Prior to the granting of final approval, the
developer shall have installed improvements required by the Planning
Board or have posted a performance guaranty or surety sufficient to
cover the costs of said improvements. The Planning Board may solicit
local, county, state, federal, public or semipublic agencies and knowledgeable
individuals on what improvements shall be required. Improvements recommended
by other agencies, such as a utilities authority, county, state or
other governmental agencies, may be required by the Planning Board
as a condition of final approval. The following construction standards
and improvements are necessary to protect the health, safety, welfare
and convenience of the residents and public as well as needed to meet
local, county, regional, state and national goals and objectives.
It is recognized, however, that in peculiar situations, all of the
improvements listed below may not be appropriate or needed.
A.
Streets.
(1)
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.
(2)
The paved roadway areas shall be constructed in accordance
with the following:
(3)
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.
(4)
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).
(5)
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]
(6)
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.
(7)
Underdrains shall be installed if and where directed
by the Township Engineer.
B.
Parking areas.
[Added 4-20-1992 by Ord. No. 92-08]
(1)
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.
(2)
Areas that are subject to heavy truck movement, including
fire apparatus, shall be constructed in accordance with the standards
for a minor street.
C.
Residential driveways.
[Added 4-20-1992 by Ord. No. 92-08]
(1)
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.
E.
Sidewalks. Shall be constructed of portland cement
air-entrained concrete, Class C, having a standard strength of 4,000
pounds per square inch.
F.
Water mains. Water mains are to be installed in accordance
with the following:
(1)
Engineering requirements for all water main installations
are to comply with the rules and regulations of the New Jersey State
Department of Health.
(2)
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]
(3)
All joints shall be lead or mechanical joint.
(4)
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.
(5)
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.
(6)
Valves shall be installed with all fire hydrants and
at such other locations in the lines as directed by the Township Engineer.
(7)
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.
G.
Sewers.
(1)
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.
(2)
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]
(3)
Sewers in the streets and easements are to be constructed
in accordance with the following:
(a)
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.
(b)
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.
(c)
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.
(d)
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.
(e)
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.
(f)
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.
(g)
Service connections.
[1]
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.
[2]
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.
H.
Street signs.
(1)
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.
(2)
All signs shall be mounted on two-inch-diameter posts
embedded in concrete.
(3)
Street signs shall be approved by the Township Engineer
prior to ordering by the developer.
(4)
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]
(5)
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]
(6)
No decorative street signs are permitted within the
Township of West Windsor.
[Amended 10-19-1987 by Ord. No. 87-39]
I.
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]
J.
Streetlights.
(1)
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.
(2)
Poles shall be laminated, gray wood.
K.
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]
L.
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.
M.
Storm drainage systems and stormwater management measures.
[Amended 12-27-1988 by Ord. No. 88-51; 2-22-2021 by Ord. No. 2021-06]
(1)
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.
(2)
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.
N.
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]
O.
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]
P.
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]
(1)
General. Landscape plans shall conform to the following
general design principles.
(a)
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.
(b)
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.
(c)
Provide for a variety and mixture of landscaping.
The variety shall consider susceptibility to disease, colors, season,
textures, shapes, blossoms and foliage.
(d)
Local soil conditions and water availability
shall be considered in the choice of landscaping.
(e)
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.
(f)
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.
(g)
Assure that no aspect of the landscape design
inhibits access to the development by emergency vehicles.
(2)
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.
(a)
Living garden community concept:
[1]
Use street trees as contextural and unifying
element of human outdoor living space, reinforcing human scale, activities
and relationships.
[2]
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]
[3]
Place trees in the right-of-way between the
curb and sidewalk.
[4]
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.
[5]
The use of more than one variety of street tree
along a roadway shall be provided in order to avoid problems associated
with monoculture.
[6]
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.
[7]
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]
(b)
Formal allee of street trees:
[1]
Use uniform street tree varieties.
[2]
Coordinate new plantings with existing street
tree plantings where applicable. A uniform canopy from both sides
shall be provided.
[3]
Use tree species tolerant of road salts and
low maintenance.
[4]
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.
