Monroe Township Middlesex
City Zoning Code
City Zoning Code
ARTICLE XII
Design Standards and Improvement Specifications
§ 108-12.1 General improvement standards.
A.
All improvements shall be installed in complete accordance with the standards of this chapter, with other particular specifications approved by the reviewing agency and Township Engineer and with all other applicable municipal, County, State and Federal regulations.
(1)
Should improvements be required which are not provided for within the particular sections of this chapter, they shall be designed and constructed in accordance with good engineering practice and recognized design standards.
(2)
The developer (or his engineer) shall submit detailed design calculations and construction specifications in each instance.
(3)
Prior to initiation of such specialized design, the particular standards to be utilized shall be submitted for review by the reviewing agency and Township Engineer.
B.
The Standard Specifications for Road and Bridge Construction of the New Jersey Department of Transportation (latest edition), including all addenda, and the Standard Construction Details of the New Jersey Department of Transportation (latest revision) as modified, supplemented, amended or superseded by the requirements of this article, by the approved final plat, by particular agreement among the reviewing agency, Township Council and subdivider or by other applicable Township, County, State or Federal regulations shall govern the completion of the required improvements. Such Standard Specifications and Standard Construction Details (Standards) are made a part of this article by reference and will not be repeated herein. The requirements of this article, of an approved final plat or of particular agreements and conditions of approval and of applicable Township, County, State or Federal regulations shall govern and prevail in the case of conflict between them and the Standard Specifications or Standard Construction Details. Should the Township adopt, subsequent to the effective date of this article, particular and specific Standard Construction Details for the Township, they shall govern and prevail over the Standard Construction Details of the New Jersey Department of Transportation previously referred to.
§ 108-12.2 General design standards.
A.
All site plan and subdivision plats shall conform to design standards that will encourage desirable development patterns within the Township.
(1)
Where either or both an Official Map or Master Plan have been adopted, the site plan or subdivision shall conform to the proposals and conditions shown thereon.
(2)
The streets, drainage rights-of-way, school sites, public parks and playgrounds and other municipal facilities shown on an adopted Master Plan or Official Map shall be considered in the review of site plans and subdivision plats.
(3)
Where no Master Plan or Official Map exists, or makes no provisions therefor, streets and drainage rights-of-way shall be shown on the final plat in accordance with N.J.S.A. 40:55D-38 and shall be such as to lend themselves to the harmonious development of the Township and the enhancement of the public welfare.
B.
Within the criteria established by and subject to the review and approval of the reviewing agency, all design of a site plan or subdivision is the responsibility of the developer, and he shall be responsible for and bear the entire cost of any and all investigations, tests, reports, surveys, samples, calculations, environmental assessments, designs, researches or any other activity necessary to the completion of the design.
(1)
The standards set forth in this article shall be taken to be the minimum necessary to meet its purposes as set forth elsewhere herein.
(2)
The responsibility of the reviewing agency shall be to see that these minimum standards are followed and, in those cases not covered by these standards, sufficient precautions are taken to assure that the eventual design is conducive to the implementation of the purposes of this article and the Township Master Plan.
(3)
The reviewing agency may employ professionals in various disciplines to advise and assist it in its determinations.
(4)
Any decisions of the reviewing agency regarding the suitability or sufficiency of any design proposal, taken upon advice of its professionals and subject to the provisions of this article, shall be deemed conclusive.
C.
When a developer determines that it will be necessary to utilize design standards in addition to or other than those minimum requirements established herein, he is advised to consult with the Township Engineer prior to beginning his detailed design, for review and approval of his proposed design standards.
(1)
Standards utilized should generally be nationally recognized and in common use in this area.
(2)
Design standards may not be utilized if they do not have the approval of the Township Engineer.
(3)
The design standard change shall be approved by the reviewing agency upon a report from the Township Engineer.
D.
It is recognized that, in certain instances, preexisting conditions or the uniqueness of a particular proposal may require the waiver of some of the standards presented herein.
(1)
The reviewing agency may consider and, for cause shown, may waive strict conformance with such of these detailed design standards as it sees fit.
(2)
Any developer desiring such action shall present with his application for development a listing of all such waivers desired, together with the reasons therefor.
§ 108-12.3 Building site design standards.
A.
The following standards and guidelines contained herein shall apply to all applications for site plan approval containing proposed new buildings and structures or alterations or modifications to existing structures.
B.
These building design objectives are intended to assist the reviewing agency in the review of specific development proposals.
(1)
All buildings should be located with proper consideration of their orientation and relationship to other buildings, both existing and proposed, in terms of light, air and usable open space; access to public right-of-way and off-street parking; height and bulk; drainage and existing topography; trees and vegetation; watercourses; solar access and energy conservation.
(2)
Groups of related buildings shall be designed to present a harmonious appearance in terms of architectural style and exterior materials.
(3)
Buildings should be designed to be attractive from all vantage points, including fences, storage areas and rear entrances.
(4)
Building setbacks should be varied to the extent practicable in order to provide an interesting interplay of buildings and open spaces.
(5)
Accessory buildings should be architecturally treated in the same manner as principal structures.
(6)
All exterior storage and service yards, loading docks and ramps, electrical and mechanical equipment and enclosures, storage tanks and the like shall be screened from the public view, within and from the outside of the development, by a fence, wall or mature landscape materials, consistent with the exterior design of the building within the development.
(7)
Colors, materials and finishes shall be coordinated in all exterior elevations of buildings to achieve continuity of expression. All roof and wall projections, such as gutter, flues, louvers, utility boxes, vents, grills, downspouts, exposed flashing and overhead doors, shall be painted or installed with an anodized or acrylic finish, in a color to match adjacent surfaces.
(8)
Buildings of a traditional design should have steeper roofs. Overhangs should be consistent in front and rear.
(9)
All openings in the wall of a structure, such as windows and doors, should relate to each other on each elevation, vertically and horizontally, in a clearly defined order and should take into account orientation to the sun, in terms of architectural elements for sun shading and consideration of the efficiencies of heat loss and gain through such openings.
(10)
Buildings and parking areas should be designed to relate to existing grade conditions. Exposed basement walls are not acceptable as an architectural treatment. All exposed basement walls must be covered to relate properly to the side of the building.
(11)
Landscape elements shall relate to architectural design elements and shall be considered a strong unifying component of the overall site design, reflecting the natural and man-made (architectural and aesthetic) qualities of the development.
C.
These residential design standards and guidelines are intended to assist the Planning Board in the review of specific proposals.
(1)
Residential design should create the appearance of individuality of housing units and avoid the appearance of a large undifferentiated project.
(2)
Dwelling units should have adequate interior living space, using low maintenance, high quality and aesthetically attractive materials.
(3)
Easy access to outdoor space and parking from all residential units should be provided.
(4)
The design should provide a safe, well-lighted residential environment, free of through traffic and congestion.
D.
Dwelling units in a development, designed for the possible use by physically handicapped persons shall meet or exceed New Jersey Uniform Construction Code minimum property standards and the additional requirements contained in N.J.A.C. 5:23-1 et seq. pertaining to barrier-free regulations.
E.
The commercial office and industrial design standards contained below are intended to assist the Planning Board in the review of specific proposals:
(1)
Exterior materials may include brick, stone, anodized aluminum and baked enamel metal panels, precast concrete and similar materials, with appropriate texture and trim to prevent large undifferential facade of the same material.
(2)
All roof planes or caps meeting the exterior façade shall have overhangs or appropriate cornice and trim details.
(3)
All major entrances to buildings shall be properly identified with architectural elements, such as recessed entranceways, projected overhangs and porticos.
(4)
Flat roof canopies on metal pipe columns shall not be used on commercial buildings.
(5)
Window and door openings shall include appropriate trim and either recesses or overhangs to promote a harmonious variety of light and shade on the facade of the building.
(6)
Buildings and structures used for functional purposes, such as warehouses, indoor sports facilities and manufacturing facilities, shall include appropriate landscaping adjacent to boundary facades in the public view.
§ 108-12.4 Blocks.
A.
The block length, width and acreage within bounding roads shall be such as to accommodate the size and dimensions of lots required for the zoning district by this chapter and to provide for convenient access, circulation control and safety of vehicles and pedestrians.
B.
Block lengths may vary between 400 and 2,000 feet, but blocks along other than local collector streets shall not be less than 1,000 feet long.
C.
Interior crosswalks with a right-of-way 20 feet wide containing a sidewalk of five feet or greater in width and fenced on both sides may be required for blocks longer than 1,000 feet, from the ends of the culs-de-sac to adjacent streets and elsewhere as required by the public convenience, including the provision of walks giving access to schools, playgrounds and shopping centers without the necessity of crossing traffic thoroughfares.
D.
For commercial, group housing or industrial use, block size shall be sufficient to meet all area and yard requirements for such use.
§ 108-12.5 Bulk storage.
A.
In zoning districts where bulk storage is a permitted accessory use, the following minimum requirements shall apply:
(1)
No bulk storage of material or equipment shall be permitted in any required front yard area or within 50 feet of any public street, whichever is greater.
(2)
No bulk storage of materials or equipment shall be permitted between any side or rear lot line and the required side or rear setback line.
(3)
All bulk storage areas shall be screened from public view by means of suitable fencing and/or evergreen plantings as required by the reviewing agency. Where the property is adjacent to a residential zone or use, the screening shall meet the minimum requirements in this article and a six foot chain link fence or equivalent shall be provided.
B.
No fence used to screen a bulk storage area shall be placed closer to any property line than the distance constituting the required front, side or rear setbacks, and all setback areas shall be landscaped in accordance with the requirements in this chapter.
C.
All service roads, driveways and bulk storage areas shall be paved with bituminous concrete or other surfacing material, as required by the reviewing agency, which shall be of sufficient strength to handle the anticipated use.
D.
In no instance shall on-site bulk storage of material exceed the height of 10 feet.
E.
No heavy equipment shall be operated or parked closer to the front property line than the required front setback, plus 20 feet, except as the same may be in transit to or from the site.
§ 108-12.6 Clearing and grading.
A.
All clearing, grading, excavation or embankment construction shall be in accordance with the approved and executed final plat and shall comply with the following:
[Amended 8-4-97 by Ord. No. 0-8-97-025; Ord. No. O-9-2018-029]
(1)
All clearing, grading, excavation or embankment construction shall provide for the disposal of all stormwater runoff and such groundwater seepage as may be encountered.
(2)
All clearing, excavation and embankment construction shall be in accordance with the applicable requirements of the New Jersey Department of Transportation Standard Specifications.
