It is recognized by the governing body that the adequate provision of on-site improvements and, to the extent required to properly service the project, off-site improvements, are a prime concern when evaluating an application for development under this title. The sections that follow are designed to give direction to an applicant with regard to improvements that are required. The precise nature of any improvement is left for discussion under Article 21, Design and Performance Standards Generally. The procedural requirements are discussed in this article.

Prior to the granting of preliminary approval to any application for development, the reviewing agency shall determine the off-site effects which approval of the applicant's plan shall have upon the road systems, stormwater drainage systems, sanitary sewer systems, and the potable water systems maintained by or for the Township. Where the reviewing board determines that the above-described off-site systems will be inadequate to properly service applicant's subdivision and thus create a danger or a burden to and upon the health, safety and welfare of the inhabitants of the development, inhabitants of the surrounding area adjacent to applicant's development, and/or in general, the inhabitants of the Township, unless the above-described systems are improved, updated, expanded or provided, the reviewing agencies shall, unless proper provisions pursuant to the following sections are made for the improvements, updating expansion or provision of these additional facilities, deny preliminary subdivision approval.

The reviewing agencies, in determining that the off-site systems will be inadequate to properly service applicant's development, shall be guided by and take into consideration the following enumerated standards for the system referred to:

In the event that the reviewing agency shall determine that the applicant's project cannot be approved without proper provision being made for off-site improvements, applicant's application shall be rejected, or, in the alternative, the applicant may provide for the provision of the needed off-site facility by obtaining from the Township governing body a certificate of adequacy, which shall determine that the applicant shall have available to his project, by the time application is made for certificate of occupancy, the needed off-site improvements.

Any contract entered into between the Township and the applicant shall specify that:

In deciding which of the above methods is to be employed by the Township in requiring the off-site improvements by the applicant, the Township shall be guided by generally prevailing municipal standards as they relate to the provisions of such off-site improvements and all applicants similarly situated shall be similarly treated in their dealings with the Township.

Nothing herein contained shall be deemed to obligate either the applicant or the Township to any financial arrangement outlined above except that applicants in a similar position shall be treated equally and nothing contained within this chapter shall be deemed to require that the applicant use any method employed by this chapter. Any applicant may wait to construct his development until proper off-site improvements are provided in the normal course of business by the municipality in conformity to general prevailing construction plans for such projects.

Any application for development shall demonstrate conformity to design standards that will encourage sound development patterns within the Township. Where either an Official Map or Master Plan have been adopted, the development shall conform to the proposals and conditions shown thereon. The streets, drainage rights-of-way, school sites, public parks and playgrounds, scenic sites, historic sites, and flood control basins shown on the officially adopted Master Plan or Official Map shall be considered in the approval of plats. In accordance with good design practices, extreme deviations from rectangular lot shapes and straight lot lines shall not be allowed unless made necessary by special topographical conditions or other special conditions acceptable to the approving authority. All improvements shall be installed and connected with existing facilities or installed in required locations to enable future connections with approved systems or contemplated systems, and shall be adequate to handle all present and probable future development.

Land which the approving authority finds to be unsuitable for the intended lot(s) and its use due to flooding, improper drainage, steep slopes, soil conditions, adverse topography, utility easements, or other features which can reasonably be expected to be harmful to the health, safety and general welfare of the present or future inhabitants of the developments and/or its surrounding areas, shall not be subdivided and site plans shall not be approved unless adequate and acceptable methods are formulated by the developer to solve the problems by methods meeting this title and all other requirements.

Whenever a development abuts or crosses a municipal boundary, access to those lots within the Township shall be from within the Township as the general rule. Wherever access to a development is required across land in an adjoining community as the exception, the approving authority may require documentation that such access is legally established, and that the access road is adequately improved.

The proposed name of the development shall not duplicate, or too closely approximate, the name of any other development in the municipality. The approving authority shall have final authority to designate the name of the development which shall be determined prior to preliminary approval.

The Township recognizes that it is the applicant's obligation to adequately provide for the welfare of those attracted to the community by the development of applicant's project. The proper provision of open space and recreational facilities for those individuals shall be addressed by the applicant in his presentation before the reviewing board and considered by the reviewing board before approval is granted. The reviewing board shall determine whether the facilities within the area of applicant's proposal are adequate to service the needs of the proposal, and where they are deficient, it shall be the applicant's responsibility to provide for this need.

Undeveloped open space for parks and for preserving natural features in an undisturbed state shall be provided in accordance with the following standards:

Apartments and townhouses are regulated and shall be reviewed to promote the establishment of appropriate population densities and concentrations that will contribute to the well-being of persons, neighborhoods, communities and regions, provide for the preservation of the environment, provide sufficient space in appropriate locations for a variety of residential uses in order to meet the needs of a variety of citizens and promote a desirable visual environment through creative development techniques and good civic design.

No apartments or townhouses shall be erected unless public or private central water supply and a central sanitary sewer system are provided as approved by appropriate state, county and local regulatory agencies and until the site plan has been reviewed and approved by the reviewing board and the board of fire engineers.

The Township encourages the appropriate and efficient use of land, the development of appropriate transportation systems, and the promotion of a desirable, visual environment through creative development techniques, and establishes the policy that a coordinated bikeway and pedestrian path system be developed within the community.

Bikeways or pedestrianways shall be required at the reviewing board's discretion depending on the probable volume of bicycle and foot traffic, the development's location in relation to other populated areas, or its location with respect to any overall bike or pedestrian route plan adopted by the Township. Bicycle traffic shall be separated from motor vehicle and pedestrian traffic as much as possible. Bikeways and pedestrian paths shall generally not exceed a grade of 3%, except for short distances, and they should be a minimum of five feet wide for one-way and eight feet wide for two-way travel. Bikeways shall have a minimum four-inch base of crushed stone on the subgrade and a two-inch FABC-1 surface course. Where separate bike paths intersect streets, the curbing shall be ramped for bicycle access to the street grade. Bikeways designated for one-way travel shall only be located along streets. Minimum width for bikeways built in locations other than along streets is eight feet. The reviewing board may, where promotion of proper design would suggest, modify the construction standards set forth above to require less stringent requirements, to provide for the harmonious development of a project.

Block length and width or acreage within bounding roads shall be such as to accommodate the size of lot required by the Township ordinances and to provide for convenient access, circulation control and safety of street traffic. For commercial, group housing, or industrial use, block size shall be sufficient to meet all area and yard requirements for such use.

It is recognized that setting minimum and maximum block length standards must be related to sound planning principles and to the varying densities and lot widths specified in this chapter. To provide for this needed flexibility, the minimum and maximum length of a block shall be governed by the minimum and maximum number of lots specified in each lot width category.

In cases where lot and block design results in desirable sighting down rear property lines from block ends, a landscape screen of evergreen trees not less than six feet in height shall be provided at block ends by the developer. The screen shall be a minimum of 30 feet in length and centered on the rear property line.

Buffer areas and screening shall require site plan or subdivision approval and are required along all lot lines and street lines which separate a nonresidential use from either an existing residential use or residential zoning district, and where specified elsewhere in this title. Buffer areas shall also be provided between residential buildings of different types in multifamily or PRD developments. Buffer areas shall be developed in an aesthetic manner for the primary purposes of screening views and reducing noise perception beyond the lot. Buffer widths shall be measured horizontally and perpendicularly to lot and street lines. No structure, activity, storage of materials, or parking of vehicles shall be permitted in a buffer area. These standards are intended to provide flexibility in order to provide effective buffers and screens. The location and design of buffers and screens shall consider the use of the portion of the property being screened, the distance between the use and the adjoining property line, differences in elevations, the composition, height, and width of the buffer, and natural features. Buffer shall be designed, planted, graded, landscaped and developed with the general guideline that the closer a use or activity is to a property line, or the more intense the use, the more effective the buffer area must be in obscuring light and vision and reducing noise beyond the lot.