[5]
Consider the use of double and triple rows of
street trees for special emphasis.
[6]
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]
(c)
Naturalized street tree planting:
[1]
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]
[2]
The total number of street trees shall average
one for every 35 linear feet measured at the curbline.
[3]
Planting design shall accentuate views and integrate
contrasting landscape elements.
[4]
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.
(3)
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.
(a)
The following standards apply:
[1]
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.
[2]
All plants shall be tolerant of harsh, dry roadside
conditions.
[3]
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.
(b)
One of the following cul-de-sac planting concepts
or an alternative concept complying with the standards set forth above
shall be used.
(4)
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.
(a)
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.
[1]
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.
[a]
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.
[b]
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.
[c]
The trees shall be planted in groves
and spaced five feet to 15 feet on center.
[d]
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.
[e]
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.
[2]
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.
[a]
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.
[b]
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.
[c]
Integrate buffer plantings with
perimeter plantings where applicable.
[d]
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
|
[e]
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.
(b)
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.
[1]
Water fountains/features are encouraged in the
design of research/office/manufacturing parks and developments, especially
along the Route 1 corridor.
[2]
The water's edge shall be easily maintained
and stable. Possible treatments might include rip-rap, stone walls,
natural plantings, decking and bulkheads.
[3]
The planting of the perimeter of the feature
shall accentuate views and interest and integrate pedestrian paths,
sitting areas and other uses.
[4]
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.
[5]
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.
[6]
Plants with pervasive root systems shall not
be located where they may cause damage to drainage pipes or other
underground utilities.
(5)
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:
(a)
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:
[1]
Use open space to preserve existing natural
amenities during site planning.
[2]
Provide pedestrian walkways and bridges as necessary
to connect to open space on adjacent tracts of land.
[3]
Cleared areas shall be renaturalized where appropriate.
[4]
The planting quantities and sizes for renaturalized
areas shall be as per renaturalization standards.
[5]
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.
(b)
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:
[1]
The proposed use of all open space areas shall
be indicated and comply with Township ordinances.
[2]
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.
[3]
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.
[4]
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.
[a]
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
|
[b]
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.
[5]
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
|
[6]
Irrigation of all open space/planted areas within
nonresidential developments shall be provided.
[7]
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.
(6)
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:
(a)
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.
[1]
Provide a buffer area as per zoning ordinance
yard/setback requirements.
[2]
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.
[3]
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.
[4]
Berming shall be two feet to eight feet in height
and meander in a naturalistic manner without adversely affecting natural
drainage.
[5]
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.
(b)
Reverse frontage buffer.
[1]
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.
[a]
Provide a continuous landscape/sidewalk
easement or open space strip of not less than 50 feet width.
[b]
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.
[2]
In areas void of existing vegetation the following
standards shall apply:
[a]
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.
[b]
Berms shall be overlapping where
drainage swales are required to pass through them. The final design
must be reflected upon the drainage plan.
[c]
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).
[d]
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.
[e]
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.
[3]
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]
(c)
Filtered buffer.
[1]
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:
[a]
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.
[b]
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.
[c]
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.
[2]
In areas void of existing vegetation, the following
standards shall apply:
[a]
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.
[b]
The landscape design shall provide
shade for parking areas and evergreen and ornamental trees to screen
nuisances and emphasize appropriate views.
[c]
All plants shall be tolerant of
harsh roadside conditions.
[d]
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.
[e]
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.
(d)
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:
[1]
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.
[2]
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.
[3]
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.
[4]
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.
[5]
Irrigation of all open space/planting areas
in nonresidential and high density residential developments shall
be provided.
(7)
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.
(a)
Parking areas shall comply with the requirements of § 200-222E(1) of Part 4, Zoning, of this chapter.
(b)
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.
(c)
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.
(d)
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.
(e)
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.
(f)
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.
(g)
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.
(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:
(a)
Pedestrian and bicycle access shall be provided
from public roadways, parking lots and adjacent land uses where appropriate.
(b)
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.
(c)
Plantings along pathways shall provide shade,
orientation and views.
(d)
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.
(e)
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.