(3)
To the extent possible, all proposed development shall be planned such that site earthwork balances. However, where earthwork balance cannot be attained and it is anticipated that a proposed project may yield surplus soil or require import of soil, the developer shall provide the following information:
(a)
The estimated total quantity of soil to be imported or exported from the project, measured in cubic yards and truck loads;
(b)
A proposed schedule of the soil import or export operations. Such schedule shall provide the proposed time period within which operations are to occur and the anticipated average daily volume of truck traffic from these operations.
(c)
A map of proposed truck routes to and from the project site.
(4)
No excavated material may be removed from the site, except in accordance with an approved and executed final plat, nor without the prior written approval of the Township Engineer. The stockpile or removal of soil from a site, except in relationship to an approved plan together with the prior approval of the Township Engineer, shall not be permitted except as provided by Chapter 101 of the Monroe Code, entitled "Soil Mining and Excavations."
(5)
Where borrow excavation materials from off-site sources are required to complete the necessary grading, such material shall be free of material deleterious to the environment and meet the requirements of the NJDOT Standard Specifications, for soil aggregate and shall be subject to the approval of the Township Engineer. Where borrow excavation materials from off-site sources are required, it shall be the developer's responsibility to gain the written approval of the Township Engineer prior to initiating soil import operations.
(6)
All trees to be saved must have a snow fence erected at the drip line of the tree.
B.
Material which the Township Engineer determines to be unsuitable for use in roadway embankment may be used for grading outside the roadway right-of-way or in building areas with the permission of the Township Engineer and the Construction Official (for building areas). Any unsuitable material which cannot be satisfactorily utilized on the site shall be removed from the site and disposed of at places within Monroe Township to be provided by the developer, subject to the prior approval of the Township Council.
[Amended 8-4-97 by Ord. No. 0-8-97-025]
C.
To preserve the integrity of pavements, embankments and excavations for streets or roadways shall be provided with slopes no steeper than one foot of vertical rise for every three feet of horizontal distance.
D.
Such slopes shall be suitably planted with perennial grasses or other ground cover plantings in accordance with the plans approved by the reviewing agency.
E.
In areas where excavations or embankments would extend significantly beyond road rights-of-way, thereby causing disruption to the natural environment of the development, the reviewing agency may, upon the application of the developer, consider or may, upon its own initiative, direct the use of terraces, retaining walls, crib walls or other means of maintaining roadway slopes.
(1)
In any event, the entire roadway right-of-way shall be fully graded, and any retaining walls, crib walls or terraces shall be located outside of the roadway right-of-way, and their maintenance shall be the responsibility of the owner of the property on which they are constructed.
(2)
The developer shall make suitable provisions in the instrument transferring title to any property containing such terraces, retaining walls or crib walls and shall provide a copy thereof to the reviewing agency and the Township Clerk.
(3)
All graded areas within or outside of the roadway right-of-way shall be neatly graded, topsoiled, fertilized and seeded to establish a stand of perennial grasses.
F.
The tops of slopes in excavations and the toe of slopes in embankment areas shall not extend beyond the right-of-way line or, where provided on the plan to the limit of grading as shown on the final plan. Sidewalk and easement areas shall slope at 2% to the top of the curb elevation, and sidewalk construction shall conform to this slope.
G.
Lot grading. Lots shall be graded to secure proper drainage and to prevent the collection of stormwater. Said grading shall be performed in a manner which will minimize the damage to or destruction of trees growing on the land. Topsoil shall be provided and/or redistributed on the surface as cover and shall be stabilized by seeding or planting. Grading plans shall have been submitted with the preliminary and final plats, and any departure from these plans must be approved in accordance with the requirements of this chapter for the modification of improvements. Grading shall be designed to prevent or minimize drainage to structures or improvements when major storms, exceeding the design basis of the storm drainage system, occur.
(1)
Wherever possible, the land shall be graded so that the stormwater from each lot shall drain directly to the street. If it is impossible to drain directly to the street, it shall be drained to a system of interior yard drainage designed in accordance with the standards for drainage facilities, and suitable drainage easements shall be provided.
(2)
Unless otherwise required by the standard specifications, all tree stumps, masonry and other obstructions shall be removed to a depth of two feet below finished grade.
(3)
The minimum slope for lawns shall be 2% and, for smooth hard-finished surfaces, other than roadways, three quarters of one percent (3/4 of 1%).
(4)
The maximum grade for lawns within five feet of a building shall be 5% and for lawns more than five feet from a building, 2%.
(5)
Retaining walls installed in slope control areas shall be constructed of heavy treated timber of logs, reinforced concrete, other reinforced masonry or of other construction acceptable to the Township Engineer and adequately designed and detailed on the final plat to carry all earth pressures, including any surcharges. The height of retaining walls shall not exceed 1/3 of the horizontal distance from the foundation wall of any building to the face of the retaining wall. Should the Township adopt, subsequent to this chapter, standard details for such construction, the same shall govern.
(6)
The developer shall take all necessary precautions to prevent any siltation of streams during construction. Such provisions may include, but are not limited to, construction and maintenance of siltation basins or holding ponds and division berms through the course of construction.
§ 108-12.7 Concrete requirements.
A.
All concrete used in any subdivision or site improvement shall be prepared in accordance with the requirements of the standard specifications for the various classes of concrete used, except that the 28 day compressive strength of the concrete used shall not be less than the following:
Type of Concrete | Strength (pounds per square inch) |
|---|---|
Class A | 5,000 |
Class B | 4,500 |
Class C | 4,000 |
Class D | 3,500 |
B.
Unless specific written permission is obtained from the Township Engineer to the contrary, only concrete, obtained from dry-batched redimixed trucks shall be allowed.
C.
Concrete shall be cured with a compound in accordance with the following methods of materials:
(1)
Methods of application. The compound shall be applied in a continuous uniform film by means of power-operated pressure spraying or distributing equipment at the rate directed by the Engineer, but not less than one gallon per 200 square feet of surface. The equipment for applying the compound shall provide for adequate agitation of the compound during application and must be approved by the Engineer before work is started. If the compound becomes too thick for satisfactory application during cold weather, the material may be warmed in a water bath at a temperature not over 100 degrees Fahrenheit. Thinning with solvents will not be permitted. Should the method of applying the compound produce a nonuniform film, its use shall be discontinued, and the curing shall be done by another method approved by the Engineer that will conform to the requirements for curing concrete.
(2)
Materials for curing: liquid compound, clear or translucent. Clear or translucent liquid curing compound shall consist of a blend of resins and other suitable materials held in solution in a volatile solvent. It shall not separate on standing, shall be nontoxic and shall become dry to touch within four hours after being applied to the concrete under ordinary conditions. Acceptance for continued use also will be based upon satisfactory field performance.
(3)
Consistency. The consistency of the compound shall be such that it can be applied to the concrete in the amount specified, as a fine spray, by means of an atomizing nozzle.
(4)
Character of film. The compound shall adhere to damp, vertical or horizontal concrete surfaces forming a continuous coherent film when applied at the specified rate. When dry, the film shall not be tacky or track off the concrete when walked upon nor impact a slippery condition to the surface.
(5)
Color. The compound shall produce no darkening or changing of the color of the concrete to which it is applied. It shall, however, be of such a nature or so treated that the film will be distinctively visible for at least four hours after application. Any coloring matter added to the compound shall be a fugitive organic dye of a color approved by the Engineer. All trace of this color shall be indistinct 30 days after application.
(6)
Reaction with concrete. The compound shall not react deleteriously with the wet course and shall form a superficial layer over the surface thereof.
(7)
Moisture retention. When tested in accordance with current ASTM Designation C 156, the moisture loss shall be not more than fifty-five thousandths (0.055) gram per square centimeter of the mortar specimen surface, based on the amount of water in the mortar at the time the curing material is applied.
§ 108-12.8 Curbs and gutters.
A.
Curbing shall be constructed on both sides of all streets shown on all major subdivisions and shall be required on minor subdivisions in accordance with the standards prescribed for the requirements of sidewalks in the case of minor subdivisions. All parking areas and driveways on site plans shall be curbed. Concrete or wood stops shall not be permitted.
[Amended 2-4-2019 by Ord. No. O-1-2019-002]
(1)
The reviewing agency may grant an exception from the required installation of curbing in appropriate cases if the exception is reasonable and proper as related to a particular development and the absence of curbing does not violate the safety, health and welfare of present or future residents. Said exception may be granted at the request of the developer or on the reviewing agency’s own initiative.
(2)
In any case where the reviewing agency grants an exception from the required installation of curbing, the developer shall be required to pay an amount equal to the reasonable cost of installing said curbing, as determined by the Township Engineer, into the Sidewalk and Curbing Capital Contribution Fund, established by § 108-12.21A(2). Where this requirement has previously been satisfied by in-lieu contributions, said funds shall be deposited into the Sidewalk and Curbing Capital Contribution Fund. The Sidewalk and Curbing Capital Contribution Fund shall be dedicated to the installation of sidewalks, curbing and other pedestrian safety projects throughout the Township of Monroe where properly authorized by the Mayor and Council.
B.
Any existing pavements damaged by curb construction shall be repaired to the standards herein and/or as shown on the final plat.
C.
Where one side of the development boundary is along an existing street, the curb and improvements shall be constructed only on a development side unless the reviewing agency requires full roadway improvements.
D.
The following type of curb shall be constructed:
(1)
The concrete curb shall be eight inches wide at its base and not less than six inches wide at its top.
(2)
Its height shall not be less than 18 inches constructed to show a vertical face above the roadway pavement of six inches.
(3)
It shall be constructed by use of suitable lumber or metal forms, true to line and grade, and open joints shall be provided at intervals of 10 feet and 1/2 inch bituminous expansion joints every 20 feet.
(4)
Curb and/or combination curb and gutter shall be constructed of Class B concrete, air-entrained, in accordance with the requirements of the standard specifications.
(5)
Curbing shall be laid in a workmanlike manner as directed and approved by the Township Engineer.
(6)
At places where a concrete curb abuts Portland cement concrete pavement, joints in the curb shall be placed to match the paving joints, and intermediate joints shall be placed so as to create equal curb panels not longer than 20 feet.
(7)
When concrete combination curb and gutter is required, the gutter shall be eight inches thick and shall be constructed of Class B air-entrained concrete.
(a)
Joints in the gutter shall be formed simultaneously with joints on the curb.
(8)
Curb and combination curb and gutter cross sections shall be shown on Figures 3 and 4.
(9)
The requirements of the standard specifications regarding curing precautions must be strictly observed.
