Ewing City Zoning Code
ARTICLE VII
Technical Standards; Construction of Improvements
§ 215-70 Intent.
A.
The following technical standards shall serve as standards for the design, construction and operation of public and private improvements.
B.
The contents of this article are to be interpreted to be the minimum requirements; however, when federal, state or county regulations or standards are applicable, the more stringent design or construction shall prevail.
§ 215-71 Waivers.
The Board, in consultation with the Township Planner and/or Engineer, shall have the power to grant exceptions and modifications to requirements and regulations of this article due to peculiar or unusual conditions pertaining to the site or its environs. However, any exceptions or modifications granted shall be reasonable and consistent with the public health, safety, welfare and the intent of this chapter.
§ 215-72 General requirements.
A.
Preparation of land surveys, plans and specifications. All land surveys, plans and specifications shall be prepared by a professional engineer and/or land surveyor or architect licensed in the State of New Jersey to prepare the required documents.
B.
Inspection required. All improvements covered in this article, except gas, electric, water, sanitary sewer and telephone installations, shall be subject to the inspection and approval of the Township Engineer. However, coordination between the utility companies and the Township Engineer shall be required. The Township Engineer shall be given 48 hours' notice prior to the commencement of any part of any project.
(2)
When in the opinion of the Township Engineer material must be tested for conformance with specifications, the applicant shall be responsible for all costs charged by the testing agency approved by the Engineer.
(3)
Upon the completion of a development a final inspection shall be made to the satisfaction of the Township Engineer, at which time a certificate of site approval shall be issued.
§ 215-73 Streets and roads.
A.
General.
(1)
All streets and roads shall generally conform with alignments as shown on the Master Plans of the Township and the County. All streets and roads not indicated on a Master Plan shall be arranged to discourage through or high speed traffic by the utilization of curvilinear street patterns involving the use of culs-de-sac, "p"-loops and loops. Four-way intersections within subdivisions shall be considered unacceptable except when intersecting an arterial or collector street.
(2)
Proposed streets shall be aligned in a manner which would not unduly add traffic to an existing development or neighborhood.
(3)
When a proposed development adjoins land susceptible to future development, suitable provisions shall be made for access to such lands, particularly for emergency-type vehicles. Such connectors shall be evaluated by the Board, regarding, but not limited to, additional traffic generation, safety and convenience to the traveling public or the adjacent neighborhood.
B.
Classification of streets. It shall be the duty of the Board to classify proposed streets in accordance with their intended use. The Board, in making decisions, shall refer to the Master Plan and shall consider conditions within the proposed development and surrounding areas.
C. ARTERIAL EXPRESSWAY FREEWAY LOCAL STREET MARGINAL ACCESS STREET PRIMARY COLLECTOR SECONDARY COLLECTOR
Definitions. Definitions of streets shall be as follows:
A county or state highway providing for some community and intermunicipal traffic flow, usually a four-lane undivided facility, with some channelization and signalized intersections, prohibited parking and unlimited access. Typical roadways are Pennington Road, North Olden Avenue Extension, and Parkway Avenue.
A divided roadway providing for some regional and intercommunity traffic flow, with limited access, some channelized and signalized grade crossings at major intersections. Normally these roads are under the jurisdiction of the New Jersey Department of Transportation, such as Route 29.
A divided roadway principally providing for regional traffic flow, with limited access, no grade crossings, with interchanges located at important arterial or collector roads. Jurisdiction for these highways, such as Route I-95 and the proposed Route 31 Freeway, remains with the New Jersey Department of Transportation.
Streets which are used primarily for access to abutting properties. Use as a through street is to be discouraged.
Streets which are immediately adjacent and parallel to freeways, expressways, arterial and collector roads and are situated and designed to preclude direct access from adjacent properties to the above highway types.
