channels to allow for maintenance.

[g]

The perimeter area (slopes above the high water line) shall include shade trees (approximately 80 per 1,000 linear feet), evergreen trees (approximately 40 per 1,000 linear feet), ornamental trees and shrubs screening drainage structures and creating visual interests.

[h]

Provisions for emergency access as well as general maintenance of the basins shall be reviewed by the Township Engineer. Plantings shall be designed to disguise yet not hinder vehicular access.

[i]

Plantings are not permitted upon any dikes associated with a detention basin unless approved by the Township Engineer.

Recreation/open space feature. This landscape concept is appropriate in situations where a basin is the largest or only portion of open space in an area or is adjacent to existing open space and recreational open space is desired. It is also appropriate for smaller, highly visible basins where a visually pleasing open area is desired. The objective in these situations is to integrate the area into the landscape using topography and plantings in order to complement the function of the area and to provide a visually interesting landscape feature and/or recreation space.

The area shall be graded creatively to blend into the surrounding landscape and imitate a natural depression with an irregular edge. This shall include gentle berming.

Provide perimeter plantings, including shade trees, formally or informally, evergreen trees to create and screen views and small trees and shrubs to provide a continuous landscape strip screening drainage structures and creating visual interest.

Integrate buffer plantings with perimeter plantings where applicable.

The following are guidelines for plant quantities:

	Shade trees	80 per 1,000 linear feet
	Evergreen trees	40 per 1,000 linear feet
	Ornamental trees	10 per 1,000 linear feet
	Shrubs	50 per 1,000 linear feet

To provide recreational open space, concentrate frequently flooded detention in a basin area (five- to ten-year-storm volume) and provide a gently sloping, less often flooded area (ten- to one-hundred-year storm volume) as a recreational open field space. Provide ball fields and/or open play areas integrated with plantings in a park-like manner.

Stormwater retention areas; open space/recreation features. This landscape treatment can take on a variety of landscape forms, from formal reflecting pools and canals or entry fountain features to natural park-like lakes and ravines.

Water fountains/features are encouraged in the design of research/office/manufacturing parks and developments, especially along the Route 1 corridor.

The water's edge shall be easily maintained and stable. Possible treatments might include rip-rap, stone walls, natural plantings, decking and bulkheads.

The planting of the perimeter of the feature shall accentuate views and interest and integrate pedestrian paths, sitting areas and other uses.

Plantings shall include formal or informally-massed deciduous and evergreen trees and shrubs to screen and frame views with ornamental trees, shrubs and grasses used for visual interest or special effects. A continuous landscape area shall be provided.

If used as a recreational feature, the connection to the water must be addressed and controlled. The types of uses shall be specified and the plantings and pedestrian spaces shall be integrated with these uses.

Plants with pervasive root systems shall not be located where they may cause damage to drainage pipes or other underground utilities.

All engineered basin structures shall be designed to blend into the landscape in terms of construction materials, color, grading and planting.

Open space. As a landscape feature and asset, open space is encouraged in all developments, even when not required. The objectives of the landscape treatment of open space are to provide the opportunity and space for active and passive recreation in all areas of human activity and residence, to protect and enhance the Township's natural amenities, such as wooded areas, water bodies, streams and the Greenbelt, and to reinforce the rural image of West Windsor Township. All open space areas shall be designated as one of two types: preservation or recreation open space, as follows:

Preservation open space. This treatment is appropriate in areas adjacent to and inclusive of natural amenities to be preserved, such as wooded areas, water bodies, streams, wetlands and Greenbelt, as well as undevelopable areas. The following standards shall apply:

Use open space to preserve existing natural amenities during site planning.

Provide pedestrian walkways and bridges as necessary to connect to open space on adjacent tracts of land.

Cleared areas shall be renaturalized where appropriate.

The planting quantities and sizes for renaturalized areas shall be as per renaturalization standards.

The ground plane shall be seeded with a naturalization wildflower and/or meadow grass mix. The specific blend shall be approved by the Township Landscape Architect.

Recreational open space. Recreational open space includes lands provided for active recreation and passive recreation and as additions to park lands. It can take on many forms, from a tot lot or tennis and swimming complex in a residential development to an English landscape garden in an office development. The landscape treatment of these areas shall address safety, visual interest, microclimate and use. The following standards shall apply:

The proposed use of all open space areas shall be indicated and comply with Township ordinances.

Open space in commercial, office or manufacturing developments shall include sitting and outdoor eating areas. Provisions for other active and passive recreation facilities is encouraged.

Grading and plantings of the recreation area shall remain consistent with the overall landscape design. The landscape design shall consist of massed deciduous and evergreen trees and berms to create spaces and views and ornamental trees and shrub masses for visual variety, interest and detail.