(f)
Connections to open space areas and facilities
on adjacent properties shall be provided. Pedestrian easements between
lots with a paved walkway may be required.
(g)
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:
(a)
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.
(b)
Respect the historic value and character of
the villages which exist in West Windsor Township. Development within
these areas shall conserve their individual character.
(c)
Provide landscaping as required, integrated
with existing vegetation or historic landscape themes.
(d)
When appropriate, the development of historical
markers or displays in coordination/agreement with the West Windsor
Historical Society shall be required.
Q.
Landscape maintenance.
[Added 5-16-1988 by Ord. No. 88-9]
(1)
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.
(2)
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.
(a)
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.
(b)
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.
[1]
Periodic inspection.
[a]
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.
[b]
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.
[2]
Debris and weed control.
[a]
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.
[b]
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.
[3]
Irrigation.
[a]
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.
[b]
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.
[4]
Mulching.
[a]
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.
[b]
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.
[c]
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.
[5]
Seasonal plantings.
[a]
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.
[b]
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.
[c]
During the growing season, all
beds shall receive periodic inspection, irrigation and weeding in
order to maintain a neat appearance.
[d]
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.
[6]
Mowing.
[a]
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.
[b]
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.
[c]
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.
[7]
Pruning.
[a]
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.
[b]
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.
[c]
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.
[d]
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.
[a]
Fertilizer and soil amendments
should be added as necessary and/or on a seasonal basis.
[b]
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.
[c]
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.
[d]
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:
[a]
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.
[b]
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.
[a]
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.
[b]
All roadways, parking areas, loading
areas and pedestrian walkways shall be maintained free of snow, trash
and debris at all times.
[c]
All stains shall be washed off
paved surfaces.
[d]
During building occupation, sidewalks
shall not be obstructed with maintenance equipment, trash or grass
clippings.
[e]
Damaged pavements shall be repaired
and properly resurfaced or replenished as necessary to assure a neat
appearance and safe usage.
R.
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]
(1)
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]
(a)
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
|
(b)
[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
|
(c)
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.
(2)
All plantings shall be made in a manner consistent
with the instructions and graphics set forth in the following planting
details.
(a)
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.
(b)
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.
S.
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]
T.
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.
U.
Traffic signs.
[Added 9-19-1988 by Ord. No. 88-26]
(1)
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.
(2)
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.
(3)
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.
(4)
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.
[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]
A.
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.
B.
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.
C.
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.
D.
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.
E.
At a minimum, the Township Engineer will make the following inspections:
(1)
Roadway subgrade prior to placing subbase material and/or bituminous
stabilized base course material.
(2)
The bituminous stabilized base course material during installation
and compaction and prior to applying bituminous material tack coat
for the bituminous concrete surface course.
(3)
Bituminous concrete surface course materials while it is being laid.
(4)
Finished bituminous concrete surface course pavement.
(5)
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.
(6)
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.
(7)
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.
F.
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.
[Amended 6-25-1990 by Ord. No. 90-18]
A.
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:
(1)
Plans and profiles of the streets showing elevations
as constructed and reference bench marks.
(2)
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]
B.
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]
(2)
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.
(3)
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.
(4)
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]
(5)
Posting of the required maintenance guaranties with
the Township and approved by the Township prior to acceptance by the
Township Council of the applicable streets, rights-of-way and/or other
public improvements, in an amount provided by law.
[Added 10-16-1995 by Ord. No. 95-42]
[Added 7-25-1983 by Ord. No. 83-17]
A.
Until such time as the streets are accepted by the governing body in accordance with § 200-93, the developer shall be obligated to perform all maintenance, including but not limited to snowplowing, on said streets.
B.
In the event that the developer fails to maintain
the streets and thereby creates a hazard, the Township may perform
such maintenance as is necessary to remove the hazard. The costs incurred
by the Township shall be billed to and paid by the developer. Emergency
maintenance work performed by the Township as a result of the developer's
failure to properly maintain shall not constitute an acceptance of
the streets.
C.
With regard to snow and ice removal, the developer
shall cause the removal of snow and ice within 24 hours after the
snow has ceased.
[Added 2-28-1994 by Ord. No. 94-05]