A county or municipal roadway providing for primarily community traffic flow, connecting residential areas with commercial, industrial areas and other highway facilities. Usually these are two- to four-lane undivided facilities, with signalization at important intersections, no on-street parking and stop streets at all side streets. Typical roadways are Ewingville Road, Spruce Street, Lower Ferry Road, Upper Ferry Road, Parkside Avenue and River Road.
A country or municipal roadway providing for community traffic flow between the collector systems and local roadways. These facilities are usually two lanes, with some signalization at important intersections, usually no on-street parking and stop streets at most side streets. Typical roadways in this category are Bear Tavern Road, Scenic Drive, Scotch Road, Sullivan Way and Federal City Road.
D.
Schedule of street dimensions. (The Schedule of Street Dimensions is included at the end of this chapter.)
E.
Cul-de-sac.
(1)
Length. Maximum length of a permanent cul-de-sac in single-family detached districts shall be 800 feet; however, not more than 20 dwelling units shall be permitted in any single cul-de-sac. The length shall be measured between the center line of the intersecting street and the center point of the closed end of the cul-de-sac as measured along the center line of the cul-de-sac street.
(2)
Radii. The radius along the right-of-way line shall be a minimum of 60 feet, and along the curbline, a minimum of 48 feet, providing for a twelve-foot-wide sidewalk area. Center islands shall have a radius of 24 feet. The center point for the radius shall be on the center line of the street or the left of the center line when viewed toward the closed end.
(3)
Sidewalks. All permanent culs-de-sac shall provide a four-foot-wide concrete sidewalk located with its back edge one foot from the street right-of-way line.
(4)
Frontage. Lots fronting on a cul-de-sac shall have a minimum frontage of at least 2/3 of the required lot width.
(5)
Landscaping. All permanent culs-de-sac shall contain a maintenance-free landscaped island consisting of plant materials and elements such as low-growing evergreens, ground covers, architectural pavement, trees, rocks, stone, benches, sitting areas and earth mounds, all subject to the approval of the Board. Care shall be exercised so as to provide clear visibility across the island consistent with sight vision easements of this chapter.
(6)
Temporary cul-de-sac. When no longer required, any excess right-of-way or easement of temporary culs-de-sac shall be abandoned and so noted on the final plan. Cost of demolition of the temporary cul-de-sac and the construction of a new section of street shall be borne by the developer of the adjacent section. Lawns, sidewalks, driveways, curbing, plantings, etc., shall be replaced in accordance with requirement of the Board and the Township Engineer.
F.
Street intersections.
(1)
Angle of intersections.
(a)
Not more than two streets shall cross the same point. Street intersections shall be at right angles whenever possible, and intersections of less than 80° shall not be permitted. Measurements shall be along the center line of streets.
(b)
Approaches to intersections with arterial or collector roads shall follow a straight alignment or a center line curve of at least 500 feet for a minimum of 100 feet.
(3)
Extra widths and traffic control devices. The Board may require, as a condition of approval, that extra-width paving and rights-of-way be provided if, in the judgment of the Board, intersection improvements will be required as a result of development. The improvements may include, but not be limited to, acceleration and deceleration lanes, left-turn slots, traffic control signals and channelization.
G.
Sight clearance triangles at all streets and driveways.
(1)
All developments shall provide sight clearance triangles, as defined, along street intersections and intersections between streets and driveways.
(2)
Streets. All development plans shall indicate the bounds and measurements of each triangle as measured along the center line of both streets as follows;
(a)
Local and local streets: 90 feet along each center line.
(b)
Local and collector streets: 90 feet along minor streets and 200 feet along collector streets.
(c)
Local and arterial streets: 90 feet along minor streets and 300 feet along arterial streets.
(d)
Collector and collector streets: 200 feet along each center line.
(e)
Collector and arterial streets: 200 feet along collector streets and 300 feet along arterial street.
(f)
Arterial and arterial streets: 300 feet along each arterial street.