E.
The curb at all delivery openings shall be depressed at the front of the curb to a point two inches above the finished pavement and at the back of the curb three inches above the finished pavement.
F.
The rear top corner of this curb shall have a radius of 1/4 inch, and the front top corner shall have a radius of 1 1/2 inches.
G.
Curb openings shall be in such width as shall be determined by the Township Engineer but in no case less than 16 feet at the edge of the pavement.
§ 108-12.9 Easements.
A.
Drainage easements.
(1)
If the property on which a proposed development is to be located is or is proposed to be traversed by a drainage facility of any kind, including a pipe, channel, stream or swale, the reviewing agency may require that a stormwater and drainage easement or right-of-way along said facility shall be provided by the developer, conforming substantially with the lines of such facility.
(2)
If existing land drainage structures, such as french drains, are encountered during the course of construction of any development, such drainage structures shall either be removed entirely or a revised final plat showing the location of such drainage structures and accompanied with detailed cross sections thereof shall be filed with the Township Engineer for consideration by the reviewing agency. The reviewing agency, after consulting its Engineer and other appropriate agencies, shall either require a drainage easement, require that the structure be removed in part or in its entirety or recommend such other action to the governing body as it deems appropriate.
(3)
All easements shall be shown on the final plat or site plan with a notation as to the purpose and restrictions of the easement. Easement lines of a final plan shall be shown with accurate dimensions and bearings unless the easement lines are parallel or concentric with lot lines.
(4)
The land which is the subject of an easement or right-of-way shall, in the case of storm drains or constructed channels, be of a suitable width meeting the requirements for design of drainage facilities, or be a strip which conforms substantially to the floodplain of any watercourse along both sides of the watercourse to a width of 35 feet in each direction from the center line of the watercourse, whichever is the greater: except, however, that if the location of such water-course is at or near the boundary of the subdivision, the dimensions of the easements and right-of-way shall be modified to retain it within the confines of the development.
(5)
Said easement and right-of-way shall include provisions assuring the following:
(a)
Preservation of the channel of the water-course.
(b)
Except in the course of an authorized drainage improvement, prohibition of alteration of the contour, topography or composition of the land within the easement and right-of-way.
(c)
Prohibition of construction within the boundaries of the easement and right-of-way which will obstruct or interfere with the natural flow of the watercourse.
(d)
Reservation of a public right-of-entry for the purpose of maintaining the storm drain, drainage channel or the natural flow or drainage through the watercourse, of maintaining any and all structures related to the exercise of the easement and right-of-way and of installing and maintaining a storm or sanitary sewer system or other public utility.
B.
Conservation easements.
(1)
Conservation easements may be required along all drainage and stormwater rights-of-way in the development and may be required also along ponds, marshes, swamps and streams or other watercourses along which drainage rights-of-way are not required. Such easements are intended to help prevent the siltation of streams and other courses and adjacent lands.
(2)
The land subjected to a conservation easement shall be a strip at least 25 feet but more than 100 feet in width independently located or running adjacent to each side of any required drainage or stormwater right-of-way.
(3)
Such conservation easement shall contain provisions to restrict the removal of trees and ground cover except for the following purposes: removal of dead or diseased trees; thinning of trees and other growth to encourage a more desirable growth; removal of trees to allow for structures designed to impound water; and removal of trees in areas to be flooded for the creation of ponds or lakes.
(4)
The easements shall also prohibit filling or grading of the lands or the disposal of refuse or waste material of any type within the limits of the easement.
(5)
The easement shall be indicated on the plat and shall be marked on the land by iron stakes wherever the lines of such easement change direction or intersect lot lines.
C.
Sight triangle easements.
(1)
In addition to right-of-way widths required for the full design of all streets and the wider intersections as specified, sight triangle easements may be required on all corners at all street intersections.
(2)
Such easements shall include provisions to restrict the planting of trees or other plantings or the location of structures exceeding 30 inches in height that would obstruct the clear sight across the area of the easements and a reservation to the public right-of-entry for the purpose of removing any object, natural or otherwise, that obstructs the clear sight.
(3)
Such easements shall include the area of each street corner that is bounded by Township street right-of-way lines and a straight line connecting points on each right-of-way line 50 feet from the intersection of the right-of-way lines with points on the intersecting right-of-way line, which points are the following distances from the intersection of the right-of-way lines, or of their prolongations:
(4)
Where intersections occur on highways or roadways under the jurisdiction of the State of New Jersey or County of Middlesex, the sight triangle easements required by the State or the County of Middlesex shall be substituted in lieu of the requirements above.
§ 108-12.10 Fire hydrants.
A.
A certificate of occupancy shall not be issued for a new residential structure which is the subject of a major subdivision or site plan, located in an area serviced by Monroe Township Municipal Utilities Company, unless the distance from the midpoint of the frontage of such premises to a functioning fire hydrant which has been tested and approved, as measured down to the center line of connecting public streets, is 600 feet or less.
B.
Final subdivision plats shall not be approved by the reviewing agency unless fire hydrants are indicated on the final plat in accordance with the requirements herein contained as to location of and distance between fire hydrants.
C.
Fire hydrants shall not be placed at the closed end of the turnaround of a cul-de-sac unless the distance between the open end and the closed end is greater than 400 feet, in which event, the fire hydrants shall be placed at both the open end and the closed end of the cul-de-sac.
D.
The installation of fire hydrants, with respect to any subdivision, shall not be considered a subdivision improvement to be included in the bonding requirements of this article, but rather the proper installation of fire hydrants shall be a condition of the issuance of the certificate of occupancy; however, all costs shall be borne by the developer.
E.
All fire hydrants shall be painted in accordance with the standards of the Monroe Township Municipal Utilities Authority.
§ 108-12.11 Garages.
B.
A garage which is within the building line of a principal building shall contain not more than 50 parking spaces.
(1)
Private garages which are an integral part of an individual dwelling unit shall not contain more than two parking spaces each, and each parking space shall contain a minimum of 240 square feet of floor area.
(2)
A private garage for an individual dwelling unit shall not have access thereto from another dwelling unit or garage.
C.
An accessory commercial or industrial building garage shall be fully enclosed and have a full roof covering all parking spaces.
D.
No freestanding commercial garage or parking structure shall be placed nearer than 100 feet to a side or rear property line. In no case shall a garage or accessory building be permitted between a street frontage and building.
(1)
Garages, whether attached or detached, shall be arranged to open to the side or rear of the lot except fully detached garages, located entirely to the rear of the principal building.
(2)
Attached garages shall have a joint capacity of not more than 10 vehicles arranged in a row, and there shall be a minimum distance of 20 feet between such structures.
(3)
Garages and other accessory buildings shall be no more than one story in height.
(4)
The architectural design and materials used in the construction thereof shall conform to the design and building materials used in the construction of the main structures.
(5)
No part of any garage or other accessory building shall be used for living purposes.
E.
All public garages shall have adequate security provisions.
F.
Only passenger vehicles, small vans, pickup trucks and similar vehicles, whether such carry passengers or commercial plates, may be parked in any parking space for extended periods.
G.
Garages and parking areas shall be used as automobile parking units only, with no sales, dead storage, dismantling or servicing or any kind permitted.
§ 108-12.12 Guardrails.
A.
Guardrails, pipe railing or other appropriate barricades, as required by the reviewing agency, shall be designed and placed at drainage structures, streams, embankment limits, curries and other required locations.
B.
Guardrails shall be standard steel-beam-type with galvanized steel posts in accordance with the standard specification details. Alternate design of guardrails and barricades may be used and shall be submitted for approval as part of the final plat submission. The use of cables, lines or chains shall not be permitted.
§ 108-12.13 Lighting.
A.
All parking areas for five or more motor vehicles shall be illuminated with approved exterior lighting standards, with a minimum of 1/2 horizontal footcandle average lighting level at the surface of the lot.
B.
All major pedestrian walkways and sidewalks which are not within a street right-of-way or abutting a private internal street serviced by streetlighting and which are used by the public after sunset shall be illuminated with a minimum lighting level of 1/2 horizontal footcandle's average at the surface of the walk.
§ 108-12.14 Lots.
A.
Unless otherwise provided in this article, lot area and dimensions shall not be less than the requirements of the respective zoning districts as set forth in this chapter.
(1)
The reviewing agency may require larger lots where additional area will partially or completely eliminate the necessity of changes in grade, which, in the opinion of the Board, would cause unreasonable destruction of the topography or environment or would create drainage or erosion problems.
(2)
The reviewing agency may require larger lots adjacent to collector or arterial streets where, in the opinion of the Board, the larger lots would promote the health, safety and general welfare of the public and the residents of the development.
(3)
The reviewing agency may require larger lots where such lots are plotted on a tract or tracts containing tidal or freshwater wetlands, steep slopes in excess of 8%, lakes and ponds, stream corridors, floodways and floodplains. Where such conditions exist, the Board may require that each lot contain an area unencumbered by the aforementioned conditions equal to the minimum area requirements of the respective zone district.
B.
Insofar as is practical, side lot lines shall be at right angles to straight streets and radial to curved streets.
C.
Lot line on widened street. Where extra width is to be provided for the widening of existing streets, lot measurements shall begin at the proposed right-of-way line, and all setbacks shall be measured from such lines unless otherwise provided by this chapter.
D.
Unsuitable lots. All lots shall be suitable for the purpose for which they are intended to be used. To prevent the use of lots which are not suitable because of adverse topography, flood conditions, shallow depth to water table or similar circumstances:
(1)
The reviewing agency may withhold approval of such lots or require revisions in a layout of the subdivision to provide that the area of the unsuitable lot is included in other lots by increasing the size of the remaining lots.
(2)
Unsuitable lots may be included in an area to be deeded to the Township or other public or quasi-public body and will be held in its natural state for conservation and/or recreation purposes.
(3)
Some other suitable arrangement could be derived to alleviate the condition.
E.
A minimum of five substantially different front elevations with varied setbacks, as approved by the reviewing agency, shall be used for dwellings in each subdivision.
F.
Only those trees shall be removed as shall be necessary to permit construction of streets, driveways, lawns and dwellings and other authorized structures.
G.
In accordance with the Tax Map Specifications of the State of New Jersey, dated May 1975, prepared by the State of New Jersey, Department of the Treasury, as amended, subdivided lots and blocks shall generally bear the original numbers with a decimal and a number added as a subscript. Lot and block numbers shall be assigned by the Township Engineer.
H.
House numbers shall be assigned to each lot prior to final plat approval by the reviewing agency.