Plants shall be provided in a mix of sizes with shade trees averaging 2 1/2 inches to three inches caliper, ornamental and evergreen trees averaging six feet to eight feet in height and shrubs 24 inches to 36 inches in height. For office, commercial or manufacturing buildings with a floor area greater than 10,000 square feet, large size trees shall be provided near the building perimeter (within 75 feet) to provide buffering, visual relief and scale. The quantity of trees shall be equal to the quantity necessary to provide trees 40 feet on center around the general perimeter of the building.

The tree size shall be based upon the height of the building as follows:

	Building Stories	Tree Size (caliper in inches)
	1 to 2	4 to 4 1/2
	3	5 to 5 1/2
	4 to 6	6 to 6 1/2
	6+	7

These trees shall be located in a manner consistent with architectural and site design and shall provide maximum impact. Preserved or relocated existing vegetation may be utilized to meet this requirement.

In general, plants shall be provided at the following rate. These quantities do not include plants necessary to achieve screening, which shall be provided.

	Type of Plant	Number Per Acre
	Shade trees	15
	Evergreen trees	5
	Flowering shrubs	3
	Shrubs	20

Irrigation of all open space/planted areas within nonresidential developments shall be provided.

All plants shall be tolerant of specific site conditions. The use of indigenous species may be appropriate.

[8]

Suggested improvements for residential recreation open space areas include a tot lot (play structure with slide and a separate swing set), an open air shelter, an open lawn area for open field play, pedestrian pathways and benches. Other improvements shall be provided as required by ordinance based upon population.

[9]

The adjacent residences shall be partially screened from play areas using berms and planting.

[10]

If a recreation facility fronts onto a roadway, a post and rail fence or other protective measures may be integrated to provide protection and separation. The adjacent street tree planting shall be continued along this area, and any reverse frontage buffer planting shall be integrated with open space planting.

[11]

All open space should optimally be located centrally within a development. In large developments, several smaller facilities may be appropriate. Adequate access from buildings, roadways and other open space areas shall be provided. Pedestrian easements between lots, connecting to open space areas in another development or a public facility, shall be provided.

Buffers. Landscaping buffers are areas provided to minimize and screen any adverse impacts or nuisances on a site or from any adjacent area. Included within any landscape buffer area shall be a landscape strip consisting of trees, conifers, shrubs, berms and, if appropriate, fences or walls and providing a completely planted visual barrier. In areas of less than 25 feet width, the provisions of the windbreak/heavy buffer requirements shall be followed. Landscape buffers shall be provided as required by ordinance and in the following areas:

Nonconforming use buffer. These buffers shall be provided where a residential zone abuts an area currently used or zoned for a different or higher intensity use. The following landscape treatment shall be provided to assure complete visual screening.

Provide a buffer area as per zoning ordinance yard/setback requirements.

Preserve existing trees within the provided landscape buffer area. If existing vegetation is insufficient, the landscape strip shall be supplemented with new understory plantings of shade-tolerant coniferous and ornamental trees in naturalistic groupings in order to provide a complete visual screen.

Areas void of existing vegetation shall receive landscape treatment, including berming and planting consisting of groupings of predominantly evergreen trees, with deciduous and ornamental trees and shrubs for visual interest and variety.

Berming shall be two feet to eight feet in height and meander in a naturalistic manner without adversely affecting natural drainage.

Planting shall consist of evergreen trees of minimum height six feet to eight feet planted 10 feet on center, shade trees 2 1/2 inches to three inches caliper, flowering trees four feet to five feet height and shrubs two feet height, planted in naturalistic groupings of mixed plant varieties and sizes.

Reverse frontage buffer.

Reverse frontage screening shall be required where residential units and/or lots back onto any arterial or major collector street. The following landscape treatments shall be provided in order to screen private residential spaces from the roadway.

Provide a continuous landscape/sidewalk easement or open space strip of not less than 50 feet width.

Preserve existing trees within the provided landscape buffer area. Supplement understory with shade-tolerant naturalistic massed plantings of evergreen and ornamental trees in order to complete screening of residences. Meander sidewalk into new plantings and, as necessary, to preserve existing trees.

In areas void of existing vegetation the following standards shall apply:

Vertically and horizontally meandering berms shall be incorporated to achieve a natural rolling park-like landscape. Berms shall be two feet to eight feet in height, averaging five feet. The width should vary with side slopes of 1 to 5 to 1 to 3, without adversely affecting natural drainage.

Berms shall be overlapping where drainage swales are required to pass through them. The final design must be reflected upon the drainage plan.

Sidewalk space shall meander through, around and over the berms and plantings where possible. Such sidewalks shall not exceed a maximum pitch of one inch in 16 inches (vertical rise or change in grade to horizontal run or distance).

Between reverse frontage cul-de-sacs and other appropriate locations, the landscape/sidewalk and pedestrian easements depth shall be increased to allow pedestrian space to expand into berms and plantings for added interest and safety. Pedestrian access easements shall be integrated into this space.