All buffer areas shall be planned and maintained with either grass or ground cover together with a screen of live shrubs or scattered planting of live trees, shrubs or other plant material. The preservation of all natural wooded tracts shall be an integral part of all development plans and may be calculated as part of the required buffer area, provided the growth is of a density and the area has sufficient width to serve the purpose of a buffer. Additional plantings may be required by the reviewing board to establish an appropriate tone for an effective buffer.

The Township determines that the provision of curbs and gutters will properly provide for the efficient disposal of stormwater drainage, prevent soil erosion and preserve the condition of roadways and, thus, promote the general health, safety and welfare of the community; therefore, as a condition of development plan approval, applicants shall be required to install curbs and gutters adequate to provide for the purposes set forth above.

Each applicant shall be required to provide for surface drainage within his project to ensure that it will not create a burden to the ultimate users of his tract or create an adverse off-tract effect. All streets shall be provided with catch basins and pipes where the same may be necessary for proper surface drainage. The requirement of this section may not be satisfied by the construction of ditches or dry wells only. The system shall be adequate to carry off or store the stormwater and natural drainage water which originates within the development boundaries and that which originates beyond the development boundaries and passes through the development calculated on the basis of maximum potential development as permitted under this chapter. No stormwater runoff or natural drainage water shall be so diverted as to overload existing drainage systems or create flooding or the need for additional drainage structures on other lands without proper and approved provisions being made for taking care of these conditions, even if the flooding or overloaded existing drainage systems existed prior to the applicant taking possession of said property subject to the approval of the Township or its designated representative.

The time of concentration used in computing stormwater runoff shall be the time it takes for runoff to travel from the hydraulically most distant point of the watershed to the point of interest within a watershed.

See § 444-5 for calculation of stormwater runoff.

The intensity of the stormwater shall be based on the following:

Open ditches or channels will not be permitted when the design capacity requires a fifteen-inch pipe or larger unless approved by the reviewing board engineer. Where permitted, open channel design should be based on the following hydraulic consideration:

All culverts shall be limited to a single opening; multiple pipes will not be permitted subject to the approval of the reviewing board engineer. The design of culverts shall be such as to minimize the probability of debris accumulations.

Detention basins will be required in all major developments and site plans unless it has been demonstrated by the applicant that a detention basin is not required subject to the approval of the reviewing board engineer.

For both major and minor developments, blocks and lots shall be graded to secure proper drainage away from all buildings and to prevent the collection of stormwater in pools and to avoid concentration of stormwater from each lot to adjacent lots. The minimum/maximum grading are as follows:

Land subject to periodic or occasional flooding shall not be designed for residential occupancy nor for any other purpose which may endanger life or property. Such land within a lot shall be considered for open spaces, yards, or other similar uses in accordance with state floodplain regulations.

Where a minor or major development is traversed by a watercourse, surface or underground drainage system or stormwater BMP, channel or stream, there shall be provided and dedicated a drainage right-of-way easement meeting any minimum widths and locations shown on any adopted Official Map or Master Plan or as required under Article 29, Easements, of this chapter.

Easements or rights-of-way shall be required in accordance with Article 29 where storm drains are installed outside streets.

In order to properly provide for the efficient provision of governmental services and to promote the purposes of good land development design, public easements for utility installations, floodplain control, conservation and drainage may be required by the reviewing board. All such easements shall be of a sufficient width, in an appropriate location and shown on plans with sufficient clarity to provide for the purposes for which they are designed.

Basements along rear property or elsewhere for utility installation shall be at least 25 feet wide for one utility and five additional feet for each additional utility and be located in consultation with the companies or governmental departments concerned and, to the fullest extent possible, be centered on or adjacent to rear or side lot lines.

All easements shall be recorded by deed and where the development entails filing of a plan of lots, all easements shall be dimensioned and identified on said plan.

Where lots front or side on easements, the reviewing board shall require the depth or width of said affected lots to be increased by the width of the easement. Required minimum lot areas shall be exclusive of easement areas.

Floodplain and conservation easements shall be indicated on the preliminary and final plats and shown in such a manner that their boundaries can be accurately determined by elevations.

The removal of trees and ground cover shall be prohibited in a conservation easement or floodplain except for the following purposes: the removal of dead or diseased trees; limited thinning of trees and growth to encourage the most desirable growth; and the removal of trees to allow for structures designed to impound water or in areas to be flooded in the creation of ponds or lakes.

The boundary line of any easement shall be monumented at its intersection with all existing or proposed street lines. Such easement dedication shall be expressed on the plat and in the deed to fully delineate the limits and purpose of the easement, as well as the grantee.

No fences, wall, fence-like or wall-like structure shall be erected without first obtaining a permit from the construction official, except that no permit shall be required for any fence, wall, fence-like or wall-like structure constructed by the Township or any of its boards, authorities, commissions or agencies.

At the intersection of any two or more streets, no hedge, fence or wall, which is higher than 30 inches above the center of the road level, nor any obstruction to vision shall be permitted in the triangular area formed by the intersection of street lines and a line joining points each 20 feet distant from said intersection along said property lines. In the event that county regulations impose a greater requirement where frontage is upon a county road, such greater requirement shall prevail.

No fence or wall hereafter erected, altered or reconstructed in any residential zone or on lots in any other zone on which residential buildings are erected, shall exceed six feet in height above the adjacent ground level when located more than 30 feet from the street line toward which the front entrance of the main building on the property faces.

In any zone other than residential zone, no fence or wall hereafter erected, altered or reconstructed shall exceed the height of 10 feet above the ground level. All fences proposed to be erected in anything other than a residential zone shall receive site plan approval from the Edgewater Park Township Planning Board.

The foregoing restrictions shall not be applied so as to prevent the erection of any open wire fence not exceeding 10 feet in height above ground level anywhere within a public park, public playground or public school properties. These restrictions shall not be applied so as to restrict the erection of a wall for the purpose of retaining earth, provided such wall does not exceed such heights to be measured from the ground level of the highest adjacent grade.

The following fences and fencing materials are specifically prohibited: barbed-wire fences, canvas fences, cloth fences, electrically charged fences or wire fences of less than nine-gauge wire and then only if there is a top supporting rail, temporary fences such as snow fences, expendable fences and collapsible fences on any lot, except where in the case of snow fences, they are erected by an appropriate states, county or local body. All front yard fences must be "open" fences consisting of at least 50% open area, not including any open area between the bottom of the fence and the ground.

Every fence or wall shall be maintained in a safe, sound, upright condition and in accordance with the approved site plan on file with the Building Inspector if there be one and the Township building maintenance code.

All fences or walls must be erected within the property lines and no fences shall be erected so as to encroach upon a public right-of-way.

If the construction official, upon inspection, determines that any fence or wall or portion thereof is not being maintained in a safe, sound upright condition, he shall notify the owner of such fence in writing of his findings and state briefly the reasons for such findings and order such fence or wall or portion of same to be repaired or removed within 10 days from the date of the written notice. Every day the person shall fail to obey the order referred to above shall constitute a separate violation of this chapter.