I.
Lot frontage. Each lot shall front on an approved street accepted or to be accepted by the Township.
J.
All structures must be accessible by means of an approved driveway. The driveway must be not less than (10) feet wide and must have a centerline grade of not less than 0.5% and not greater than 10%. For all nonsingle-family uses, driveways must provide turnarounds to eliminate the necessity of any vehicle backing onto any street.
§ 108-12.15 Monuments and iron stakes.
Monuments shall be of a size and shape required by N.J.S.A. 46:23-9.11 and N.J.A.C. 13:40-5.1, and amendments and supplements thereto, and shall be placed in accordance with said statute and Administrative Code. In addition to the required monuments after the grading is finished, the developer shall install a solid steel stake one inch in diameter and 30 inches in length on lot corners, lot line angle points or other changes in direction not marked by monuments and at all angle points or discontinuities in easement lines where such easements are not parallel to property lines.
§ 108-12.16 Public open space and common open space.
A.
Public open space or common open space shall be proposed to be provided in conjunction with applications for development for subdivisions or site plans in accordance with requirements contained herein.
B.
Natural features, such as trees, brooks, hilltops and views, shall be preserved whenever possible in designing any subdivision containing such features.
C.
If the Master Plan or the Official Map provides for the reservation of designated streets, public drainageways, flood control basins or public areas within the proposed development, before approving a subdivision or site plan, the reviewing agency may further require that such streets, ways, basins or areas be shown on the plat in locations and sizes suitable to their intended uses.
(1)
Any land shown on the Master Plan as proposed for park, playground, school site or other public use shall be designated and reserved for such use.
D.
Where it is considered appropriate by the reviewing agency, portions of proposed open spaces may be designated for passive and/or active recreational activities.
(1)
Passive recreational activities may include, but are not limited to, pedestrian paths, bicycle paths, sitting areas and naturally preserved areas.
(2)
Active recreation activities may include, but are not limited to, swimming pools, tennis courts and ball fields.
(3)
The location and shape of any land to be designated for recreational activities shall be approved by the reviewing agency based on, but not limited to, the standards contained herein:
(a)
The reviewing agency shall consider the natural topography and shall attempt to preserve the same to the greatest extent possible.
(b)
The reviewing agency shall attempt to tailor the location and shape of recreational areas to harmonize with the shape of the entire development.
(c)
The reviewing agency shall consider the extent to which specific recreational areas shall be used for passive or active recreational purposes.
(d)
The reviewing agency shall consider the sequence of development.
E.
Within open space areas, the reviewing agency may require a developer to make certain site preparation improvements, which may include, but are not limited to, those contained herein:
F.
Open space areas shall be subject to these requirements:
(1)
Open space areas should not be less than 50 feet in width at any location, except, where such open space is to be utilized primarily for walkway access from a public street to the open space at the rear of building lots, it may have a minimum width of 20 feet for a length not to exceed 250 feet.
(2)
Where possible, certain land areas and features as follows shall be preserved as open space:
(a)
Floodway and flood hazard areas.
(b)
Areas containing a significant number of trees 12 inches or greater in diameter.
(c)
Existing watercourses or ponds.
(d)
Land with a seasonal high water table of less than two feet.
(e)
Wetlands as defined by the New Jersey Wetlands Act of 1970 and delineated on wetlands maps prepared by the New Jersey Department of Environmental Protection.
G.
The type of ownership of land dedicated for open space purposes shall be selected by the owner, developer or subdivider subject to the approval of the reviewing agency.
(1)
These shall include:
(a)
The Township of Monroe, subject to acceptance of the Township Council.
(b)
Other public jurisdictions or agencies, subject to their acceptance.
(c)
Quasi-public organizations, subject to their acceptance.
(d)
Homeowners or condominium associations or organizations.
(e)
Shared, undivided interest by all property owners in the development.
(2)
Any lands dedicated for open space purposes shall contain appropriate covenants and deed restrictions approved by the reviewing agency, which ensure that:
(3)
No final approval of a subdivision or site plan containing open space created pursuant to this section shall be granted until the developer has submitted, and the reviewing agency has approved, the master deed for such open space and the bylaws of the organization established pursuant to this article.
H.
The Township or other governmental agency may, at any time and from time to time, accept the dedication of land or any interest therein for public use and maintenance, but the reviewing agency shall not require, as a condition of approval, that land proposed to be set aside for common open space be dedicated or made available to public use.
(1)
The developer shall provide for an organization for the ownership and maintenance of any open space for the benefit of owners or residents of the development, if said open space is not dedicated to the Township or other governmental agency.
(a)
Such organization shall not be dissolved and shall not dispose of any open space, by sale or otherwise, except to an organization conceived and established to own and maintain the open space for the benefit of such development.
(b)
Thereafter, such organization shall not be dissolved or dispose of any of its open space without first offering to dedicate the same to the Township.
(2)
In the event that such organization shall fail to maintain the open space in reasonable order and condition, the Administrative Officer (Zoning Officer) may serve written notice upon such organization or upon the owners of the development setting forth the manner in which the organization has failed to maintain the open space in reasonable condition.
(a)
Said notice shall include a demand that such deficiencies of maintenance be cured within 35 days thereof and shall state the date and place of a hearing thereon which shall be held within 15 days of the notice.
(b)
At such hearing, the Administrative Officer (Zoning Officer) may modify the terms of the original notice as to deficiencies and may give a reasonable extension of time not to exceed 65 days within which they shall be cured.
(c)
If the deficiencies set forth in the original notice or in the modification thereof shall not be cured within said 35 days or any permitted extension thereof, the Township, in order to preserve the open space and maintain the same for a period of one year, may enter upon and maintain such land. Said entry and maintenance shall not vest in the public any rights to use the open space by the owners.
[1]
Before the expiration of said year, the Administrative Officer (Zoning Officer) shall, upon his initiative or upon the request of the organization theretofore responsible for the maintenance of the open space, call a public hearing upon 15 days' written notice to such organization and to the owners of the development to be held by the Administrative Officer (Zoning Officer), at which hearing such organization and the owners of the development shall show cause why such maintenance by the Township shall not, at the election of the Township, continue for a succeeding year.
[2]
If the Administrative Officer (Zoning Officer) shall determine that such organization is ready and able to maintain said open space in reasonable condition, the Township shall cease to maintain said open space at the end of said year.
[3]
If the Administrative Officer (Zoning Officer) shall determine that such organization is not ready and able to maintain said open space in a reasonable condition, the Township may, in its discretion, continue to maintain said open space during the next succeeding year, subject to a similar hearing and determination, in each year thereafter.
[4]
The decision of the Administrative Officer (Zoning Officer) in any such case shall constitute a final administrative decision subject to judicial review.
(d)
The cost of such maintenance by the township shall be assessed pro rata against the properties within the development that have a right of enjoyment of the open space 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.
§ 108-12.17 Recreation areas.
Where recreation areas and facilities are required or provided, the regulations and standards contained herein shall apply, along with appropriate sections of this article:
A.
Sufficient outdoor play and activity equipment shall be installed in accordance with standards of the National Parks and Recreation Association for the expected number of residents in the development.
B.
Private swimming pools in residential areas shall have a gross area of water and deck designated for the needs of the residents of the development.
(1)
All swimming pools shall be fully enclosed by a four foot chain link or other fully approved fence equipped with gates and locks.
(2)
All swimming pools shall have adequate life-saving equipment.
(3)
Within accessory building(s), all such pools shall have adequate lavatory facilities, plus, under lock and key, storage facilities wherein shall be kept all pool chemicals and equipment.
§ 108-12.18 Residential units.
In order to preserve and assure the harmonious relationship of residential units to the comprehensive neighborhood pattern and to prevent undue similarity of design which may lead to undue impairment of the stability and value of residential units and produce neighborhood degeneration and blight with attendant deterioration of conditions affecting the health, safety, morals and general welfare of the inhabitants thereof and the ownership at large, no major subdivision shall be approved until the planned construction (including front, side and rear elevations) of residential units has been reviewed and approved by the reviewing agency in accordance with the standards enumerated below, or unless a waiver of these requirements has been granted by the reviewing agency as provided for elsewhere in this chapter:
A.
The residential unit shall be of such character, quality or architectural design and construction materials as will assure that the proposed structure will be in keeping with the general character of the area in which it is located and that:
(1)
The proposed structure will have a harmonious relationship with area residential structures; and
(2)
The proposed structure is not likely to produce any of the harmful effects which lead to neighborhood degeneration and blight with attendant deterioration of conditions affecting the health, safety, morals and general welfare of the township at large.
B.
The front facade for each residential unit shall be substantially different from the front facade of any existing or planned residential unit within five lots in either direction on the same side of the street from any portion of the abovedescribed lots; in the case of the corner lots, the side and rear elevations of any existing or planned residential unit or any other corner lot at the same street intersection. To be deemed substantially different, the facade or side and rear elevation thereof, as the case may be, must be different in at least three of the following five respects:
(1)
The relative location of a garage, if attached, a portico, if any, or any other such structural appurtenance with respect to the residential unit itself.
(2)
The relative location or type of windows and doors.
(3)
The type or pitch of the roof.
(4)
The type of siding material.
(5)
The type of roofing material or the color thereof or the pattern.
§ 108-12.19 Roadway construction.
A.
Roadways and all appurtenances, including subgrade, subbase, base courses and pavements, shall be constructed in accordance with the applicable requirements of the standard specifications as modified herein. All subsurface utilities, including service connections (terminating at least two feet behind the sidewalk), to each lot and all storm drains shall be installed in all roadway areas prior to the construction of final pavement surfaces.
B.
All roadways shall be constructed with either a bituminous concrete flexible pavement structure or a Portland cement concrete rigid pavement structure. Only one type of pavement shall be utilized throughout any development.
C.
The pavement structure design for each particular development utilizing either a flexible or rigid pavement type must be approved by the Township Engineer.
(1)
The pavement design shall be based upon traffic loading projections and field sampling and laboratory analysis of the subgrade soils to be encountered in roadway areas in the development and shall follow current design recommendations of the Asphalt Institute, the Portland Cement Concrete Association or such other generally recognized standards as may be acceptable to the Township Engineer:
(a)
As minimum requirements, rigid Portland cement paving shall be expansion-joint-type paving utilizing joints similar to Type A expansion joints, according to the Standard Construction Details of the New Jersey Department of Transportation.
(b)
Such paving shall be reinforced, constructed with Class B air-entrained concrete and shall have a minimum thickness of six and one-half (6 1/2) inches for local, local collector and minor collector streets and eight inches for other classifications.