If possible, expanded landscape space shall be coordinated with intersections to take advantage of the focal point created.

[f]

Street trees 30 feet to 50 feet on center shall be planted along the roadway.

[g]

To reduce berming and create a spatial sense of entry, berms at local road/minor arterial or collector road intersections may terminate at the rear of the homes. The houses shall then face the minor arterial or collector road at a 45° angle.

[h]

The berm shall be continuously planted with masses and groupings of evergreen trees, shade and ornamental trees, and shrubs. The design shall maximize screening of residences and de-emphasize the linearity of the roadway. The following quantities shall be provided:

	Type of Tree or Shrub	Quantity Per 1,000 Linear Feet
	Street trees	20
	Shade trees	50
	Evergreen trees	55
	Ornamental trees	10
	Shrubs	150

[i]

Plants shall be provided in a mix of sizes with average sizes of shade trees averaging two inches to 2 1/2 inches caliper, evergreen trees five feet to six feet height, ornamental trees five feet to six feet height and shrubs 24 inches to 36 inches height. A mixture of larger and smaller sizes shall be provided.

[j]

The ground plane shall be primarily lawn, with a mulched planting bed and any other ground cover treatment clearly indicated.

[k]

Plant varieties tolerant of dry, sunny conditions shall be used.

[l]

Frost-free and lockable water spigots (one per lot) shall be provided along the landscape easement in order to allow for maintenance and irrigation. These spigots shall be connected to the meter at the building for each lot. Separate meters shall not be provided for these spigots.

Whenever a reverse frontage buffer is required, the applicant shall convey a deed of easement therefor to the Township. The easement shall prohibit the owner of the fee interest from erecting any structures (such as tool sheds, pools, fences or play equipment), storing or composting of organic or inorganic materials or removing any of the original materials within the easement area. The owner of the fee interest shall be permitted to add new plantings which are in keeping with the established planting design or remove diseased or dead materials with the written approval of the Township or the Township Landscape Architect. The fee owner shall be responsible for maintenance as specified in Subsection Q hereof. A note shall be added to the final plat clearly referring to the provisions of the easement mentioned herein. The easement area shall be monumented in the field as required by the Township Engineer and a note to this effect shall be included in the final map. All deeds for reverse frontage lots shall incorporate appropriate restrictions, approved by the Planning Board Attorney, preventing removal of berms and buffer plantings, both within and outside such landscape easements.

[Added 9-19-1988 by Ord. No. 88-24]

Filtered buffer.

Filtered screening shall be required around the perimeter of parking areas and where interior roads run parallel with other roads, parking areas or the perimeter of a site in order to screen unsafe distractions and avoid confusion. The following standards shall apply:

Provide landscape buffer area of 25 feet in width or as per the requirements for front yards in Part 4, Zoning, of this chapter, whichever is greater.

Preserve existing trees within the landscape buffer area. If existing vegetation is insufficient, the landscape strip shall be supplemented with new understory plantings of shade-tolerant coniferous and ornamental trees in naturalistic groupings.

In areas of necessary disturbance, existing quality vegetation shall be relocated for use in other areas. Detailed plans for tree removal and relocation must be made on plans and in the field (tag trees) for review and inspection.

In areas void of existing vegetation, the following standards shall apply:

Provide gentle berming with masses and groupings of evergreen, shade and ornamental trees and shrubs. The planting may be predominantly mixed varieties of shade trees and evergreen shrubs. Parked cars shall be screened from all vehicular and pedestrian views. Shrubs used to screen headlight glare shall be spaced a minimum of two feet on center as a double row.

The landscape design shall provide shade for parking areas and evergreen and ornamental trees to screen nuisances and emphasize appropriate views.

All plants shall be tolerant of harsh roadside conditions.

If a twenty-five-foot landscape strip cannot be provided, a row of evergreen trees or a combination of a low wall and berm with planting may be required.

Minimum plant sizes shall be shade trees two inches to 2 1/2 inches caliper, evergreen and ornamental trees four feet to five feet height and shrubs two feet height.

[f]

Irrigation of all open space/planting areas within nonresidential developments shall be provided.

Windbreak/heavy screening. Windbreak screening shall be required where necessary to provide windbreak or to stop windborne debris from leaving a site. This type of screening may also be required in undersized buffer areas or around outdoor storage facilities. The following standards shall apply:

Provide a landscape strip consisting of a double staggered row of evergreen trees of six feet to eight feet height spaced eight feet on center.

If a landscape buffer area is less than 10 feet wide or windborne debris is produced, then a fence may be required in addition to planting.

All outdoor storage facilities shall be screened with a landscape strip. If the strip is less than 10 feet wide, a fence shall be required.