No fence, wall, fence-like or wall-like structure shall be erected on a lot which abuts on more than one roadway closer to the roadway than the front or side building line. Each side and front building line shall be projected to create a line perpendicular to a side or rear property line and no fence may be constructed closer to a roadway than the line so created.

All fence posts, supporting members or ledgers shall be on the inside of the fence and not visible upon viewing the property from an adjacent property or the roadway.

Nothing heretofore withstanding, no fence shall be constructed in front of a front building line in a residential district or on a lot used for residential purposes in any other zone which is greater in height than four feet.

All fences around swimming pools shall be governed by § 460-12 of the Code of the Township of Edgewater Park.

All fencing of water collection areas, drainage ponds or similar water holes shall be in accordance with Chapter 244, Fences, Article I, Water Collection Areas, of the Code of the Township of Edgewater Park.[1]

The provision of proper fire protection to all users of land is a major concern of the community. Each applicant shall be required to address this question in his application and make adequate provisions to minimize the risk and exposure to fire. Design should achieve mandatory protection from this risk. Site plans and major subdivisions shall be reviewed and approved for fire protection by the board of fire engineers prior to final reviewing board approval.

Wherever a central water supply system services a development, provision shall be made for fire hydrants along streets and/or on the walls of nonresidential structures as approved by the board of fire engineers in accordance with Fire Insurance Rating Organization Standards.

Where streams or ponds exist, or are proposed on lands to be developed, facilities shall be provided to draft water for firefighting purposes. These facilities shall be in addition to hydrant service from a public water source, and shall not reduce or replace the requirements for a central fire protection system. These facilities shall include access from the source to a public street suitable for use by firefighting equipment, and construction of improvements to ponds, dams, or similar on-site development, where feasible. Such facilities shall be approved by the reviewing board engineer and board of fire engineers, and constructed in accordance with Fire Insurance Rating Organization Standards.

The regulations of grading and filling promote the protection of environmental interests and protect the rights of adjacent property owners. All grading and filling operations are to be closely reviewed to protect the interests stated.

All lots where fill material is deposited shall have clean fill and/or topsoil deposited which shall be graded to allow complete surface drainage of the lot into local storm sewer systems or natural drainage courses. No regrading of a lot shall be permitted which would create or aggravate water stagnation or a drainage problem on-tract or on adjacent properties, or which will violate the provisions of the soil erosion and sediment control, soil removal and redistribution, and floodplain provisions of this chapter. Grading shall be limited to areas shown on an approved site plan or subdivision. Any topsoil disturbed during approved excavation and grading operations shall be redistributed throughout the site.

Prior to the excavation, grading or clearing of land for construction of or issuance of any permit by the Code Officer or Zoning Officer of the Township for any building, structure or use within the Township, site plan approval for the proposed building, structure or use must be obtained from the Planning Board of the Township of Edgewater Park, and no certificate of occupancy shall be issued, nor shall occupancy take place until and unless all construction and required improvements shall have been completed in conformity with the approved site plan.

A homeowners' association may be established by the applicant and shall be established by the applicant when required by the Planning Board of the Township. Creation of a homeowners' association may be mandated where the proposed development has common open space area or common property either for open space or for drainage/retention ponds. A homeowners' association shall be established before any homes are sold for the purpose of owning and assuming the maintenance responsibilities for the common open space and common property including drainage and retention ponds designated within a development; provided the reviewing board is satisfied that the organization will have a sufficient number of members to reasonably expect a perpetuation of the organization in a manner enabling to meet its obligations and responsibilities in owning and maintaining any property for the benefit of owners or residents of the development. If established, the organization shall incorporate the provisions set forth in this chapter.

Membership by all property owners, condominium owners stockholders under cooperative development and other owners of property or interests in the project shall be mandatory. Required membership and the responsibilities upon the members shall be in writing between the organization and each member in the form of a covenant with each agreeing to liability for his pro rata share of the organization's costs.

The organization shall be responsible for liability insurance, taxes, maintenance of recreational and other facilities, and any other obligations assumed by the organization, and shall hold the municipality harmless from any liability. The organization shall not be dissolved and shall not dispose of any open space or property by sale or otherwise, except to an organization conceived and established to own and maintain the open space or property for the benefit of such development, and thereafter such organization shall not be dissolved or disposed of any of its open space or property without first offering to dedicate the same to the municipality or municipalities wherein the land is located.

The assessment levied by the organization upon each member may become a lien on each member's property. The organization shall be allowed to adjust the assessment to meet changing needs.

The organization shall clearly describe in its bylaws all the rights and obligations of each tenant and owner, including a copy of the covenants, model deeds, and Articles of Incorporation of the organization and the fact that every tenant and property owner shall have the right to use all common properties. These shall be set forth as a condition of approval and shall be submitted prior to the granting of final approval.

The cost of such maintenance by the municipality shall be assessed pro rata against the properties within the development that have a right of enjoyment of the common open space and common property in accordance with assessed value at the time of imposition of the lien, and shall become a lien and tax on said properties and be added to and be a part of the taxes to be levied and assessed thereon, and enforced and collected with interest by the same officers and in the same manner as other taxes.

The Township is a community of lakes and streams in a natural setting, and their preservation constitutes a cornerstone of the development plan for the Township in general. The reviewing board, in ruling on a development plan application, shall take into consideration the effect which the proposed development will have on the lake and stream systems maintained in the Township and determine that no adverse effect leading to the destruction of the lakes and streams within the community or the geological or natural systems upon which the existence of the lakes and streams rely will occur. In general, the Board may utilize the data set forth within Technical Bulletin 72, prepared by the Urban Land Institute in evaluating the techniques employed in lake and stream management.

An applicant for development plan approval shall address in his application the effect which the proposal will have on lakes, ponds and streams, either on applicant's site, adjacent to applicant's site, or into which storm surface water drainage may be expected to flow. In particular, the applicant shall provide documentation that the proposal:

Each applicant for development plan approval shall provide adequate lighting to insure safe movement of persons and vehicles and for security purposes. Lighting standards shall be of a type approved by the reviewing board. Directional lights shall be arranged so as to minimize glare and reflection on adjacent properties. In determining whether this provision has been met, the reviewing board may take into consideration the standards set forth in Illuminating Engineering Society Lighting Handbook (5th Edition) edited by John E. Kaufman, published by Illuminating Engineering Society, 545 East 46th Street, New York, New York.

All area lighting shall provide translucent fixtures with shields around the light source. For each fixture and lighted sign, the total quantity of light radiated above a horizontal plane passing through the light source shall not exceed 7 1/2% of the total quantity of light emitted from the light source. Any other outdoor lighting shall be shown on the development plan in sufficient detail to allow determination of the effects at the property line and on nearby streets, driveways, residences and overhead sky glow. No lighting shall shine directly or reflect into windows, or into streets and driveways in such a manner as to interfere with driver vision. No lighting shall be of a yellow, red, green or blue beam nor be of a rotating, pulsating, beam, or other intermittent frequency. The intensity of such light sources, light shielding, the direction and reflection of the lighting, and similar characteristics shall be subject to development plan approval by the reviewing board. The objective of these specifications is to minimize undesirable off-site effects.

The height of light poles shall be limited to the maximum height of structures permitted in the particular zoning district where they are located or 25 feet, whichever is less. The light itself shall be shielded to restrict the maximum apex angle of illumination to 150° to eliminate glaze.