(3)
Driveways. All driveways shall show, in plan, the bounds of each sight clearance triangle. Sight clearance triangles for single-family detached residential areas need not be shown unless an exact driveway location has been determined. However, the sight clearance triangle shall be respected after construction of the driveway. Measurements shall be made along the center lines of streets and driveways as follows:
(a)
Twenty feet behind the edge of pavement along center line of driveway and 100 feet each side of extended driveway center line along the street center line.
(b)
For local streets, 20 feet behind the edge of pavement along the center line of drive and 100 feet each side of extended driveway center line along minor streets.
[Added by Ord. No. 1989-30]
H.
Pavement thickness and design.
(1)
Pavements shall be designed based on street classification, traffic projections and soil conditions. Streets and roads governed by the county or the New Jersey Department of Transportation shall conform with all requirements and standards established by the agency having jurisdiction over the facility.
(2)
The following materials, thicknesses and standards apply to public and private constructed streets under the jurisdiction of the Township and shall be in accordance with the current New Jersey State Highway Standards for Road and Bridge Construction, and amendments thereto:
Public and Private Streets | ||
|---|---|---|
Excavation | 9 inches below finished grade | |
Pavement thickness | 9 inches | |
Base course | 6 inches compacted stone, bound with grade "B" screening, or 6 inches compacted quarry-blended stone | |
Binder course | 1 1/2 inches compacted Mix 1-3 | |
Tack coat | Bituminous materials | |
Surface course | 1 1/2 inches compacted Mix 1-5 | |
Alternate Roadway Construction | ||
|---|---|---|
Excavation | 7 inches below finished grade | |
Pavement thickness | 7 inches | |
Base course | 5 inches compacted bituminous stabilized base course Mix 1-2 | |
Tack coat | Emulsified asphalt, grade RS-1 | |
Surface course | 2 inches compacted Mix 1-5 | |
NOTE: Subbase material, Type 5 - Class A, minimum thickness of three inches, may be required where deemed necessary by the Township Engineer. |
Arterial and Collector Streets | |
|---|---|
Specifications to be based on detailed design considerations. |
I.
Driveways and aprons.
(1)
Driveway locations and sizes shall be in accordance with the general requirements as indicated for each zone. Turnarounds shall be constructed on each lot, in all residential districts, which fronts on an arterial or collector street. All cuts or driveway openings shall be reviewed and approved by the governmental agency having jurisdiction over the street. Handicap ramps shall be provided where required.
(2)
Construction of driveway aprons.
(a)
Residential district: six inches reinforced concrete, or eight inches unreinforced, between back edge of depressed curb and front edge of sidewalk.
(b)
Business and office district: eight inches reinforced concrete between back edge of depressed curb and right-of-way line.
(c)
Industrial district: eight inches reinforced concrete between back edge of depressed curb and right-of-way line.
J.
Existing or paper streets, extra widths.
(1)
When any development adjoins or includes existing streets, or where a street leads to a development, which does not conform to right-of-way or cartway widths as shown in the Master Plan or to width requirements of this chapter, additional widths along either or both sides of said street shall be dedicated to the governmental unit having jurisdiction over the facility in order to conform with the minimum standards of this chapter.
(2)
If the development is situated on both sides of a street, full width dedications and improvements are required. If the development fronts on only one side, the developer shall be required to dedicate sufficient land to provide for 1/2 the full right-of-way width as prescribed by this chapter. All measurements shall be made from the center line of the street.
(3)
Additionally, the developer shall be required to improve at least 1/2 the cartway width as prescribed, but in no case shall the improvement be less than 22 feet, to provide for emergency vehicles and two-way normal traffic. This construction shall also include curbs, sidewalks, street trees, drainage and other utilities. Further and if required, the developer shall install landscaped strips and buffers and any traffic control device required by the Board.
(4)
If in the opinion of the Board extra cartway and right-of-way widths are not required, due to unusual circumstances or conditions, a waiver may be granted; however, full construction, as indicated above, shall be required.