(2)
Pavement on local, local collector and minor collector streets shall be a four inch dense aggregate subbase, four inch compacted thickness of bituminous stabilized base course (Mix I-2) with two inch compacted thickness of bituminous concrete surface course (FABC, Mix I-5). On all other streets, not County or State maintained, the pavement should be a six inch dense aggregate base course, six inch compacted thickness of bituminous stabilized base course (Mix I-2) with a two inch compacted thickness of bituminous concrete surface course (Mix I-5).
D.
All subgrade shall be prepared in accordance with the applicable requirements of the standard specifications for bituminous concrete and reinforced concrete pavements.
E.
Where granular subbase courses are included in the pavement design section proposed by the developer, they shall be constructed in accordance with the applicable requirements of the standard specifications.
(1)
Bituminous concrete pavements and stabilized bases may be constructed on subgrade without subbase or aggregate base courses, provided that the subgrade can be satisfactorily prepared as hereinbefore described.
(2)
Dense graded aggregate base courses shall comply with the requirements of the Standard Specifications for Soil Aggregate, Type 5, Class A or Type 2, Class A or B.
(3)
Portland cement concrete pavements must be constructed with a minimum of six inches of a granular-type subbase meeting the requirements of the standard specifications.
(4)
Any subbase course of aggregate base course to be utilized with any type of pavement shall have a minimum thickness of four inches.
F.
Bituminous base course for use with bituminous concrete pavements shall consist of plant-mixed bituminous stabilized base course (stone mix or gravel mix) in accordance with the requirements of the standard specifications, except that the requirements for the construction of the base course shall be amended to allow the laying of the base course with a single-lift maximum thickness not exceeding four inches. Prior to placement of any bituminous stabilized base course, the finished surface of any underlying subbase or aggregate base shall receive a prime coat in accordance with the requirements of the standard specifications.
G.
Bituminous pavements shall consist of a bituminous concrete surface course Type FABC-1, in accordance with the requirements of the standard specifications.
(1)
The bituminous pavement wearing surface should generally not be installed until just prior to the time the streets are prepared for final acceptance.
(a)
Prior to the installation of a bituminous concrete surface, the bituminous base course shall be inspected by the Township Engineer.
(b)
Any areas of the base course in need of repair shall be removed and replaced at the direction of the Township Engineer.
(c)
If the Township Engineer directs, a leveling course of FABC (Mix I-5) material shall be placed on any uneven or below grade base courses prior to the placement of finished pavement.
(2)
No pavement surfaces shall be placed unless permission to do so has been granted by the Township Engineer.
H.
Concrete pavements shall be constructed in accordance with the requirements of the standard specifications.
I.
In areas where alternate pavement-types are proposed or desired either for decorative purposes, because of physical restrictions or existing conditions or because of limitations or shortages in certain types of construction materials, a detail of the type and/or location of alternate pavement-type proposed shall be submitted for approval with the preliminary and/or final plat.
(1)
The use of alternate pavement types may only be permitted if the applicant submits for review and approval details and specifications concerning the equipment, materials and methods proposed for use and if the Township Engineer has inspected the installation of and tested and approved of a suitable sample section of such pavement.
(2)
In the event that the Township Engineer does not approve the sample section of pavement, the developer shall remove the same section and replace it with a type of pavement permitted by this chapter or such other alternate as may be approved by the reviewing agency.
§ 108-12.20 Sewage disposal.
A.
Prior to the approval of any final plat, the full approval of any sanitary sewage disposal system must have been obtained from the Monroe Township Municipal Utilities Authority and filed with the municipal agency, or the final approval will be conditioned upon full approval of the Monroe Township Municipal Utilities Authority.
B.
The public sewage disposal system shall be installed in accordance with the rules and regulations of the New Jersey Board of Public Utility Commissioners and in accordance with other requirements of law and subject to the approval of the Monroe Township Municipal Utilities Authority.
§ 108-12.21 Sidewalks and aprons.
[Amended 10-7-91 by Ord. No. 0-10-91-027]
A.
Sidewalk construction shall be required on both sides of all streets within a residential development and entirely around the perimeter of all residential culs-de-sac. Where the development abuts an existing street, the sidewalk shall be constructed only on that side or as approved by the reviewing agency. Sidewalks shall also be constructed at any other places, such as pedestrian walkways or access points to open space, as shown on or required at the approval of the final plat.
[Amended 2-4-2019 by Ord. No. O-1-2019-002]
(1)
The reviewing agency may grant an exception from the required installation of sidewalks in appropriate cases if the exception is reasonable and proper as related to a particular residential development and the absence of sidewalks does not violate the safety, health and welfare of present or future residents. Said exception may be granted at the request of the developer or on the reviewing agency’s own initiative.
(2)
In any case where the reviewing agency grants an exception from the required installation of sidewalks, the developer shall be required to pay an amount equal to the reasonable cost of installing said sidewalks, as determined by the Township Engineer, into a Sidewalk and Curbing Capital Contribution Fund, hereby established. Where this requirement has previously been satisfied by in-lieu contributions, said funds shall be deposited into the Sidewalk and Curbing Capital Contribution Fund. The Sidewalk and Curbing Capital Contribution Fund shall be dedicated to the installation of sidewalks, curbing and other pedestrian safety projects throughout the Township of Monroe where properly authorized by the Mayor and Council.
(3)
Nothing contained herein shall affect the right of the Township to enact ordinances requiring assessments for sidewalks from property owners as authorized under N.J.S.A. 40:65-2 or other statutory rights granted to municipalities.
B.
Sidewalks within street right-of-way shall generally be located with the sidewalk edge farthest from the roadway placed one foot from the property line. Sidewalks not within street rights-of-way shall be located to provide for the most likely routes of pedestrian travel. In cases where the topography dictates or a proposed development provides for the extension of an existing street or abuts an existing street, where sidewalks have already been installed in a location other than as specified above or where such variations in sidewalk locations are needed to preserve trees or natural features, the municipal agency may approve alternate sidewalk locations in order to provide for preservation of physical features or the continuation of the existing sidewalks.
C.
Sidewalks shall be four feet wide and four inches thick of Class B, air-entrained Portland cement concrete. Joints shall be cut in the sidewalk at intervals equal to the width of the sidewalk. Preformed cellular bituminous expansion-joint filler shall be placed at joints not more than 20 feet on centers.
D.
Curb ramps for the physically handicapped shall be provided at all curb returns on the side(s) of the street where the sidewalk either exists or is proposed and in all curblines intersected by sidewalk. Details of the proposed ramps shall be shown on the preliminary plans of the proposed development.
§ 108-12.22 Soil erosion and sediment control.
A.
All developments shall protect streams, lakes and ponds from sedimentation and shall control erosion in accordance with the Standards for Soil Erosion and Sediment Control in New Jersey, set forth in the Soil Erosion and Sediment Control Act, Chapter 251, Laws of 1975, as amended and supplemented.
B.
Certification of the soil erosion and sediment control plan shall be required from the Freehold Soil Conservation District unless:
(1)
Land disturbance is associated with the construction of a single-family dwelling unit unless such unit is a part of a subdivision, site plan, zoning variance or building permit application involving two or more such single-family dwelling units.
(2)
Land disturbance is 5,000 square feet or less of the surface area of land for the accommodation of construction for which the Standard Building Code of the State of New Jersey would require a building permit.
(3)
Land disturbance associated with agricultural use of lands when operated in accordance with a farm conservation on a plan approved by the Freehold Soil Conservation District or where the soil district has determined that such use will not cause excessive erosion and sedimentation.
(4)
Land disturbance associated with gardening primarily for home consumption.
§ 108-12.23 Solid waste storage.
A.
Solid wastes from all uses other than single- or two-family homes, if stored outdoors, shall be placed in metal receptacles within a screened refuse area.
B.
The screened refuse area shall not be located within any front yard area.
C.
The refuse storage area shall be surrounded on three sides by a solid uniform fence or wall not less than five feet nor more than eight feet in height. Such fence shall be exempt from the provisions of any ordinance of the Township regulating the height of fences and requiring permits therefor.
D.
A five foot minimum width landscaping area shall be provided along the fence or wall enclosing the refuse storage area. The landscaping to be provided shall be shown on the site plan submitted for municipal agency approval.
E.
The opening in the enclosed refuse area should be provided with a solid gate not less than five feet in height to permit access to the refuse enclosure and screening from adjoining properties and public streets.
F.
If located within or adjacent to a parking area or access drive, the enclosed refuse area shall be separated from such parking area or access drive by curbing.
G.
The enclosed refuse area shall not be located so as to interfere with traffic circulation or the parking of vehicles.
H.
All refuse shall be deposited in containers maintained within the refuse area. No containers shall be maintained anywhere on a site except in a refuse area meeting these requirements.
I.
If outdoor storage of solid waste is not proposed, the site plan submission shall detail the methods proposed for accommodating solid waste within the structure. The municipal agency may require that a suitable area be set aside, but not improved, for a future solid waste storage area meeting these requirements even if indoor accommodations for solid waste are proposed.
§ 108-12.24 Storm drainage facilities.
A.
Storm drains, culverts, catch basins and other drainage structures shall be installed in each subdivision in accordance with the map submitted to the municipal agency.
(1)
All storm drainage facilities shall be constructed in accordance with the applicable requirements of the standard specifications.
(2)
The developer (or his engineer) shall submit complete calculations, specifications, plans and details for all proposed storm drainage facilities.
(3)
Any field samples or laboratory tests required to document the conclusions of such calculations shall be formed at the sole expense of the developer.
B.
All storm drainage pipes shall be either slip-joint O-Ring type reinforced concrete or, subject to the restrictions herein, fully coated, invert paved, corrugated metal steel culvert pipe meeting the requirements of the standard specifications.
(1)
All pipe shall have a wall thickness sufficient to meet the proposed conditions of service; however, no wall thickness less than Class 3, Wall B, for concrete pipe or No. 14 gauge for corrugated metal steel pipe shall be allowed.
(2)
All pipe shall comply with ASTM C-76.
(3)
Generally, concrete pipe will be used except in areas of steep grades or other restrictive physical conditions where corrugated metal or other types of pipe may be permitted.
(4)
All corrugated metal pipe shall be fully bituminous-coated with a paved invert and of a gauge meeting the requirements of the standard specifications sufficient for the proposed service.
(5)
All storm drains shall be a tangent between inlets, manholes or other structures, except that the use of fittings or factory curved pipes may be allowed by the Township Engineer when necessary to accommodate existing geometry or utilities.