Streetlighting standards of a type and number approved by the reviewing board and municipal engineer shall be installed at street intersections and elsewhere as deemed necessary by the reviewing board. The developer shall provide for the installation of underground service for streetlighting.

Standards should generally be spaced at a distance approximately equal to four times the height of a standard. Alternative standard spacing may be considered by the reviewing agency, provided it has adequate light intensity and is consistent with all other development.

The reviewing board shall consider maintenance and access regarding light locations. Light shall not be placed in high or inaccessible locations where maintenance would be difficult.

The lot size, width, depth, shape, orientation and the minimum building setback lines shall be appropriate for the location of the subdivision and for the type of development and use contemplated.

Lot dimensions and area shall not be less than the requirements of the zoning provisions.

Insofar as is practical, side lot lines shall be either at right angles or radial to street lines.

Each lot must front upon an approved street with a right-of-way width of at least 50 feet.

Through lots with frontage on two streets will be permitted only under the following conditions:

Where extra width has either been dedicated or is proposed for widening of existing street, lots shall begin at such new or proposed street line and all setbacks shall be measured from such line.

Two or more contiguous lots under the same ownership, regardless of whether or not each may have been approved as portions of a subdivision acquired by separate conveyance, or by other operation of law, and if one or more of said lots should not conform with the minimum area and/or dimension requirements for the zone in which it is located, the contiguous lots shall be considered as a single lot and the provisions of this title shall hold.

Whenever land has been dedicated or conveyed to the municipality by the owner of a lot in order to meet the minimum street width requirements or to implement the Official Map or Master Plan, and which lot existed at the effective date of the ordinance codified in this chapter, the Building Inspector shall not withhold a building and/or occupancy permit when the lot depth and/or area was rendered substandard due to such dedication and where the owner has no adjacent lands to meet the minimum requirements.

Double-frontage and reverse-frontage lots shall be avoided except where essential to provide separation of residential development from traffic arteries or to overcome specific disadvantages of topography and orientation. A planting screen easement at least 10 feet wide shall be provided along the line of lots abutting such a traffic artery or other disadvantageous use. There shall be no right of access across such easement.

Where there is a question as to the shape and boundary line of a lot or lots for their optimum use by a future occupant, including such conditions as narrow or unduly elongated lots and other awkward appearing angles or appendages, the reviewing board may withhold approval of such lot or lots.

Residential lots fronting or arterial streets lots having reverse frontage on arterial streets and lots backing on streams shall be provided with 30 feet extra depth, which may include utilities easements.

Where there is a question as to the suitability of a lot or lots for their intended use due to factors such as soil conditions, rock formation, flood conditions or similar circumstances, the reviewing board may after adequate investigation, withhold approval of such lots or require remedial action before approval.

No single-family residential dwelling unit shall be permitted to front on a primary road, a major arterial road, or on a controlled-access highway except where no acceptable alternate access is available.

Lots backing on railroad right-of-way shall have additional depth equal to no less than 25% of the depth of the majority of the lots in the proposed subdivision. In the interest of maintaining the safety and welfare of future residents of the lots backing on a railroad, a protective fence and landscaped buffer screen shall be erected by the subdivider, the type and location of which shall be subject to the approval of the reviewing board.

If practical, lot sidelines shall be centered on street ends where "T" intersections exist to prevent automobile lights from shining into residences.

Monuments shall be required to preserve lot identities.

Monuments shall be the size and shape required by N.J.S.A. 46:26b-3 of the Map Filing Law, as amended, and shall be placed in accordance with said statute and indicated on the file plat. All lot corners shall be marked with a metal alloy pin of permanent character.

Natural resources such as trees, brooks, swales, hilltops and views, shall be preserved whenever possible. On individual lots, care shall be taken to preserve selected trees to enhance soil stability and the landscape treatment of the area.

Topsoil moved during the course of construction shall be redistributed to all areas of the development and shall be stabilized by seeding or planting. At no time shall topsoil be removed from the site without written permission from the reviewing board.

To the fullest extent possible, existing trees shall be preserved by the developer. Special consideration shall be given to the layout of lots and the position of dwellings on the lots to insure that existing trees are preserved. Special precautions shall also be taken to protect existing trees during the process of grading lots and roads. Where any land other than streets is to be dedicated to public use, the developer shall not remove any trees or topsoil from the site or change the site in any way without written permission from the reviewing board.

Where a development is traversed by a natural lake, pond or stream, the boundaries or alignment of said watercourse shall be preserved and shall conform substantially with the natural alignment or boundary.

Unique physical features such as historic landmarks, rock outcropping, hilltop lookouts and similar features shall be preserved if possible. The reviewing board may, after proper investigation, withhold approval of the lotting of such area or areas.

The applicant shall provide for proper pedestrian and vehicular traffic movement within and adjacent to the site. The reviewing board shall insure that all parking spaces are usable and safely and conveniently arranged. The design and layout of buildings and parking areas shall be reviewed so as to provide an aesthetically pleasing design and efficient arrangement. Particular attention shall be given to safety and fire protection, and the impact of the facilities on adjacent buildings and land.

Drives shall be limited to a maximum of two to any street, except when the frontage of a property along any one street exceeds 500 feet, the number of drives to that street may be based on one drive for each 250 feet of property frontage. Each drive shall handle no more than two lanes of traffic in each direction; be at least 50 feet or 1/2 the lot front, whichever is greater, but need not exceed 300 feet from the street line of any intersecting street; and be at least 20 feet from any property line. The width of the curb cut shall be determined by the type of traffic to be handled. Driveways shall be reviewed by the approving authority giving consideration to the width, curbing, direction of traffic flow and radii of curves, except that in driveways exceeding 24 feet in width, consideration shall be given to a traffic flow divider. Depressed curbing shall extend across the driveway opening. Radii of standard curbing shall be provided to both sides of the driveway opening.

Individual parking and loading spaces shall be served by on-site drive aisles designed to permit each motor vehicle to and from each parking and loading space without requiring the moving of any other motor vehicle. Where the angle of parking is different on both sides of the aisle, the larger required aisle width shall prevail.

Parking and loading areas for commercial and industrial uses shall be buffered and screened from adjoining streets, an existing residential use, or any residential zoning district in a manner meeting the objectives of Article 26, Buffers and Screening, of this chapter.

Off-street parking spaces shall be 10 feet wide and a minimum of 20 feet in length.

Drive aisle widths in parking areas shall conform to the following minimum requirements:

Off-street loading areas shall have a minimum vertical clearance of 15 feet and be designed in accordance with the following schedule:

All parking and loading areas shall have drainage facilities installed in accordance with good engineering practice as approved by the reviewing board engineer and in accordance with Article 28, Drainage. Where subbase conditions are wet, spongy, or of such nature that surfacing would be inadvisable without first treating the subbase, these areas shall be excavated to a depth of at least six inches to 12 inches below the proposed finished grade and filled with a suitable subbase material as determined by the reviewing board engineer. Where required by the engineer, a system of porous concrete pipe, subsurface drains shall be constructed beneath the surface of the paving and connected to a suitable drain. After the subbase material has been properly placed and compacted, the parking area surfacing material shall be applied.

Surfacing shall be approved as part of the plan approval.

Landscaping in parking and loading areas shall be shown on the landscaping plan. Trees shall be staggered and/or spaced so as not to interfere with driver vision, have branches no lower than six feet, and placed at the rate of at least one tree for every 20 parking spaces. All areas between the parking area and the building shall be landscaped with trees, shrubs and ground cover. Any plantings which do not live shall be replaced within two years, or two growing seasons. A majority of the parking areas for more than 50 cars shall be obscured from streets by buildings, landscaped berms, natural ground elevations, or plantings, singularly or in combination.