If a fence is required, it shall be six feet high and of a design consistent with the architecture of the principal building. Planting shall be included in any fencing plan.

Irrigation of all open space/planting areas in nonresidential and high density residential developments shall be provided.

Parking areas. The objectives of the landscape architectural treatment of all parking areas shall be to provide for safe and convenient movement of vehicles, to limit pedestrian/vehicular conflicts, to limit paved areas, to provide for screening from public rights-of-way and buildings, to soften the overall visual impact of parking lots and to provide shade and reduce heat island effects.

Parking areas shall comply with the requirements of § 200-222E(1) of Part 4, Zoning, of this chapter.

Large parking lots shall be subdivided into modules as per § 200-29M(3) of Part 1 of this chapter. Separation of modules should be achieved by a landscape buffer area and strip of 10 feet width. Integrating pedestrian circulation into these strips should be considered.

Trees within the parking areas shall be provided at a minimum rate of two trees per 10 parking spaces. Preservation or relocation of existing trees greater than five inches in caliper is encouraged to meet this requirement. Landscape buffer or parking area perimeter plantings do not satisfy this requirement.

Any parking area in a front yard or within clear view from the public right-of-way shall be screened from view by a landscape buffer area.

Parking areas shall be screened from interior drives using evergreen, deciduous and flowering trees and shrubs to create a continuous landscape strip of 10 feet minimum width. Consider integration of pedestrian walkways within these strips.

Parking structures shall receive landscape treatment which softens the bulk and scale of the structures and screens the ground-level cars from public right-of-way and buildings. Deck level planting shall be treated similarly to a parking lot on grade.

Plant sizes shall be a minimum 2 1/2 inches to three inches caliper for shade trees, five feet to six feet height for evergreen and ornamental trees and two feet height for shrubs.

(h)

Parking lot lighting should be sited within landscape islands. However, trees shall not hinder safe lighting coverage. Therefore, varieties must be considered. Shade trees should be used so as to reduce glare to adjacent properties, buildings and roadways.

(i)

Pedestrian and vehicular conflicts shall be minimized through design; yet, when necessary, clearly indicated by change of paving and/or plant material.

(8)

Pedestrian spaces. The objectives of landscape architectural treatment of pedestrian access shall be to promote free and safe movement of pedestrians and bicycles into, in between and through the proposed and existing facilities and to provide pleasant pedestrian spaces at building entrances and nodes. The following standards shall apply:

Pedestrian and bicycle access shall be provided from public roadways, parking lots and adjacent land uses where appropriate.

The layout of pedestrian walkways shall be consistent with the overall design. In natural landscapes, walkways shall meander through plantings and berms. Formal landscapes may require long straight walkways. The views of the pedestrian shall be visually interesting.

Plantings along pathways shall provide shade, orientation and views.

Provide benches and sitting areas along pathways where appropriate and particularly where they can incorporate or provide views of a significant landscape feature, recreational facility or interesting site design of the project.

All walkways shall have an unobstructed width of four feet to five feet for pedestrians and eight feet for pedestrians and bicycles and be paved appropriately. These standards do not apply to sidewalks along Township streets.

Connections to open space areas and facilities on adjacent properties shall be provided. Pedestrian easements between lots with a paved walkway may be required.

Pedestrian bridges over streams, ravines or drainage swales are encouraged and shall be required when necessary to make connections in pedestrian systems. They are subject to all regulatory agency permit requirements.

(h)

Other pedestrian amenities, such as kiosks, water fountains, pedestrian scale lighting and gazebos, shall be provided where appropriate.

(i)

Bicycle parking for each building, adequate space for bicycle movements and visual screening shall be provided.

(j)

Building entrances, plazas, exterior malls and nodes shall receive detailed pedestrian scale landscape architectural treatments. Plantings shall include shade trees, evergreen and ornamental trees and shrubs. The planting design shall provide visual variety and interest, spatial enclosure and separation from parking areas and protection from sun and wind. Sitting areas with benches or seat walls shall be provided.

(9)

Amenities/resources. The objectives of landscape architectural treatment of sites inclusive of historic resources and natural amenities shall be to preserve and enhance such amenities for present and future West Windsor residents. Historic resources and natural amenities are areas of unique landscape character. This may include, but is not limited to, bodies of water, streams, wetlands, windbreaks, groves of trees, hedgerows, orchards, unique vistas, farmsteads, villages and historic structures and landmarks. Land developments in West Windsor Township shall be designed to preserve and utilize these amenities as features. The architectural, site plan and landscape architectural design shall utilize these amenities for design themes, preserving their heritage and enhancing their significance. The following standards shall apply:

Utilize the uniqueness of the existing bodies of water, groves of trees, hedgerows, historic structures and landmarks and farmsteads within the site plan as features.

Respect the historic value and character of the villages which exist in West Windsor Township. Development within these areas shall conserve their individual character.