(6)
Prior to laying any storm drain, the bottom of all trenches shall be inspected by the Township Engineer.
(a)
Should the Engineer determine that the trench is unsuitable for the placement of the pipe, the developer shall take all necessary action to remove or eliminate any unsuitable condition.
(b)
These shall include, but are not limited to, excavation and backfilling with suitable material, placement of bedding material, construction of pipe cradles or such other action necessary to remove all unsuitable conditions.
(c)
Proposed storm drainage installations which do not conform to the above must be fully detailed and approved as part of the final plat.
C.
Inlets and manholes shall be constructed where required in accordance with the requirements of the standard specifications. All inlets and manholes shall be precast concrete only.
(1)
All street inlets shall be New Jersey Department of Transportation Standard Type B. Casting heights on any streets shall be two inches greater than the specified curb fence, and the gutter shall be property transitioned approximately 10 feet on either side of the inlet.
(2)
All yard inlets shall be Standard Type A or E.
(3)
Drains shall be installed where the character and composition of the earth in the roadbed itself or adjacent terrain renders such installation necessary.
(a)
These combination drains shall be constructed as follows: The bottom 1/3 of the pipe shall be caulked with jute or equivalent material, and the pipe shall be laid in a stone bed for a depth equal to 1/2 the diameter of the pipe.
(4)
In continuous conduit runs, spacing between structures (inlets or manholes) shall not exceed 600 feet.
(5)
Structures (inlets or manholes) shall be located so as not to interfere with primary routes of pedestrian travel or any proposed handicapped ramp or similar facility.
(6)
Generally, sufficient inlets will be placed to eliminate any flow across any intersections.
D.
Open channels shall be designed to contain the required flow and shall have a design velocity low enough in the judgment of the Township Engineer so as not to cause erosion.
E.
Culverts or drains shall be constructed as specified herein.
(1)
The location, length, depth, grade, type and size of pipe shall be designated on the plans.
(2)
Trenches shall be bridged at the street crossings, intersecting streets and public and private entrances in such a manner that traffic will not be interrupted.
(3)
Easement of a width sufficient to allow proper maintenance, but in no case less than 15 feet, shall be provided for the outletting of all drains, pipelines, etc., to streams, existing storm drains or other legal drainage courses. These easements shall be granted to the Township in writing, the form of which is to be approved by the Township Attorney and the metes and bounds description to be approved by the Borough Engineer.
(4)
All nonpipe culverts shall be designed for AASHO H20-44 loading.
F.
Headwalls shall be provided at all terminations.
G.
Retaining walls installed in slope control areas shall be adequately designed to carry all earth pressures, including any surcharges. The heights of the retaining walls should not exceed 1/2 of the horizontal distance from the foundation wall of any building to the face of the retaining wall.
H.
Guardrails and/or railings shall be placed at all drainage structures where the interests of pedestrian or vehicular safety would dictate.
(1)
The reviewing agency may require that any open channel, other than naturally occurring streams, shall be fenced with chain link fencing 48 inches high if the banks of the channel are steeper than one foot vertically for every four feet horizontally and either the total depth of the channel exceeds four feet or the channel would be expected to have a depth of flow greater than two feet more often than once every 10 years.
(2)
For maintenance purposes, gates may be required by the municipal agency at approximately 200 foot intervals.
I.
Stormwater runoff restrictions in all proposed subdivisions and residential developments and all business, commercial and industrial development comprising a design limit for stormwater runoff shall be 0% increase of the runoff generated by the site in its natural conditions for the two, 10, 20 and 100 year storm unless downstream facilities have been determined to be fully adequate.
(1)
Runoff calculations shall be based on the rational method, or the Soil Conservation Service procedures TR-55.
J.
Special drainage provisions.
(1)
The existing system of natural drainage within each development shall be reserved to the maximum extent possible. To this end, the reviewing agency may require the preservation of natural drainage swales, recharge areas, wet weather ponds and similar features and may require suitable drainage and conservation easements and possible increases in lot size to allow usable lots with the preservation of such features.
(2)
Subject to review and approval by the reviewing agency, the design of the development may be modified to take advantage of the natural drainage features of the land.
§ 108-12.25 Storm drainage calculation criteria.
A.
The minimum design storm frequencies for drainage calculations shall be two, 10, 20 and 100 years. Detention and retention basin calculations shall include an analysis to show that a 100 year design storm will not overtop the basin wall.
B.
Velocity restrictions. In general, velocities in closed conduits at design flow should be at least 2.5 feet per second, but not more than the velocity which will cause erosion damage to the conduit, and velocities in open channels at design flow shall not be less than 1.5 feet per second and not greater than that velocity which will begin to cause erosion or scouring of the channel.
C.
All encroachments of natural waterways must be referred to the New Jersey Department of Environmental Protection, Division of Water Resources, for approval in accordance with statute.
D.
Storm drainage facilities.
(1)
In all proposed subdivisions and residential developments and all business, commercial and industrial developments, the peak runoff after development shall be no greater than the peak runoff prior to development for the storm frequency outlined.
(2)
A proposed development shall be considered exempt from Subsection D, if all the following requirements are applicable to the development:
(a)
The development is a residential development comprising a site or tract area of less than 10 acres or the development is a business, commercial or individual development comprising a site or tract area of less than five acres, and
(b)
The existing downstream stormwater facilities, for a distance up to 1,000 feet, from the proposed development can be demonstrated to possess adequate capacity to convey the additional runoff from the development, and
(c)
The downstream analysis shall be based upon full development within the drainage plan.
E.
Runoff calculation criteria.
(1)
Peak runoff after development shall be no greater than the peak runoff prior to development computed for the two, 10, 20 and 100 year design storm.
(2)
Design storm is defined as a 24 hour storm using Type III rainfall distribution recommended by the U.S. Soil Conservation Service when using U.S. S.C.S. procedures as outlined in TR-55.
(3)
For the purposes of computing existing runoff, site shall be assumed to be in good condition if the lands are pastures, lawns or parks, with good cover (if the lands are woods), or with conservation treatment (if the land is cultivated), regardless of actual conditions existing at the time of computation.
(4)
Time of Concentration and Travel Time Computations, for the purpose of computing site runoff, shall be estimated utilizing the methodologies as outlined in the Soil Conservation Service, TR-55.
(5)
Water Quality Control.
(a)
The one year, 24 hour, Type III storm or a storm of one and one-quarter (1 1/4) inches of rainfall in two hours shall be retained and released to allow 90% volumetric release in 18 hours (residential) and 36 hours (other).
(b)
Minimum orifice diameter shall be three inches.
(c)
Infiltration measures may be used to accomplish water quality requirements, but, the lowest point in the basin must be a minimum of four feet above the seasonal high groundwater for residential developments. For other development infiltration measures may be used on a case by case basis only, to avoid pollution of groundwater. Complete infiltration must occur within 72 hours.
(d)
In retention ponds, the water quality requirements shall be satisfied if the volume of the permanent pond is at least three times the volume of runoff produced by the water quality design storm.
F.
Design criteria for detention facilities.
(1)
Bottoms:
(a)
To promote complete emptying and prevent standing water or soggy surfaces, vegetated bottoms shall not be permitted.
(b)
Four foot wide, V-shaped concrete low flow channels shall be constructed with a minimum slope of 1/2 of a percent from all influent pipes to the discharge structure.
(c)
The lowest point in the pond bottom shall be at least four feet above the seasonally high groundwater level or bedrock unless adequate subsurface drains are provided.
(d)
Subsurface drains connected to low flow channels, principal outlet structures or other downstream discharge points are encouraged to promote quick and thorough drying of the facility bottom.
(2)
Embankments and side slopes.
(a)
For safe movement of personnel and safe operation of equipment, side slopes, greater than five feet in height shall be no steeper than four horizontal to one vertical. Side slopes less than five feet high should not exceed three horizontal to one vertical.
(b)
The minimum top width of the embankment shall be 10 feet.
(c)
The minimum elevation to the top of the settled embankment shall be one foot above the water surface in the detention basin with the emergency spillway at the maximum design flow or a minimum of two feet above the crest of the emergency spillway, whichever is higher.
(3)
Outlet structures.
(a)
Multiple level outlets or other fully automatic outlets shall be designed so that discharge rates from the development for all design storms will not be increased over existing conditions.
(b)
The discharged water shall not cause erosion or other damage.
(c)
Outlets shall be designed to function without manual, electric or mechanical controls.
(d)
Outlet orifice and weir plates should be constructed from aluminum or other light-weight, noncorrodible materials. The plates should be fastened to the structure with noncorrodible, removable fasteners. A gasket of neoprene or similar material should be placed between the plate and the structure wall. The opening in the structure wall, over which the plat is bolted, should have at least twice the area of the outlet orifice or weir.
(e)
To facilitate access and movement by maintenance personnel, principal outlet structures should have a minimum horizontal interior dimension of four feet.
(f)
To facilitate cleaning, trash racks should be comprised primarily of sloping bars aligned longitudinally (in the direction of flow). Perpendicular bars, aligned transverse to the direction of flow, should be added for strength and rigidity. In general, longitudinal bars shall be spaced a distance equal to 1/2 the diameter of the outlet orifice or 1/2 the width or height (whichever is less) of the outlet weir. Minimum and maximum spacings of two inches and six inches on center, respectively, are recommended. Transverse bars should be spaced as necessary for strength and rigidity.
(g)
Trash racks should be hinged or attached with noncorrodible, removable fasteners to allow access to the outlet orifice or weir by maintenance personnel.
G.
Storm sewer design and calculation criteria.
(1)
Storm sewers shall be designed utilizing the Rational Method. The minimum design storm frequency shall be 25 years.
(2)
Velocity restrictions. Velocities in closed conduits, at design flow, should be at least 2.5 feet per second, but not more than the velocity which will cause erosion damage to the conduit. Velocities in open channels, at design flow, shall not be less than 1.5 feet per second and not greater than two feet per second for unlined earth channels.
(3)
At transitions between closed conduits and open channels or different types of open channels, suitable provisions must be made to accommodate the velocity transitions.
§ 108-12.26 Street design and construction.
A.
All major and minor arterial, collector, local collector, local and marginal access streets shall be designed in accordance with the proposals contained in the Master Plan of the Township and in accordance with this subsection.
(1)
Upon receipt by the reviewing agency of any subdivisions or site plans calling for the installation of new streets or the extension of old streets, the plats shall be referred to the Township Engineer, Police Department, Fire Department and the First Aid Squad for review.