Adequate off-street loading and maneuvering space shall be provided for every use. Loading space shall not be considered as supplying off-street parking space. The number of spaces shall be based on the following schedule:[1]

Landscaping shall be provided as part of the overall development plan design. This landscaping shall be integrated into building arrangement, topography, parking and buffering requirements. Landscaping shall include trees, bushes, shrubs, ground cover, perennials, annuals, plants, sculpture, art and the use of building and paving materials in an imaginative manner.

The applicant shall use natural topography and vegetation where possible. Large parking areas are not to be stripped of vegetation without requiring reseeding or replanting of all unpaved areas.

Every attempt shall be made by applicant to save existing trees even at the loss of parking spaces. Clumps of trees should be saved over single trees. Care should be taken by the reviewing board to properly evaluate site clearing proposals recognizing that wild trees often do not survive when their habitat is drastically altered. Where loss of trees is suggested, replacement should be required.

Slopes in excess of three to one shall be avoided unless necessitated by unusual site limitations. All slopes shall be stabilized in a manner acceptable to the reviewing board engineer.

Parking lots located in front of buildings shall be screened from adjacent roadways.

Tall, dense screen are required along nonpenetrable sidelines, rear property lines and where commercial or industrial parking areas abut residences or residential zones. Evergreens such as white pine, Austrian pine, Canadian hemlock, Serbian spruce, Arborvitae, and upright yews may be used, provided they meet specified height requirements. All screening and buffering shall be in accordance with Article 26, Buffers and Screening.

The areas adjacent to the driveways shall be planted in low plants or grass. Appropriate low plants include butterfly bush, Sargent juniper, inkberry, Japanese barberry or shrubby cinquefoil.

In proposing a landscaping plan an applicant shall take care, and the Board in reviewing shall require, that a natural setting consistent with prevailing community standards be preserved. Recognizing that a major community asset lies in the preservation of the natural condition of property, all efforts in the area of landscaping shall be exercised to provide consistent landscaping proposals with existing foliage.

It is recognized by the Township that a catalogue of regulations cannot include all conditions which may reasonably come before the reviewing board on development plan approval. All uses must demonstrate that they meet certain basic performance requirements. The items listed below are designed to provide for uses which are consistent with the health, safety and welfare of the community at large. A reviewing board shall take into consideration and evaluate proposals based upon their compliance with standards set forth below.

Electronic equipment shall be shielded so there is no interference with any radio or television reception beyond the operator's property as the result of the operation of such equipment.

No use shall direct or reflect a steady or flashing light beyond its lot lines. Exterior lighting and lighting resulting from any manufacturing or assembly operations shall be shielded, buffered and directed as approved on the development plan so that any glare, direct light, flashes or reflection will not interfere with the normal use of nearby properties, dwelling units and streets.

No use shall omit heat, odor, vibrations, noise or any other pollutant into the ground, water or air that exceeds the provisions of this title. No building permit, zoning permit or certificate of occupancy shall be issued for any use until a state permit has been issued, where a state permit is required, to ascertain and approve the level of emission, quality of emission, type and quality of emission control, and such other state regulations governing the emission of pollutants into the ground, water or air.

No materials or wastes shall be deposited upon a lot in such form or manner that they can be transferred off the lot, directly or indirectly by natural forces such as precipitation, surface water, evaporation or wind. All materials or wastes which might create a pollutant, be a safety hazard, or be a health hazard shall be stored indoors and/or be enclosed in appropriate containers to eliminate such pollutant or hazard. No hazardous materials shall be stored on a property except under conditions approved by the fire department and the New Jersey Department of Labor and Workforce Development.

Alternative energy sources (e.g., windmills, solar collectors) shall not be installed without proper reviewing board approval. No such facility shall interfere with normal use of nearby properties, dwelling units and streets.

All utility service, except potable water, shall be connected to an approved public utility system, where one exists, if applicable and approved by the public utility. The connection of private water systems to public systems shall be optional. The connection of alternate energy sources should be made to public energy sources to insure continued service at desirable levels. The use or disposal of wastes from alternate sewerage treatment facilities should comply with existing local, state and federal regulations.

The developer shall arrange with the servicing utility for the underground installation of the utilities distribution supply lines and service connections in accordance with the provisions of the applicable standard terms and conditions incorporated as a part of its tariff as the same are then on file with the State of New Jersey Board of Public Utility Commissioners.

The developer shall submit to the reviewing board, prior to the granting of final approval, a written instrument from each serving utility which shall evidence full compliance or intended full compliance with the provisions of this section; provided, however, lots which abut existing streets where overhead electric or telephone distribution supply lines and service connections have heretofore been installed may be supplied with electric and telephone service from those overhead lines, but the service connections from the utilities overhead lines shall be installed underground. In the case of existing overhead utilities, should a road widening, or an extension of service, or other such condition occur as a result of the development and necessitate the replacement, relocation or extension of such utilities, such replacement, relocation or extension shall be underground.

Where natural foliage is not sufficient to provide year-round screening of any utility apparatus appearing above the surface of the ground, other than utility poles, the applicant shall provide sufficient live screening to conceal such apparatus year-round. All screening shall be in accordance with Article 26, Buffers and Screening, of this chapter.

On any lot where by reason of soil conditions, wooded area, or other special condition of land, the applicant deems it a hardship to comply with the provisions of this chapter, the developer may apply to the reviewing board for an exception from the terms of this chapter. Where overhead lines are permitted as the exception, the alignments and pole locations shall be carefully routed to avoid locations along horizons, avoid the clearing of swaths through wooded areas by selective cutting and a staggered alignment, by planting trees in open areas at key locations to minimize the views of the poles and alignments, by following rear lot lines and other interior locations, and similar design and location considerations to lessen the visual impact of overhead lines.

Any installation under this chapter to be performed by a servicing utility shall be exempt from requiring performance guarantees, but shall be subject to inspection and certification by the municipal engineer.

It shall be the responsibility of the applicant to provide for the adequate disposal of wastewater emanating from a proposal for which approval is sought. The reviewing board shall determine both the method and the effect which the proposed solution to the requirement presents both to those who will be utilizing the applicant's tract and to those who may be affected by the recommended solution.

If a sewage treatment and distribution system is accessible, the developer shall construct facilities in such a manner as to provide adequate sewerage within the development to transport all sewage from each lot and the total development to said treatment and distribution system. Where a treatment and distribution system is part of the adopted Township capital improvements program or master sewer plan and said system will be reasonably accessible to the proposed development, the developer shall install dry sewers designed to tie into the proposed facility upon its completion.

Any sanitary sewer collection system shall be adequate to handle all present and probable future development. Alignments outside streets shall require easements or rights-of-way in accordance with Article 29, Easements, of this chapter.

Any treatment plant and collection system, including individual on-lot septic systems, shall be designed in accordance with the requirements of the State Department of Environmental Protection and Township ordinances.

Each applicant proposing to utilize on-site disposal shall comply with Public Law 199 as administered by the State Department of Environmental Protection.