Provide landscaping as required, integrated with existing vegetation or historic landscape themes.

When appropriate, the development of historical markers or displays in coordination/agreement with the West Windsor Historical Society shall be required.

Landscape maintenance.

[Added 5-16-1988 by Ord. No. 88-9]

A landscape management/maintenance specification shall be provided in conjunction with all approved subdivisions as to street trees, common open space and areas to be dedicated to the public and all approved site plans. In addition, a copy of the reverse frontage maintenance specifications for the tasks outlined in the maintenance matrix for this area must be provided to all owners of fee simple reverse frontage lots at the time of sale.

These documents shall provide specifications for perpetual maintenance in order to assure a safe and attractive landscape environment and to promote healthy growth of all plant materials. They may take the form of a monthly schedule or a categorized guideline. All maintenance items shall be on a site-specific basis and shall comply with the following standards.

Maintenance matrix. The maintenance matrix set forth in the first attachment following Subsection R of this section describes the tasks which shall be undertaken for each landscape area.

Maintenance tasks. Applicants shall prepare a customized set of maintenance specifications consistent with the following minimum standards, which shall apply to every approved subdivision with respect to trees, common open space and areas proposed to be dedicated to the public and to every approved site plan.

Periodic inspection.

All lands, developed or undeveloped, shall receive periodic inspection to evaluate the performance of landscape areas and the need for maintenance. Such an inspection shall be conducted by the applicant or its successor in interest at a minimum interval of once every month. During the growing season, recreation, streetscape, parking and buffer areas shall be inspected every two weeks. Stormwater areas shall be inspected after every storm or storm episode.

During this site inspection, the need to perform the tasks outlined in the maintenance matrix for the specific area being inspected shall be evaluated. Developments for which a detailed maintenance specification were developed shall be inspected based upon the details of the provided specifications. Remaining areas shall be inspected in relation to the maintenance specifications contained in this subsection.

Debris and weed control.

This task shall include the removal of all undesirable litter, debris and weeds. The objective of this task is to provide a neat, orderly, well-maintained appearance. At the time of each monthly site inspection, a site shall be investigated for the presence of any debris or weeds. Any objects or plants which create a health or safety hazard or unnatural visual nuisance shall be removed immediately.

For developed areas exposed to public view (e.g., streetscape, parking, buffer, open space and stormwater areas), investigation and weed and debris control shall be undertaken on a biweekly basis during each mowing season. A general fall cleanup shall be provided to remove debris accumulated in that season.

Irrigation.

All developed landscaped areas shall be evaluated at the time of inspection for the general condition and success of irrigation methods. Any inadequacies in the performance of an irrigation system shall be rectified as soon as possible.

Automatic sprinkler systems should be cleaned out and turned off in the fall before the first frost and tested and turned on in the spring.

Mulching.

This task shall include the maintenance of all planting beds around trees, shrubs and ground covers or those ground areas covered with decorative stone or other materials.

All planting beds with existing or specified organic mulch shall be maintained with a minimum of two inches depth of shredded bark mulch or an equivalent. To maintain this level, new mulch shall be applied each spring. Turf or lawn adjacent to beds shall be edged to prevent encroachment of turf and present a neat, distinct border and appearance.

Areas with decorative stone or other materials shall be maintained with a neat appearance and at such a level that no weeds, bare ground or soil are exposed.

Seasonal plantings.

Seasonal plantings include all annuals, perennial flower beds or seasonal features as specified on the landscape plans. Provisions for seasonal planting shall be made such that continual installation and/or maintenance is assured.

All annual flower beds shall be rototilled to a depth of six inches with the proper proportions of soil, peat moss and fertilizer added as necessary before planting every year. Annual flower beds shall be planted in May; flowers shall be removed after frost in the fall.

During the growing season, all beds shall receive periodic inspection, irrigation and weeding in order to maintain a neat appearance.

All spring bulbs shall be periodically mulched and the soil amended annually. New bulbs shall be installed after the first frost in the fall as necessary. During the growing season, all beds shall receive periodic inspection, irrigation and weeding to maintain a neat appearance.

Mowing.

The mowing standards shall apply to all lands planted as lawn, turf or wildflowers or those with naturalized grasses and weeds. The objective of all mowing shall be to create a neat, well-maintained appearance. Blades on all equipment shall be sharp, in order to prevent excessive damage to the grasses.

Grasses and weeds around trees and shrubs will be trimmed to the same height as mowed areas by the use of appropriate hand tools, in order to prevent undesirable damage to the trees or shrubs. Clippings shall be removed from all paved surfaces. Alternating mowing patterns shall be utilized to prevent compactions.