K.
Culverts and bridges. Any culvert or bridge to be constructed along a County or Township street, private street or lands, shall be reviewed and approved by the Mercer County Department of Engineering and, if required, the Delaware and Raritan Canal Commission. Culverts and bridges, if required, to be constructed along state highways shall be reviewed and approved by the New Jersey Department of Transportation.
L.
Slopes and guide rail.
(1)
Maximum surface slopes, whether in cut or fill, shall be three to one (3:1) with erosion-resistant protective vegetation or other material acceptable to the Board and Township Engineer.
(2)
If guide rail is required, it shall be designed and constructed to conform with the character of an area or neighborhood. Metal guide rail is permitted only in the business and industrial districts.
N.
Street signs.
(1)
These regulations shall apply to public and private streets.
(a)
Regulatory and cautionary signs. Such signs shall be metal reflectorized set on metal posts. Location and sizes shall meet the requirements of the New Jersey State Department of Transportation and the Ewing Township Police Department.
(b)
Street name signs. Street name signs shall be reflectorized and consist of black letters on a white background. Letters shall be four inches high along all minor streets and six inches high along arterial or collector roads. The location of the street signs shall be determined by the Township Engineer. Two street signs shall be required at each four-way intersection and one sign at each T-type or three-way intersection.
[1]
All signs shall be mounted on two-and-one-half-inch-diameter pipe posts embedded in a minimum of two feet six inches of class "D" concrete, 12 inches square or round.
[2]
Street name signs shall have a vertical clearance of eight feet between the proposed ground line and the bottom of the nameplate.
[3]
All sign locations shall be shown on development and construction detail plans.
O.
Streetlights.
(1)
Streetlights shall be installed along all proposed public and private streets.
(a)
Installation. Streetlights shall be installed along all streets and intersections of a type and number approved by the Board and the Township Engineer.
[1]
Lights shall be installed on standards approved by the Board in accordance with details shown on the construction plans.
[2]
Wiring for all streetlights shall be underground.
[3]
The developer shall be responsible for the operation and maintenance of streetlights until the streets upon which they are located are dedicated to the Township, county or state.
[4]
Construction and maintenance easements shall be provided for all installation.
P.
Curbs.
(1)
Concrete curb shall be constructed or reconstructed along both sides of all public streets and around the perimeter of culs-de-sac, in accordance with the Standard Specifications for Road and Bridge Construction of the New Jersey State Highway Department, as amended by the Township Engineer.
(2)
Concrete, Belgian Block© or granite block curb may be required along private streets, driveways and parking lots.
(3)
Curbing along private streets may be waived if, in the opinion of the Board and Township Engineer, the waiver is reasonable and consistent with sound engineering practice, the maintenance of public health, safety, welfare and the intent of this chapter.
(4)
All curbing shall provide for ramps whenever sidewalks cross streets or at entrances to public or private buildings in accordance with regulations as established by "New Jersey Barrier-Free Design Criteria."
(5)
The construction of curbs along driveways that are over 150 feet in length may be waived, provided the construction is consistent with sound engineering practices.
(6)
Design and construction.
[Added by Ord. No. 1989-30]
(a)
Township streets, driveways and all parking lots: portland cement concrete, six inches by eight inches by 18 inches to six inches face.
(b)
County roads: portland cement concrete, eight inches by nine inches by 18 inches to eight inches face.
(c)
State highways: portland cement concrete, eight inches by nine inches by 20 inches to eight inches face.
Q.
Sidewalks and paths.
(1)
Sidewalks. Concrete sidewalks shall be constructed on both sides of all public streets and around culs-de-sac.
(a)
Location. Back edge of sidewalks shall be one foot from the street right-of-way line.
(b)
Width. The width of the sidewalk shall be four feet and graded 1/4 inch per foot toward the curbline.