Each applicant proposing on-site sewage disposal shall demonstrate that the area is suitable for septic treatment and in this regard, each applicant is required to cause two percolation tests to be undertaken in the immediate area where the septic field is proposed to be constructed which demonstrates compliance with the Township ordinances dealing with on-site wastewater disposal. Where, due to the nature of soil conditions as set forth within plans prepared by Edgewater Park Township, there is a question concerning the suitability of the lands for septic system construction, the reviewing board may require that the applicant produce soil logs in addition to the percolation tests suggested above to demonstrate the suitability of the land in question for the use proposed. In making this determination, the reviewing board shall require one soil log per three acres of ground proposed for development. The applicant shall be required subsequent to taking the soil log to cover up all soil log pits to eliminate the potential of a nuisance. Each applicant proposing to utilize on-site disposal of wastewater shall demonstrate in his application that his proposal will not contaminate both surface water and subsurface water quality to the extent that they will become injurious to the health, safety and welfare of the community at large or detrimental to the ecological balance in existence prior to construction.

Each applicant shall adequately provide for the landscaping of his tract including the production of shade trees which will promote the general quality of development.

All shade trees shall have a minimum diameter of 2 1/2 inches measured three feet above the ground and be of a species approved by the approving authority. Trees shall be planted 40 feet to 60 feet apart and parallel to, but no more than 20 feet from the curbline, and shall be balled and burlapped, nursery grown, free from insects and disease, and true to species and variety. Stripping trees from a lot or filling around trees on a lot shall not be permitted unless it can be shown that grading requirements necessitate removal of trees, in which case those lots shall be replanted with trees to reestablish the tone of the area and to conform with adjacent lots. Dead or dying trees shall be replaced by the developer during the next recommended planting season.

An applicant shall provide sidewalks where their production is in accord with proper design of his project, consistent with prevailing community standards in the area in which the applicant's project is located and consistent with aesthetic principles.

Sidewalks shall be required at the reviewing board's discretion depending on the probable value of pedestrian traffic, the street classification in instances where streets are involved, school bus stops, the development's location in relation to other populated areas, and the general type of improvement intended. Where required, sidewalks shall be at least four feet wide and located as approved by the approving authority. Sidewalks shall be at least four inches thick, except at points of vehicular crossing where they shall be at least six inches thick, having a twenty-eight-day compressive strength of 4,500 psi, and shall be air-entrained.

Applicant shall be required to design a safe traffic pattern for his proposal. In order to achieve proper safe traffic flow, sight triangles shall be required which will eliminate hazardous turning movements.

Sight triangles shall be required at each quadrant of an intersection of streets, and streets and driveways. The area within sight triangles shall be either dedicated as part of the street right-of-way or maintained as part of the lot adjoining the street and set aside on any subdivision or site plan as a sight triangle easement. Within a sight triangle, no grading, planting or structure shall be erected or maintained more than 24 inches above the street center line or lower than eight feet above the street center line except for street name signs and official traffic regulation signs. Where any street involves earth banks or vegetation, including trees, the developer shall trim vegetation and trees as well as establish proper excavation and grading to provide the sight triangle. The sight triangle is that area bounded by the intersecting street center lines and a straight line connects sight points located on each of these center lines. Where the intersecting streets are of the same type, or a combination of types, two overlapping sight triangles shall be required. These sight triangles are diagrammed in the standard detail drawings. The classification of existing and proposed streets shall be those shown on the adopted Master Plan or as designated by the Planning Board at the time of the application for approval or a new street not included on the Master Plan. A sight triangle easement dedication shall be expressed on the plat as follows: "Sight triangle easement subject to grading, planting and construction restrictions as provided for in the Edgewater Park Land Development Ordinance." Portions of a lot set aside for the sight triangle may be calculated in determining the lot area and may be included in establishing the minimum setbacks required by the zoning provisions.[1]

All developments shall incorporate soil erosion and sediment control programs phased according to the scheduled progress of the development including anticipated starting and completion dates.

The applicant shall submit a natural resources plan as outlined under the development review provisions of this title which shall clearly establish the means of controlling soil erosion and sedimentation for each site, or portion of a site when developed in stages. The soil erosion and sediment control measures shall have the approval of the Soil Conservation Service pursuant to the Soil Erosion and Sediment Control Act (Ch. 251, P.L. 1975).[1]

Control measures shall apply to all aspects of the proposed land disturbance and shall be in operation during all stages of the disturbance activity. The following principles shall apply to the soil erosion and sediment control plan:

All necessary erosion and sediment control measures installed under these provisions shall be adequately maintained for one year after completion of the approved plan or until such measures are permanently stabilized as determined by the engineer. The engineer shall give the applicant, upon the applicant's request, certification of this determination.

Each tract shall have a soil erosion prevention plan to accompany the development plan which shall show temporary sedimentation basin(s) through which stormwater will be directed during periods of temporary ditching, and final contours. In addition, the plan shall outline general construction stages to illustrate what portion(s) of the site will be unprotected at various stages, the maximum amount of land to be exposed at various stages, the availability and use of water trucks to prevent dust and erosion by wind, areas where topsoil will be stockpiled during construction, the areas where it will be redistributed after completion of the applicable stage of construction, the methods of seeding the topsoil while it is stockpiled and again after its redistribution, and a plan of progressing toward completion of the entire project that shall outline how and at what stages and approximate times the previously exposed areas will be final graded and seeded or paved, or by some other means have the soil stabilized prior to completion of the entire project so that permanent soil erosion prevention methods will be employed at the earliest possible time.

The excavation and grading for completion of a development shall be done in accordance with the approved plan which contains soil erosion and sediment control provisions. Excavation of soil, other than required for the construction of approved structures and supporting facilities, such as but not limited to streets, driveways and parking areas, shall be prohibited. Regrading of property so as to redistribute topsoil throughout the site from areas excavated for such approved structures and supporting facilities shall be permitted, but shall be done in the following manner to minimize or eliminate the erosion of soil. Any application proposing the disturbance of more than 5,000 square feet of surface area of land as defined in the Soil Erosion and Sediment Control Act (Ch. 251, P.L. 1975)[1] shall include on its plan the following: the means to control or prevent erosion, provide for sedimentation basin(s) for soil that does erode due to water, and control drainage, dust and mud on the premises as well as abutting lands; the preservation of soil fertility and the resulting ability of the area affected to support plant and tree growth by maintenance of adequate topsoil consisting of at least six inches of the original layer; maintenance of necessary lateral support and grades of abutting lands, structures and other improvements; prevention of pits and declivities which are hazardous or which provide insect breeding locations; the physical limitations and characteristics of the soil shall not be altered to prevent the use to which the land may lawfully be put; and such other factors as may reasonably bear upon or relate to the public health, safety and general welfare.

Every applicant shall, as part of his application for development, demonstrate to the reviewing board the economic and market viability of his project. The reviewing board shall determine that the proposed use will be economically sound and has a reasonable potential for economic success. In reaching this conclusion, the Board shall determine the market demand for the proposed use, the existence of competition in the area where the proposed use will compete and the potential for success in this area. The applicant is required to demonstrate the market feasibility and to indicate the effect which the applicant's proposal will have on the market in order that a properly balanced community, free from empty and unusable construction, can be achieved.

Each applicant shall demonstrate the nature of the development which is proposed, its purpose and its size.

Each applicant shall analyze and present evidence concerning the local and regional context of the proposed site and the effect which the proposed development will have on the local and regional market for the proposed use involved.

Each applicant shall discuss in his application or in his presentation before the reviewing board the market demand for his project, how said demand was determined and what effect construction of the development will have on market demand in the surrounding areas. Each applicant is required to demonstrate in a fashion indicated by this section a reasonable market feasibility for the proposal.