The following standards shall apply:

[i]

Turf. Turf areas shall include grasses planted in active recreation areas (including those within stormwater management areas). The turf in these areas shall not exceed a height of six inches. In order to maintain this standard, approximately 22 to 30 mowings per year will be required. It is preferable to maintain these areas at a height of two inches to three inches, with mowing at a frequency such that no more than 1/3 of a grass blade is removed per cutting. The grass shall be cut when the height reaches three inches to five inches.

[ii]

Lawn. Lawn areas shall include grasses planted in passive recreation areas, stormwater areas, buffers and streetscapes and all other open lawn areas. The grass plantings in these areas shall not exceed a height of 12 inches. In order to maintain this standard, approximately 12 to 15 mowings per year will be required.

[iii]

Wildflowers. Wildflowers shall include those planted with annual and perennial herbaceous plants. Those wildflower areas which are designed to be maintained as such shall be mowed once a year. This shall occur at the time recommended on the original landscaped plan or in the late fall while the wildflowers are dormant.

[iv]

Undeveloped areas. The grasses, weeds and other natural material within these areas (not including the Greenbelt) shall not exceed 12 inches in height. All Greenbelt lands shall not be mowed except for removal of noxious weeds at the direction of the Township Health Officer.

Pruning.

Pruning shall include the removal of dead or diseased wood, wood infested with insects, weak or structural defects in the wood, excessive suckers and shoots and any irregular or damaged growth.

All plants shall be checked during the periodic inspection to determine if pruning is necessary. Care shall be taken to prune flowering trees and shrubs properly during the dormant season or after flowering. Evergreen shrubs shall be pruned after flowering.

Shrub material shall not be sheared as individual plants. The plants that are intended for screening or buffering shall be pruned in natural massed forms so as to enhance the plants' natural growth.

Root pruning of all trees adjacent to curbs or sidewalks shall be undertaken as necessary to prevent heaving of the sidewalk/curb by excessive roots. The need for such pruning shall be determined during the periodic inspection and with knowledge of the most recent pruning. Care shall be taken not to prune a root system in excess of 1/3 diameter of the tree per year.

[8]

Fertilizer and amendments.

Fertilizer and soil amendments should be added as necessary and/or on a seasonal basis.

Fertilizer is optimally applied to lawn and turf areas three times per season. Timing, frequency and rate of application shall be adjusted according to weather and horticultural and soil test conditions for each specific site.

Fertilizer shall be applied by accepted methods only. Safety shall always be of prime consideration. Care shall be taken not to apply fertilizer when the ground is wet or under extreme stress or during windy conditions.

Soil amendments such as lime, gypsum or peat moss may have to be added to the soil of lawns, turf or planting areas periodically. The need for such soil amendments shall be analyzed during the periodic inspections and in conjunction with a soil test.

[9]

Insect and disease control. The control of insects and disease associated with all planting areas shall be a maintenance priority. All plantings shall be periodically inspected for insect or disease infestation. Methods utilized to control insects and disease may range from spraying and pruning to plant removal. Whatever method is utilized, safety and control shall always be of prime concern. Certified and trained personnel shall always perform this task.

[10]

Renovation. Renovation includes the reseeding or replanting of landscape areas damaged, destroyed or failing due to insects, disease, weather or physical damage. Specific areas will require detailed specifications for renovation. The following standards shall apply:

Lawn, turf or wildflowers. All areas where soil has been exposed shall be renovated during the next planting season. Proper horticultural and soil erosion prevention methods shall be utilized. If soil erosion has occurred, the area shall be repaired. A seed mixture compatible to existing plantings and conditions shall always be utilized.

Plantings. All plantings which are damaged or destroyed shall be replaced during the next planting season. A failing, damaged or destroyed landscape screen with buffer shall be renovated or replaced within a reasonable amount of time, but not to exceed the subsequent growing season.

[11]

Site amenities. Site amenities include, but are not limited to, tot lots, play structures, benches, tables, bridges, paths, fences, walls, banks, bicycle racks and signs. All of these amenities shall be periodically inspected. Maintenance procedures will vary from one site to another. At a minimum, inspection shall occur twice a year in early March and early August. Any damaged, worn or unsafe conditions shall be rectified immediately.

[12]

Landscape lighting. All lighting essential to pedestrian and vehicular circulation shall be periodically inspected. Damaged or malfunctioning lights shall be replaced or repaired immediately.

[13]

Paved surfaces.

All paved surfaces shall be periodically inspected and maintained. Items of normal maintenance not listed below but found to be necessary shall be performed as soon as possible to keep these surfaces safe and in satisfactory condition.

All roadways, parking areas, loading areas and pedestrian walkways shall be maintained free of snow, trash and debris at all times.

All stains shall be washed off paved surfaces.

During building occupation, sidewalks shall not be obstructed with maintenance equipment, trash or grass clippings.

Damaged pavements shall be repaired and properly resurfaced or replenished as necessary to assure a neat appearance and safe usage.