(a)
They shall make recommendations as to the acceptable minimum widths of each street and shall base the recommendations upon such factors as the location, proposed use and intensity of traffic, with an emphasis upon safety considerations of a fire, first aid and police nature.
(b)
These recommendations shall be submitted to the Township Engineer to be considered in conjunction with such studies and statistics and other data which the Engineer shall have assembled as a basis for determining minimum street widths within the Township.
(2)
The enumerated standards are to be construed as minimum standards and may be increased where, because of high traffic volumes, steep grades or other such reasons, the municipal agency determines that such action is necessary.
(3)
In residential subdivisions, the minimum street width required by the attached Schedule of Street Design Standards shall only be the minimum of 32 feet for certain minor street designed solely to allow access by residents to their homes. Under no circumstances is the minimum width of any street in the Township of Monroe to be less than 32 feet.
Schedule of Street Design Standards | |||
|---|---|---|---|
Street Classification | |||
Local | Collector Streets | Arterial Highways | |
Normal traffic capacity (ADT) | 400 | 3,000 | 10,000 |
Minimum right-of-way width (feet) | 50 | 60 | 100 |
Minimum paving width (feet) | |||
Two-way | 32 | 40 | 60 |
One-way | 25 | — | — |
Shoulder (or parking area) Width (1) | — | — | 2 at 8 feet |
Sidewalks | |||
Width (feet) | 4 | 4 | 4 |
Setback, from face of curb (feet) | 3 | 3 | 4 |
Design speed (mph) (3) | 40 | 50 | 60 |
Minimum radius of horizontal curvature at center line (feet) | 150 | 500 | 2,000 |
Minimum tangent between reverse curbs (feet) | 100 | 200 | 600 (4) |
Maximum longitudinal grade | 8% | 8% | 4% |
Minimum longitudinal grade | |||
Desirable | 0.75% | 0.75% | 0.75% |
Absolute | 0.40% | 0.40% | 0.40% |
Maximum longitudinal grade for 200 feet from each side of an intersection | 3.5% | 3.00% | — |
Minimum curb return radius at intersection feet (2) | 15 | 25 | 45 |
Vertical curve (5) Crest: minimum length equals 100 feet—based on stopping sight distance at design speed | |||
Sag: minimum length equals 100 feet—based on headlight illumination and stopping sight distance at design speed | |||
Maximum superelevation not required | — | — | 6% |
Pavement cross slope minimum | 3.00%(7) | 3.33%(8) | 1.50%(8) |
Curb face required inches (6) | 6 | 8 | 8 |
Minimum property line corner radius feet (2) | 5 | 15 | 30 |
NOTES: |
(1) Shoulders or parking areas as may be required. |
(2) When dissimilar streets intersect, the larger radius will be used. |
(3) For sight distance and vertical curve calculation only. |
(4) As required to run out super elevation (1% per section of travel at design speed). |
(5) Not required if algebraic difference of intersecting grades does not exceed one. |
(6) Except in superelevation areas. |
(7) A six inch crown. |
(8) An eight inch crown. |
(9) The roadway widths outlined in various sections of this chapter which are applicable to specific uses shall apply. |
(10) In artery highways, an eight foot wide median strip shall be provided in the center of the roadway to separate traffic. |
B.
The arrangement of streets not shown on the Master Plan or Official Map shall be such as to provide for the appropriate extension and/or realignment of existing streets, except that local and collector streets should only be extended when such extension is necessary, and the municipal agency concurs that such extension will promote safety and conform to the street standards contained elsewhere in this chapter.
C.
Where developments abut existing roadways, sufficient right-of-way shall be reserved to provide the right-of-way width proposed for the functional classification of the street question.
D.
Local streets shall be designed in accordance with the schedule of street design standards and the requirements contained herein:
(1)
No street or road shall be designed which has an elevation at the center line lower than the 100 Year Flood Elevation of the area as shown on the Flood Insurance Rate Map.
(2)
Local streets shall be arranged to discourage through traffic.
(3)
Culs-de-sac (dead-end streets) should have a centerline length, from the intersecting street center line to the center point of the turnaround of the cul-de-sac of not less than 100 feet nor longer than 2,000 feet and should not provide access to more than 25 lots or as applicable within the design criteria of specific zones in this chapter.
(a)
They shall provide an end turnaround with a pavement radius of not less than 50 feet and a property line radius of not less than sixty (60) feet and tangent whenever possible to the right side of the street, when viewed toward the closed end.
(b)
In the event that it is contemplated that a dead-end street shall be extended in the future, a temporary turnaround, meeting the aforementioned design criteria shall be required, and provisions shall be made for future extension of the street and reversion of the excess right-of-way to the adjoining properties.
(4)
Loop streets should provide access to not more than 45 lots.
(5)
P-loops, which are loop streets with a single access point, should have an entrance not exceeding 700 feet in distance from the loop intersection.
(a)
There should also be provided an emergency vehicular and pedestrian right-of-way of 15 feet width from the loop providing access to a street which is not a part of the P-loop.
(b)
The loop of a P-loop should have a street length not exceeding 3,000 feet.
(c)
P-loops should provide access to no more than 45 lots, and the entrance street should be designed in accordance with the design standards for collector streets.
E.
In any development, it shall be the duty of the reviewing agency to approve classification of proposed streets according to their use, and in accordance with the federal classification of roadways. In making decisions, the reviewing agency shall refer to the Master Plan and the Middlesex County Planning Board classification of roadways and shall consider conditions within the development and the surrounding areas and shall use as a guide the street classification and criteria contained herein:
(1)
A "local street" is a street serving only single-family residences and, where feasible, should be either a cul-de-sac or a loop street meeting the requirements hereinabove set forth:
(2)
A "collector street" is generally a street gathering traffic from local streets and feeding it into a system of arterial highways.
(a)
Even if laid out as a local street, a street should be considered a collector street if it provides access or could provide access to more than 150 lots, or would be utilized by traffic other than residential in nature.
(b)
Collector streets, should generally be expected to carry traffic volumes of approximately 3,000 vehicles per day.
(c)
The design speed of collector streets, for alignment and sight distance purposes, should be 50 miles per hour.
(3)
"Arterials" are any Federal, State or County highways intended to carry traffic between other arterials and from the Township to destinations outside the Township.
(4)
Street classifications will be approved by the municipal agency in accordance with the foregoing definitions, in accordance with the provisions of the Master Plan and Official Map, if such is adopted, in accordance with the provisions of applicable County and State regulations or plans or, in the absence of specific information from the above, in accordance with its own best judgment concerning the use to which the various streets in any development will be put.
F.
All lots abutting collector streets should be provided with suitable driveway for two cars with turnarounds eliminating any necessity for vehicles to back into the collector street.
G.
Other means of providing a satisfactory buffer separating through and local traffic shall be provided as may be deemed proper by the municipal agency.
H.
Dwellings on corner lots shall have their driveway access on the roadway designed and intended to carry the lesser amount of traffic.
I.
Street intersections shall be designed according to the standards contained herein:
(1)
No more than two streets shall cross the same point. Street intersections shall be at right angles wherever possible, and intersections of less than 60 degrees (measured at the center line of streets) shall not be permitted.
(2)
Local streets should not enter the same side of collector streets at intervals of less than 500 feet or arterials at intervals of less than 1,200 feet.
(3)
Street jogs with centerline offsets of less than 125 feet shall be avoided. Streets which enter collectors or arterials from opposite sides shall be directly opposite to each other or must be separated by at least 300 feet between their center lines measured along the center line of an intersected collector; or 500 feet along the center line of an arterial.
(4)
Four way (cross) intersections involving minor or collector streets shall be avoided.
J.
Street layouts should be in accordance with the provisions contained herein:
(1)
Curved local streets are preferred to discourage speed and monotony. The maximum tangent distance between curves shall not exceed 1,000 feet.
(2)
The municipal agency in all cases may require provisions for continuing circulation patterns onto adjacent properties and, for this purpose, may require the provision of stub streets (street extensions) abutting adjacent properties.
(3)
Residential development areas containing more than 100 lots or housing units should have two access points from collector streets or arterial highways.
(4)
A tangent at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.
K.
Street names and development names shall not duplicate, nearly duplicate or be phonetically similar to the names of any existing streets or developments in the Township or contiguous areas of other communities. Any continuation of an existing street shall have the same street name. Names of new streets shall be assigned by the Cultural and Heritage Commission.
L.
The developer shall complete all improvements to the limits of the development, unless other provisions have been made and approved by the municipal agency.
(1)
In those instances where completion of certain improvements would not be possible until the development of adjacent land takes place, alternate temporary improvements may be constructed subject to the approval of the municipal agency.
(2)
Cash or a certified check representing the difference between the value of the temporary improvements and the required improvements may be accepted by the Township Council to be credited toward the completion of such improvements at such time as the adjacent land develops.
M.
The right-of-way width and other standards for internal roads and alleys in multifamily, commercial and industrial developments shall be determined by the municipal agency on an individual basis and shall, in all cases, be of sufficient width and design to safely accommodate maximum traffic, parking and loading needs, and maximum access for firefighting equipment and shall generally conform to the requirements herein.
N.
There shall be no reserve strips or areas controlling access to streets except where control and disposal of the land comprising such strips or areas have been placed under jurisdiction of the Township Council under conditions approved by the municipal agency.
§ 108-12.27 Street excavation permits.
Subdivision abutting public rights-of-way shall not be exempt from the requirement of the Township Street and Sidewalk Ordinance.
§ 108-12.28 Streetlighting.
A.
For all projects which require Board approval, the developer shall arrange streetlighting service upon the appropriate tariff and prevailing government rules and regulations. The developer shall pay for the cost of the installation of streetlighting. Accordingly, the appropriate tariff is hereby defined as the "Contribution Fixture" tariff or its equivalent.
The reviewing agency may alter the streetlighting requirements as it deems appropriate due to special circumstances including but not limited to intersections, curves, culs-de-sac and collector or arterial roadways.
[Amended 5-4-98 by Ord. No. 0-5-98-017]
B.
The serving public utility shall install wiring in addition to that on the approved streetlighting plan where said additional wiring is required to accommodate the full plan in accordance with the utility's filed tariff and approved procedure at the time.
C.
The cost of this additional wiring shall be the responsibility of the subdivider.
D.
Streetlighting shall be installed, as directed by and subject to approval by the reviewing agency, prior to the certificates of occupancy being issued.
E.