The applicant shall present proof of ownership of the tract involved with the application or his rights to proceed with the application presented. Further, the applicant shall disclose all rights possessed by the applicant to develop adjacent or surrounding property in order to determine the long range development potential of not only the site in question but also the adjacent and surrounding area.

Each applicant shall present proof sufficient to demonstrate the factors which support the site's ability to feasibly compete in the market for residential, commercial or industrial development.

Each applicant shall present proof of the projected numbers, type, floor area and price of dwelling units or commercial and industrial areas to be developed on the site and the time sequence for construction of these items in order to determine with reasonably probability the sequence of development for the proposed tract.

Each applicant shall produce proof sufficient to determine, through the determination of rent and sales price levels, the income levels of the market to which the proposed development is directed. Recognizing that commercial and industrial proposals will also have an effect on the demand for residential housing, this item shall also be discussed by all potential commercial and industrial developers.

Each applicant shall present proof of the effect which the proposed development will have on the regional needs for the type of facility proposed. The regional needs may be determined by analyzing the market for the proposed use, and the geographic area defined as the market.

Each applicant shall in detail present proof concerning needed community facilities which will reasonably be required to service the needs of the proposed development. In this regard, the applicant shall discuss the needs for public utilities, police protection, fire protection, recreational facilities, school facilities, and other services currently or reasonably expected to be provided by governmental sources.

Each applicant shall discuss and show evidence concerning the effect on which critical market variables on market projections and the range within which the project's economic variables can vary and still be an economically viable project.

Each applicant shall discuss in detail other types of development which are likely to be encouraged to locate within the community in general and the area of the proposed development in specific as a result of the proposed development by the applicant.

Each applicant shall discuss the economic benefits which are forecast as a consequence of the project including a discussion of employment opportunities, discussing the numbers and types of jobs which will be created as a result of the proposal and the effect which the proposed development will have for the tax structure of the community.

Each applicant shall demonstrate through discussion of the above items an economic viability proposal which will not detrimentally affect the community in general.

Design criteria and policy shall at a minimum meet the standards established for comparable improvements installed by the Township. They shall, in addition, be subject to the following design requirements:

The applicant shall provide adequate water supply to service his proposed development. The reviewing board shall determine, with the aid of its professional staff, the quality, quantity and water pressure to be adequate to provide potable water to those who will utilize the proposed development and properly supply water pressure as a safeguard against fire.

Where water is accessible from a servicing utility, the developer shall arrange for the construction of water mains in such a manner as to make adequate water service available to each lot, dwelling unit or use within the development. The entire system shall be designed in accordance with the requirements and standards of the Township, county and/or state agency having approval authority and shall be subject to their approval. The system shall also be designed with adequate capacity and sustained pressure for present and probable future development.

Where public water is not available, potable water supply shall be provided to each lot on an individual well basis. Such wells shall be designed in accordance with the requirements and standards of the Township and/or state agency having jurisdiction.

Where water distribution systems are installed outside streets, easements or rights-of-way shall be required in accordance with Article 29, Easements.

In general, the following policies shall be followed in determining the size of water mains:

Before construction of the pavement, the subgrade shall be in a properly finished condition conforming to the proper line and grade and free of any soft spots or other deficiencies. Not more than 24 hours prior to commencing of operations on any subgrade, the subgrade shall be tested by running a roller of a weight at least equal to that to be used in the paving operation over the entire subgrade area. When permitted by the engineer, testing may be performed by other equipment such as loaded trucks. When in the opinion of the engineer or his representative, the deformation of the subgrade under such test is excessive, the subdivider will be required to stabilize the subgrade in a manner satisfactory to the engineer. The subgrade shall not be prepared during freezing weather or when frozen or when it is unstable.

The method of construction shall conform to the same specification indicated for materials in § 310-53-1 above. The base course shall be laid on a properly prepared subgrade and shall consist of two equal courses. Upon completion of base course construction, the contractor shall cut samples from the pavement with a jackhammer, coring machine, or other means suitable to the engineer. The sample shall be intact for the full thickness of the base course and shall be of a size suitable to the engineer. At least one sample shall be cut for every 1,000 square yards of base course. Where deficiencies in the required minimum thickness are noted, at least two additional cores will be required to determine the extent of such deficiency. The average thickness of the base course as determined by any five or more samples, representing contiguous areas of pavement, shall be not less than five inches or six inches and the minimum thickness permitted at any location will be 4 1/2 inches or 5 1/2 inches. In the event that the average thickness is less than five inches or six inches or the minimum thickness 4 1/2 inches or 5 1/2 inches, the deficiency shall be made up by increasing the thickness of the surface course.

In case of any development street which is to be dedicated to the Township, the development shall employ the services of a testing laboratory to obtain cores of the street pavement, to test said cores for thickness, composition and density for each pavement material present and to provide a certified report of the results to the Township Engineer. The testing laboratory employed and the number and location of the cores shall be approved by the Township Engineer.

Concrete curb shall be constructed in accordance with Division 5, Section 5, of the state specifications and concrete sidewalks shall conform to Division 5, Section 8, except as herein amended.

The contractor shall make all necessary excavations or embankments for the construction and disposing of surplus materials. No filling shall be done below the proposed curb or gutter except when absolutely necessary, in which case, such fill shall be made with clean sand or approved gravel and thoroughly tamped before concrete is laid thereon. All soft spots shall be thoroughly tamped before concrete is laid thereon or if necessary, soft or spongy material shall be removed and clean sand or gravel refilled in its place.

Within 72 hours after curbing is completed and forms removed, the contractor shall backfill to the top of the curb in back and to the established gutter grade in front. Backfill shall be made with the materials excavated, except that any large or frozen lumps, wood, boulders or other foreign matter shall be removed before placing. Backfill shall be thoroughly compacted.

Forms for concrete may be of lumber or steel. They shall be straight and of sufficient strength to prevent warping or bulging and to retain the concrete accurately in position. All mortar and dirt shall be removed from forms which have been previously used. Forms shall be well staked to the proposed lines and grades, and their upper edges shall conform to the finished surface of the curb. All forms shall be thoroughly wetted immediately before concrete is deposited against them. Curved forms shall be used for the construction of all radius curb.

Concrete construction, including curing, shall conform to the applicable requirements of the section on concrete structures contained elsewhere herein. The concrete shall be tamped, and spaded or vibrated so that the forms are completely filled, the concrete thoroughly compacted and mortar is flushed to the face and top.

Expansion joints shall be provided at intervals of 20 feet or when new construction abuts existing construction. The expansion joints shall be filled with one-half-inch thick cellular compression material to within 1/2 inch of the top and face of the curb and to within 1/4 inch of the top of the gutter. Dummy joints shall be provided midway between expansion joints.

Expansion joints 1/2 inch wide shall be provided at intervals of 20 feet and where the new paving abuts curb or old work. The expansion joints shall be filled with one-half-inch thick cellular compression material to within 1/4 inch of the top of the paving. For sidewalks, surface grooves shall be cut with an approved tool at least one-quarter-inch thick at right angles to the line of the sidewalk and at intervals equal to the width of the sidewalk. Where new work abuts existing sidewalk, the surface grooves shall be spaced to conform to the lines of the abutting walk. All surface edges shall be rounded to a radius of 1/2 inch.

Before initial set, the top of the curb and gutter shall be finished with a wood float to an even, smooth and dense surface. As soon as the forms can be removed, the face of the curb shall be given the same finish. Exposed edges shall be neatly rounded to a radius of 1/2 inch. The finished curb shall not vary from the required grades, lines, dimensions and curvatures by more than 1/4 inch at any point. Completed work shall be protected from traffic and the elements and be thoroughly wetted and kept moist for at least one day. Damaged, broken or cracked work shall be replaced by the contractor.