Installation and inspection of landscaping. The following installation and performance and inspection principles and procedures should be applied to all landscape installations.

[Added 5-16-1988 by Ord. No. 88-9]

Prior to the issuance of any certificate of occupancy, the proposed landscape as shown on the approved landscape plan must be installed, inspected and approved by the Township Landscape Architect. The Township Engineer and Landscape Architect shall take into account seasonal considerations in this regard as follows.

[Amended 12-11-1989 by Ord. No. 89-59]

The planting of trees, shrubs, vines or ground cover as required by or associated with a subdivision or site plan approval by the Planning Board or Zoning Board of Adjustment shall be installed during the following fall and spring planting seasons:

Planting Season	Dates	Item
Fall	8/15 to 12/15	Evergreen plants
	10/15 to 12/15	Deciduous plants
Spring	3/1 to 5/15	All plants

[5]Furthermore, the following tree varieties shall not be planted during the fall planting season due to the hazards associated with planting these trees in this season:

	Acer Rubrum	Populus varieties
	Betula varieties	Prunus varieties
	Carpinus varieties	Pyrus varieties
	Crategus varieties	Quercus varieties
	Koelreuteria	Salix weeping
	Liquidamber styraciflua	All varieties
	Lirodendron tulipifera	Tilia tomentosa
	Platatnus acerfolia	Zelkova varieties

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. III).

Any plantings installed in conflict with this requirement must receive the written approval of the Township Engineer or Landscape Architect, prior to planting. Failure to comply with these requirements will require the removal of the plantings in question. This requirement does not apply to seeding or sodding or plantings specifically for soil stabilization purposes. The plantings associated with any lot given a certificate of occupancy outside these periods shall be provided during the previous or next appropriate season.

All plantings shall be made in a manner consistent with the instructions and graphics set forth in the following planting details.

For all reverse frontage and other buffer areas, the following installations and inspection procedures shall be followed. First, the area should be rough graded for the approval of the Township Landscape Architect and Engineer. Based upon comments made during these two inspections, the sidewalk shall be formed for inspection and approval. Subsequent to sidewalk installation, the area should be fine graded and the planting staked for the approval of the Township Landscape Architect.

If minor changes to the approved plan are made prior to or during construction, revised or record drawings must be submitted to the Township and Landscape Architect for approval. Such revisions shall be indicated by a formal letter of request to the Township with a copy to the Township Landscape Architect and the Township Engineer. Substantial changes shall require the approval of the board of jurisdiction. If unapproved or inadequate landscape is implemented, then appropriate replacement may be required.

Subsequent to landscape installation and until release of performance bonds, the Township shall have the right to inspect all landscape areas for conformance to the approved plans, proper installation and maintenance and performance of landscape material.

Bicycle-safe storm grates. Storm sewer grates installed on roadways, including driveways and parking lot aisles and dedicated bikeways, shall be bicycle safe. Standard Township construction detail for such grates shall be utilized.

[Added 12-27-1988 by Ord. No. 88-51]

Other improvements. In the event that the Township has not adopted standards for a specific type of improvement, then generally accepted engineering standards as set forth in engineering and construction manuals as may be approved and modified by the Township Engineer for a specific situation shall be used.

Traffic signs.

[Added 9-19-1988 by Ord. No. 88-26]

A proposed traffic control plan showing traffic signs to be installed by the developer at its sole expense shall be submitted with each application for subdivision or site plan approval. The plan shall indicate the nature and proposed location of traffic and street signs needed to assure the safe and controlled flow of traffic on the tract, including ingress and egress to the site. The information to be set forth on each sign, including street names, permissible speed limits, stop and yield signs at intersections, designations of one-way and dead end streets and prohibited parking locations shall be specified.

Final sign locations shall be determined by the Township Police Department after review, when necessary, with the new New Jersey Department of Transportation of proposed traffic generation and vehicular movement data and relevant speed and accident sampling data.

All signs shall be approved by the Township Engineer prior to their purchase by the developer to assure uniformity and conformance with the standards contained in the Manual on Uniform Traffic Control Devices.

No certificate of occupancy shall be issued for any structure located on the tract until the Township Engineer has certified the satisfactory installation by the developer of all signage in accordance with the traffic control plan, as it may be modified by the Township Police Department or the New Jersey Department of Transportation.

The installation of electronic traffic control signaling devices is not prescribed by this section, since a pro rata portion of the developer's cost for such devices shall be assessed and collected from the developer pursuant to § 200-88.

§ 200-92 Inspection and fees.

[Amended 7-25-1983 by Ord. No. 83-19; 3-26-1984 by Ord. No. 84-8; 10-29-2018 by Ord. No. 2018-26]

Prior to starting any construction of the required improvements, the developer must submit final detailed construction plans to the Township Engineer for the Township Engineer's review and approval, and shall pay to the Township Treasurer, by cash or certified check, the inspection fee as stated in Chapter 82, Fees, for both private and public improvements.