The cost of the additional wiring and electricity for streetlighting for all streets within the development shall be paid for by the owner or subdivider until streets are accepted by the Township, all certificates of occupancy have been issued and the Township Council has authorized the release of all performance bonds upon completion of all improvement for the development.
F.
No major subdivision plat shall receive final approval unless the suggested streetlighting plan of the electric utility is shown thereon.
G.
No subdivision plat shall receive final approval unless the suggested streetlighting plan of the electric utility is shown thereon.
H.
After final acceptance, operation and maintenance costs of the streetlighting shall be the responsibility of the Township.
I.
All wiring shall be underground.
§ 108-12.29 Street signs.
A.
Street signs shall be appropriate metal street signs of a type and size approved by resolution of the Township Council and shall be properly installed at each street intersection.
B.
Street signs shall be placed two per intersection on the near right-hand corner as viewed from both directions on the street which is expected to carry the greatest traffic through the intersection at locations approved by the Township Engineer.
C.
Mountings shall be in accordance with the standard procedures of the Township, or with requirements adopted by the Township Council.
D.
Street signs shall be placed before any certificate of occupancy for houses on the subject street are issued.
E.
New street names shall be approved by the Township Engineer.
[Added 4-5-99 by Ord. No. 0-4-99-015]
F.
Any extension of an existing street shall retain the name of the existing street.
[Added 4-5-99 by Ord. No. 0-4-99-015]
§ 108-12.30 Street trees.
A.
Any person erecting or constructing any new buildings or residences within the Township which require site plan or subdivision approval shall plant pollution resistant shade trees on the property owner's side of the sidewalk adjacent thereto.
B.
Street trees shall be planted on the property owner's side of the sidewalk, not to lie closer than five feet to existing or future sidewalks.
(1)
In all cases, said trees shall be planted within the municipal right-of-way in a place which shall not interfere with utilities.
(2)
Trees shall be of pollution-resistant varieties selected from among species determined by Shade Tree Commission.
(3)
The municipal agency in consultation with the Shade Tree Commission may reduce or waive such plantings if there are approved varieties of trees growing along such right-of-way or on the property abutting the street line. A developer shall make a donation to the Shade Tree Fund in lieu of the required plantings.
C.
The subdivider or developer shall be required to plant such number of trees as shall be necessary, when taking into consideration existing trees, to provide at least one tree in every 50 feet of front yards.
[Amended 12-4-95 by Ord. No. 0-12-95-057]
(1)
Pollution-resistant shade trees shall be planted along all private streets, undedicated roads, drives and parking areas at intervals of not more than 50 feet of curbing or edge of pavement.
(2)
No tree shall be planted less than 25 feet from an existing or proposed streetlight or street intersection.
D.
Pollution-resistant trees referred to above shall be selected from along species determined by the Shade Tree Commission. Species may include those approved for this purpose by the Middlesex County Shade Tree Commission. Suitable trees shall be selected on the basis of specific site conditions.
E.
All shade trees to be hereafter planted in accordance with this chapter shall be nursery grown or of substantially uniform size and shape and shall have straight trunks.
(1)
Ornamental trees need not have straight trunks but must conform in all other respects to the provisions for trees and tree plantings outlined in this chapter.
(2)
All trees shall be of Grade A nursery stock, with a minimum caliper of two to two-and one-half (2 1/2) inches measured one foot from the butt.
§ 108-12.31 Swimming pools.
A.
All types of private swimming pools to be located within residential side or rear yards are governed by the requirements contained herein, including:
B.
All lighting fixtures for a private swimming pool shall be installed so as to comply with all applicable safety regulations and shall be shielded so as to prevent any direct beam of light from shining on any adjoining property.
C.
No overhead electric lines shall be carried across any swimming pool or wading area.
D.
No activities shall be conducted at any private swimming pool which shall cause undue noise or constitute a nuisance to any neighbor.
E.
When an application is made for a permit to construct and locate a private swimming pool, the applicant shall obtain approval from the Construction Official as to the suitability and adequacy of design, materials and construction or construction specifications of said pool, including all accessory equipment, apparatus and appurtenances thereto. The application for a private swimming pool building permit shall identify the building pool, all accessory equipment and apparatus, the type of pool, all basic dimensions, the location of steps, diving stands, boards and the location and detail specification of the enclosure and gate on the lot.
F.
An outdoor private swimming pool shall be located not less than eight feet from the side or rear of the residence on a building lot, or beyond the building setback lines.
G.
The pump of a filtration or pumping station of a private swimming pool shall be located not less than 10 feet from any side or rear property line.
H.
Private pools situated or extended above ground level and less than 50 feet from an abutting property shall be surrounded by a suitable drainage system leading to a street or brook so as to be able to carry away all the water in the pool in the case of a break.
I.
Permanent in-ground pools shall be surrounded entirely by a fence, with no openings greater than two inches square, and meeting the requirements of the New Jersey Uniform Construction Code; however, sides of the residence may serve as part of the enclosure.
(1)
The fence shall be located not less than six feet from the closest edge of the pool.
(2)
Fences shall be at least four feet high, and, if made of wire, they must be of the chainlink-type.
(3)
All supporting structures shall be on the inside of the fence, and the top of such support shall be at least one inch lower than the top of the fence.
(4)
Permanent aboveground pools constructed with an attached fence being at least four feet in height above ground level and meeting the requirements of the New Jersey Construction Code need no additional fencing.
(5)
Temporary aboveground pools, when not in use, must be emptied or covered with a suitable protective covering, securely fastened or locked in place unless enclosed by a fence meeting the requirements for a permanent inground pool.
J.
Any opening or openings in the fence to afford entry to the pool shall be equipped with a gate similar to the fence and shall extend from not more than two inches above the ground to the height of the fence. The gate shall be of a self-closing type, opening outwardly only and shall be equipped with a lock and key or padlock and chain, and shall be kept locked, except when the pool is in use.
§ 108-12.32 Traffic control devices.
A.
The developer shall, prior to final acceptance, install all traffic control devices required within any development or, with the consent of the Township Council, may pay to the Township Treasurer a nonrefundable sum, in cash or certified check, in the amount set by the Township Engineer equal to the cost of all necessary traffic control devices not installed by the developer.
B.
Traffic control devices shall include, but are not limited to, signs, traffic lines, lights, reflectors and channelizing markers.
(1)
The number, type, legend, placement and size of all traffic control devices shall be in accordance with the Manual on Uniform Traffic Control Devices by the United States Department of Transportation and the requirements of municipal, county and state regulations.
(2)
Proposed devices shall be according to an approved plan submitted at the time of final plat approval.
C.
Construction details of all proposed traffic control devices shall be in accordance with standards prepared by the Township Engineer and approved by the Township Council.
D.
Where traffic signals are required, they shall be equipped with emergency vehicle detection controller assemblies to provide for the transfer or preemption of the normal control of the signals to a special signal control mode for the purpose of emergency vehicle transport, the control of which shall provide for the safe termination of normal traffic control to provide the priority need of emergency vehicle transport. The mode of detection shall be coordinated with other signals throughout the Township in order to provide a uniform system throughout the Township. All proposed traffic signals and controls shall be certified for conformance with applicable standards and coordination with other such Township facilities by the Township Engineer, after conferring with the Police Department, all Fire Districts, and the First Aid Squad.
[Added 9-3-98 by Ord. No. 0-9-97-031]
§ 108-12.33 Utilities.
A.
All utility lines and necessary appurtenances, including but not limited to electric transmission and electric and gas distribution, communications, streetlighting and cable television, shall be installed underground within easements or dedicated public rights-of- way in accordance with the Typical Utility Layout and Typical Road Section or in such other configuration as set forth by the approving body, Township Engineer and utility companies where necessary and appropriately coordinated.
B.
Utilities may be required to be located along the rear property lines or elsewhere with easements as provided in this article.
(1)
All utility installation shall be connected with a public utility system and shall be adequate for all present and probable future development of the subdivision.
(2)
Wherever the utility is not installed in the public right-of-way, an appropriate utility easement not less than 25 feet in width shall be provided and located in consultation with the utility companies and/or Township departments concerned.
C.
For all major subdivisions, the developer shall arrange with the serving utility for the underground installation of the utility's distribution supply lines and service connections in accordance with the provisions of the applicable standard terms and conditions incorporated as part of its tariff as the same are then on file with the State of New Jersey Board of Public Utilities and shall submit to the municipal agency, prior to the granting of final approval, a written instrument from each serving utility which shall evidence full compliance with the provisions of this section; provided, however, that lots in such subdivisions which abut existing streets or public rights-of-way where overhead utility distribution supply lines have theretofore been installed on a portion of the streets involved may be supplied with service from such overhead lines or extensions thereof, but the service connections from the overhead lines shall be installed underground.
D.
In any event, new buildings service connections for all multifamily developments and for any industrial, commercial or office development containing a floor area of 10,000 square feet or more shall be installed underground. All other new service connections shall also be installed underground unless a specific waiver is granted by the municipal agency.
E.
Where a state permit is required for utilities, the applicant shall submit said permit prior to any final approval or issuance of a building permit as determined by the Planning Board.
F.
Meters may be mounted on exterior walls. All meters shall be screened so that they are not visible from any internal or public streets, and access satisfactory to the supplying utility is maintained.
§ 108-12.34 Water supply.
Prior to the approval of any final plat, the full approval of any public water system must have been obtained from the Monroe Township Municipal Utilities Authority and filed with the municipal agency, or the final approval will be continued upon full approval from the Monroe Township Municipal Utilities Authority.
§ 108-12.35 Refuse and recycling.
[Added 12-3-07 by Ord. No. 0-12-2007-045]
A.
Residential.
(1)
Each major application for residential development shall include provisions for the collection, disposition, and recycling of recyclable materials and refuse. Each multifamily complex must provide sufficient bins in a convenient location or locations, in a common area, as drop-offs for storing refuse and recyclables until collection occurs. The holding area shall provide for truck access and loading, shall be suitably lit, signed, screened from view, and set back from property lines. The screening shall include a solid wall and evergreen vegetation buffers equal to or greater than the height of the storage receptacles upon planting. A recycling system shall be in place during the construction phase.
B.
Nonresidential.
(1)
Each application for a nonresidential use which utilizes 1,000 square feet or more of land shall include provisions for the collection, dispositions and recycling of pallets, recyclable materials and refuse. The applicant shall provide a screened storage area. The storage area shall be designed for truck access for pickup of materials and shall be suitably lit, signed, and screened from view if located outside a building by a solid wall and evergreen vegetation buffers equal to or greater than the height of the storage receptacles upon planting. A recycling system shall be in place during the construction phase.