The finish shall be with a wood float, followed by brooming. Exposed edges shall be neatly rounded to a radius of 1/2 inch. The concrete shall be cured as provided elsewhere herein.

Only enough water shall be added to make concrete workable for its intended use. The engineer will determine the slump ranges within which the contractor must work. Ready-mix or transit mix concrete may be used if obtained from sources approved by the engineer. Equipment used to proportion and mix concrete on the job is subject to the approval of the engineer.

Reinforcements shall be accurately cut, bent and placed in accordance with the plans. It shall be free of excessive scale or any foreign material that would tend to reduce bond. It shall be securely supported, tied and fastened to prevent movement while concrete is being placed.

Subgrades, excavations, and soil bases for foundations and slabs shall be properly finished to the prescribed lines, grades and dimensions, and shall be approved by the engineer before concrete is placed. All areas to receive concrete shall be free of frost, foreign matter and excessive water; provided, however, that forms and soil surfaces shall be uniformly damp when the concrete is placed.

Concrete shall be handled and placed so as to avoid any segregation. Concrete which has begun to set or which has been contaminated with foreign materials or to which too much water has been added shall not be used. Pouring of concrete shall generally be a continuous operation until the placing of an individual section has been completed. Concrete shall be thoroughly compacted with vibrators or by other suitable means.

Expansion joints, dummy joints, construction joints and other appurtenances shall be provided as shown on the standard details. Expansion joints shall have joint filler of the thickness indicated which shall extend the full depth of the concrete.

After removal of forms, all permanently exposed surfaces shall be cleaned of stains and dirt, and all surface defects which do not impair structural strength shall be repaired by cutting and patching.

Concrete shall not be poured when the atmospheric temperature is below 40° F. or when there is any precipitation, unless precautions satisfactory to the engineer have been taken to prevent any damage to the work. Precautions necessary to avoid freezing of the concrete shall be in accordance with the current recommendations of the American Concrete Institute.

Excavation and backfill shall conform to the requirements for subsurface structure excavation. The contractor shall provide adequate equipment and so operate it as to maintain an essentially dry excavation, stable trench bottoms, suitable working conditions and protection from water damage throughout and until the completion of the work.

All fittings and valves shall be set accurately true to and square with pipelines. Valve stems shall be accurately plumb. Fittings and valves shall be supported by approved blocking so as to ensure their remaining accurately in position during jointing and in such manner that their weight will not place undue strain on connecting pipe. Joint valves boxes shall be set plumb, accurately centered with respect to the valve stem, well supported by solidly tamped earth and with their tops flush with the finished surface grade of the roadway or surface of the ground where set. Pipelines shall be rodded or thrust-blocked at all bends greater than 10° and at all tees, plugs, valves and fire hydrants so as to prevent movement of the lines under pressure. A means of backflow prevention shall be provided on all water mains for fire service or where water backflow may occur.

Existing water service shall not be interrupted unless necessary for the completion of the work and then only in accordance with the requirements of the Edgewater Park Township Water Department.

Excavation and backfill shall conform to the requirements for subsurface structure excavation. The contractor shall provide adequate equipment and so operate it as to maintain an essentially dry excavation, stable trench bottoms, suitable working conditions, and protection from water damage throughout and until the completion of the work.

Where groundwater is known to exist or is anticipated in the area before the air testing would be conducted, the following procedure shall be used at the time the sewer main and manholes are constructed:

Lamping of all gravity sanitary sewer lines shall be performed by the engineer in accordance with the following requirements:

In addition to the visual and lamping inspections, the Township may employ the use of television cameras to inspect sewers after or during construction. If defective workmanship or materials are found, these shall be corrected and the cost of TV inspection paid for by the applicant. No TV inspection costs shall be assessed against the applicant if the workmanship and materials are found to be satisfactory.

Drop connections at manholes are shown on the standard details. Concrete cradles over existing pipe shall be constructed where and as directed by the engineer. All concrete work shall conform to the requirements as set forth elsewhere herein.

When so required by the engineer, the contractor shall flush such newly completed sewers as may be designated by the engineer, in order to remove any foreign matter which may have accumulated therein during construction. The contractor shall furnish all labor, material, equipment and water necessary for flushing and shall provide for the disposal of water used for flushing.

In the case of a development storm sewer pipe system, which is to be dedicated to the Township, the developer shall:

No materials are involved.

Ground adjacent to the excavations shall be graded to prevent water from running in. The contractor shall remove any water accumulating in excavations by pumping or other suitable means.

The contractor shall do all bracing, shoring and sheeting necessary to prevent failure of the banks of the excavation and to protect the work, workmen, public, under and aboveground utilities and structures, pavements, and public and private property. No bracing, shoring or sheeting shall be placed below the bottom of the pipe or structure unless approved by the engineer. Shoring, sheeting and bracing of any kind shall be withdrawn as the backfilling proceeds, except that the engineer may require such bracing to be left in place if it has been placed below the bottom of any structure or pipe, or if he deems it necessary in order to protect adjacent structures, utilities or property.

The contractor shall provide, install and operate an adequate wellpoint system for dewatering when necessary to stabilize trench bottoms and banks or other excavations or when necessary to protect the work, workmen, public, under and above ground utilities and structures, pavements, and public and private property. The well-point system or portions thereof shall be removed by the contractor, upon the completion of backfill, and the holes remaining from the points shall be backfilled and thoroughly tamped.

After the structure has been completed, inspected and approved, or, in the case of pipe, after each joint has been made, inspected and approved, backfill shall proceed immediately. When the pipe has been laid, this shall be done in six-inch layers of loose granular material free from stones, each layer thoroughly tamped, to a height of 24 inches above the outside top of pipe. The remainder of the trench and the entire excavation for all structures other than pipe shall be backfilled in twelve-inch layers, loose measure, each layer thoroughly tamped. Dampening of the material to be tamped may be required by the engineer.

Compaction shall conform to Article 2.7.3 of the New Jersey State Highway Department Standard Specifications, except that puddling will not be permitted.

Prior to preliminary approval, the applicant shall submit, for approval by the engineer, manufacturers' descriptive data and supporting information for all recreational equipment. All equipment shall be "Mexico Forge" or of equal quality.

Tot lots shall be a minimum size of 50 feet by 50 feet (exclusive of area required for fencing and screening or other ancillary facilities) and shall contain, as a minimum, the following improvements:

Tennis courts shall be regulation size and shall contain, as a minimum, the following requirements:

Basketball courts shall be a minimum size of 35 feet by 60 feet and shall contain, as a minimum, the following improvements:

Multipurpose fields shall be a minimum size of 250 feet by 420 feet (exclusive of area required for fencing, screening, parking facilities, or other ancillary facilities) and shall contain, as a minimum, the following improvements:

Pedestrian and bicycle trails, when constructed as separate uses, shall be a minimum of five feet wide, and when combined as one use, shall be a minimum of 10 feet wide. Trails shall be cleared of branches or other obstructions to a minimum vertical clearance of eight feet above ground level. Trails shall be constructed with a 2% cross-slope and shall follow existing contours, except that longitudinal slopes exceeding 10% shall be avoided. Trails shall be constructed of two-inch FABC-1 surface course over a six-inch quarry blend stone, Type 5, Class A base course, although similar alternative materials may be substituted.[1]