(c)
Depth. The minimum depth of sidewalks shall be four inches, except at driveway locations, where the minimum depth shall be six inches reinforced in residential zones and eight inches reinforced in all other zones.
(2)
Pedestrian paths and walks. Paths and walks on private property or common areas shall be constructed four feet to eight feet wide of concrete, bituminous concrete, flagstone, brick, architectural pavement or similar materials. Walks shall be constructed to adequately drain and shall not be used as a drainageway. Such paths and walks shall be designed in a curvilinear manner taking full advantage of scenery, topography, vegetation, natural features and the like.
R.
Street electric and telephone easements.
(1)
All New Jersey Bell Telephone Company and Public Service Electric and Gas Company and any other utility service shall be provided within easements along all proposed public and private streets and shall be installed underground and in accordance with requirements of the utility companies. However, lots which abut existing streets where overhead distribution supply lines and service connections have heretofore been installed may be supplied with service from those overhead lines, but the service connections shall be distributed from a new service line situated within a five-foot-wide utility easement described below.
(2)
Easement width and locations. All easements shall be five feet wide and located along both sides of a street on private property.
(3)
Utility apparatus. Where natural foliage or vegetation is not sufficient to provide year-round screening of any utility apparatus appearing above the surface of the ground, other than utility poles, the developer shall provide sufficient screen to conceal such apparatus year round. Any screening to be planted shall be with the approval of the Board and the utility companies concerned.
(4)
Performance guarantee exemption. Any utility service performed under this article shall be exempt from the requirement of performance guarantees.
S.
Street shade trees.
(1)
All developments shall be required to plant street trees along both sides of streets where suitable street trees do not exist in accordance with § 215-57, Landscaping.
[Amended 10-8-2013 by Ord. No. 13-36]
(2)
Plant material. All trees shall be twice transplanted, nursery grown of specimen quality, free of insect pests and disease. They shall be of symmetrical growth or typical of the variety and supplied from sources in the same hardiness zone as the development is located. All plant materials shall conform with horticultural standards established by the American Association of Nurserymen.
(3)
Timing. The Board and Township Engineer shall arrange for the proper timing of shade tree planting. Trees shall not be planted except when the soil is frost-free and friable. Dead or diseased trees shall be replaced by the developer during the next recommended planting season.
(4)
Landscape plan. A comprehensive landscaping plan shall be submitted for review and approval. The plan shall indicate common and botanical names of the species, spacing, height and/or caliper and quantity of each plant. The plan shall also show comprehensive details for tree plantings, such as plant pits, backfill mix, guying, etc.
(5)
Waivers. Waivers may be granted for informal arrangements of street trees or where the development contains wood masses which may be preserved, provided such trees are in compliance or exceed the requirements herein. Such proposals shall be evaluated on an individual basis.
(6)
Tree location. Street shade trees shall be planted eight feet to 10 feet behind the street right-of-way line on private property. At intersections, trees shall be located in a manner which will not violate the sight clearance triangle area. All street shade trees shall be maintained in perpetuity by the property owner.
(7)
Tree spacing.
(a)
Trees shall be planted at intervals of 30 feet to 60 feet, depending on tree species, along all streets in all zones. However, in the R-1, R-2 and R-3 Zones the following spacing shall apply:
Zone | Interior Lots (per lot) | Corner Lots (per street frontage) | |
|---|---|---|---|
R-1 | 3 | 3 | |
R-2 | 2 | 2 | |
R-3 | 2 | 2 |
(b)
Street trees, where possible, shall not be planted opposite each other along a street but shall be planted in a staggered or alternate pattern of spacing.
(8)
Tree size. The minimum trunk diameter or caliper shall be 2 1/2 inches measured three feet above the finished ground line.
(9)
Branching height. Trees selected for street tree usage shall have a minimum branching height of seven feet to eight feet above the finished ground line.
(10)
Variety. An approved tree shall be used for the entire length of the street; however, it is recommended that other species be used for different streets within the development.