Prior to the proposed start of the various phases of the work, and after the submission of final constructions plans and posting of inspections fee, the developer shall request and the Township Engineer shall arrange a project pre-construction conference between the developer, contractors, and Township Engineer, and in the case of public sewer improvements, the Director of Public Works. The Township Engineer shall be notified by the developer in writing at least five days in advance of the start of construction following the successful completion of the pre-construction conference.

All of the required public improvements for a development, during and upon completion of their construction, shall be subject to inspection and approval by the Township Engineer, who shall be notified by the developer in writing at least five days prior to the initial start of construction. On-site private improvements relating to stormwater management, drainage, landscaping and circulation as shown on an approved final development plan shall also be subject to inspection and approval by the Township Engineer.

No underground installations shall be covered until inspected and approved by the Township Engineer. If such installation is covered prior to inspection, it shall be uncovered or another means of inspection acceptable to the Township Engineer, such as closed circuit television inspection, shall be used, and all costs for same are to be borne by the developer.

At a minimum, the Township Engineer will make the following inspections:

Roadway subgrade prior to placing subbase material and/or bituminous stabilized base course material.

The bituminous stabilized base course material during installation and compaction and prior to applying bituminous material tack coat for the bituminous concrete surface course.

Bituminous concrete surface course materials while it is being laid.

Finished bituminous concrete surface course pavement.

Concrete curb and sidewalks, when the forms are laid and the subgrade is leveled and compacted prior to placing concrete, also during the placing and finishing of the concrete.

Such inspections as the Township Engineer shall deem necessary of the pipe drains, inlets, municipal utilities lines and appurtenances, etc., while pipes, etc., are being laid and prior to backfilling trenches, inlets and manholes while being constructed.

Stormwater management improvements provided to address development stormwater quantity control, stormwater quality control and groundwater recharge, both during their construction as well as post-construction and prior to release of performance guarantee.

(8)

Landscape planting materials on site, but before installation, and finished landscape plantings.

(9)

Approval or reasons for withholding approval for either public or private improvements shall be given promptly, and in any event within 45 days after inspection. If work proceeds without such approval or not in compliance therewith, the Township Engineer, in addition to any other remedies available to the Township, may issue an order requiring immediate cessation of the affected work and prohibiting resumption thereof until approval is obtained or noncompliance corrected.

Inspection not to be deemed acceptance. Inspection of work by the Township Engineer shall not be considered to be final acceptance or rejection of an improvement, but shall only be considered to be a determination of whether or not the specific improvement work observed was performed in accordance with Township specifications, or other prevailing standards, at the time of inspection. Any subsequent damage to such improvement, or defect that makes itself apparent, or other unforeseen circumstances due to weather, other construction work, settlement, etc. between the time of observed installation and the time of request of release of performance guarantee shall be the full responsibility of the developer. No work shall be considered accepted until release of all guarantees required under Chapter 200, Land Use, Article XVII, Improvement Guaranties.

§ 200-93 Acceptance of streets and improvements

[Amended 6-25-1990 by Ord. No. 90-18]

Prior to the release of a performance bond covering any public or private improvements within a subdivision, there shall be filed with the Township Engineer a deed of dedication containing a metes and bounds description of all easements, two paper prints plus one reproducible Polyester Film tracing (matte finish) (base thickness, 0.003 inches) and as-built plans and profiles drawn to a scale of one inch equals five feet vertically, which plans and profiles shall be based on a final survey and shall be in the United States Coast and Geodetic Control Survey datum. Such drawing shall show how streets and other improvements were actually constructed or installed. The following data must be shown with measurements from the property lines:

Plans and profiles of the streets showing elevations as constructed and reference bench marks.

Plans and profiles of sanitary and storm sewers showing elevations of inverts of manholes and catch basins and elevations of inlet gratings and manhole rims; also locations of sanitary sewer laterals dimensioned from main and reference dimensions to T or V connections from manholes.

[Amended 4-20-1990 by Ord. No. 90-12]

Upon the submission of the following documents and the approval thereof by the Township Engineer and the Township Attorney, the Township shall accept those streets, rights-of-way and other public improvements in a subdivision by resolution:

[Amended 10-16-1995 by Ord. No. 95-42]

Satisfaction of all items set forth in Subsection A of this section.

Deeds of dedication with metes and bounds descriptions for all easements, detention basins, greenbelts or other public improvements other than streets and rights-of-way intended to be owned by the Township.

Final plat filed with the Mercer County Clerk's Office showing all streets, rights-of-way, easements, detention basins, greenbelts or other public or quasi-public improvements.

All applicable streets, rights-of-way and/or other public improvements have been inspected and have received final approval by the municipal engineer.

[Added 10-16-1995 by Ord. No. 95-42]