(11)
Tree planting. All street trees shall be planted in accordance with the following requirements:
(a)
Balled and burlapped. All trees shall be balled and burlapped. Bare root planting is unacceptable.
(b)
Plant pits. Plant pits shall be two feet wider than the ball size and the depth shall be not less than two times the diameter of the root spread, and in all cases shall contain the minimum of fibrous roots of the tree.
(c)
Backfill mix. The backfill mix shall be composed of three parts topsoil and one part peat moss. Existing subsoil shall be fractured.
(d)
Guying. Guy wires shall consist of three double strands of No. 10 gauge galvanized wire, spaced equally 120° around each tree and connected to the tree at 1/3 the tree's height with a rubber hose to avoid contact between wire and tree. Guy wires shall have white ribbon flagging along all wires for precautionary purposes. Guying materials shall not be removed for at least one year after planting.
(12)
Staking. Each tree shall have three ground anchor stakes measuring two inches by two inches by two feet six inches driven flush with the ground line and connected to the guy wires.
(13)
Wrapping. Provide four-inch-wide tree wrapping paper the entire length of the trunk from the top of the ball to the start of lateral branching.
(14)
Pruning. Trees shall be pruned to preserve their natural character, in a manner appropriate to their particular requirements. Remove approximately 1/3 of the terminal length of branching, leaving the central leader intact.
(15)
Mulch. Burlap shall be removed from the top of ball prior to backfilling. A four-inch-high saucer rim shall be constructed along the perimeter of the hole and four inches of mulch spread over the entire saucer rim.
(16)
Trees recommended. Street trees shall be, but are not limited to, the following types:
Botanical Name | Common Name | Height at Maturity (feet) | |
|---|---|---|---|
Acer ginnala | Amur maple | 25 | |
Acer platanoides | Summershade norway maple | 75 | |
Acer rubrum | Armstrong red maple | 40 | |
Acer rubrum | Columnare red maple | 50 | |
Acer rubrum | October glory red maple | 60 | |
Acer saccharum | Columnare sugar maple | 70 | |
Acer saccharum | Green mountain sugar maple | 75 | |
Acer saccharum | Temple upright sugar maple | 60 | |
Amelanchier conadensis | Shadow serviceberry | 30 | |
Amelanchier cercidiphyllum | Pink shadow | 30 | |
Japonicum | Katsura tree | 30 | |
Cladrastis lutea | Yellow wood | 40 | |
Cornus kousa | Japanese dogwood | 20 | |
Crataegus | Toba hawthorn | 15 | |
Fraxinus americana | Autumn purple | 70 | |
Fraxinus lanceolata | Marshall's seedless ash | 60 | |
Ginkgo biloba | Columnar male ginkgo | 70 | |
Gledilsia triacanthos | Shademaster locust | 75 | |
Platanus acerifolia | London planetree | 75 | |
Prunus serrulaia | Kwanzan cherry | 40 | |
Pyrus caileryana | Bradford callery pear | 40 | |
Querrus borealis rubra | Northern red oak | 90 | |
Querrus coccinea | Scarlet oak | 80 | |
Querrus palustris | Crownright pin oak | 75 | |
Querrus palustris | Sovereign pin oak | 75 | |
Sophore japonica | Chinese scholartree | 40 | |
Sophore japonica regent | Regent scholartree | 40 | |
Tilia cordata | Greenspire linden | 50 | |
Tilia tomestosa | Silver linden | 60 |
T.
Street monuments. Monuments, as shown on the final map and as required by the Map Filing Law, N.J.S.A. 46:23-9.11q (1960, c. 141, Sec. 3), and shall be placed in accordance therewith.
U.
Fire hydrants. Fire hydrants and control valves along all streets shall be installed as required by the New Jersey Uniform Construction Code. Locations of hydrants shall be as approved by the fire chief of the district in which the development is located.