Somers Point City Zoning Code
ARTICLE XXIV
Design and Improvement Standards
§ 114-172 Standards as minimum; installation of improvements or performance guaranty required.
The standards of the City of Somers Point, as established within the various zoning districts of the city and as listed in this article, are to be considered minimum. Prior to the granting of final approval for a subdivision or site plan, the developer shall have installed improvements required by the Planning Board or have posted a performance guaranty sufficient to cover the costs of said improvements. Improvements may include those recommended by state and county agencies which have participated in the review. Construction standards and required improvements are intended to protect the general health, safety and welfare. In certain instances all of the improvements listed in this article may not be appropriate, in which case the Planning Board may issue a waiver. Standards established within this chapter and those ordinances hereafter adopted by the city shall govern design, construction and installation of improvements within the City of Somers Point by a subdivider, developer, constructor or agent. Failure to conform to these specifications shall be just cause for suspension of work without right to claim damages from the city, its officers or agents for such stoppage.
§ 114-173 Adherence to generally accepted engineering standards in certain cases.
In the event that the city has not adopted standards for a specific type of improvement, generally accepted engineering standards, as set forth in accepted engineering and construction manuals and modified as necessary by the City Engineer, shall be used.
§ 114-174 Inspections; notice upon failure to comply; suspension of work.
Prior to construction, all stakes and grades shall be set by a licensed land surveyor and a set of the notes resulting shall be filed with the City Engineer. Before work commences, the City Engineer shall be notified, and under no circumstances shall underground work be covered until inspected by the appropriate official. If, during construction, the subdivider/developer fails to meet specified requirements or to correct unacceptable work, he shall be notified of such failure by certified mail, return receipt requested, with instructions for correcting the situation. If corrections have not been made within 10 days, the city shall serve the subdivider/developer with notice of failure to comply, with a copy to the Planning Board, and work may be suspended.
§ 114-175 Required site conditions.
A.
Prior to and during construction, no topsoil shall be removed from the site or utilized as fill without approval of the Construction Official or City Engineer. Soil displaced by construction shall be redistributed so as to provide a six-inch base throughout the development which shall be stabilized by seeding and planting.
B.
Developed areas shall be cleared of all stumps, litter, rubbish, brush, dead and dying trees, roots, debris and scrap building materials prior to receipt of a certificate of occupancy. None of these materials shall be buried within the City of Somers Point.
C.
All fill shall be clean and free of decaying materials.
D.
No changes shall be made in elevations or contours on the site other than those shown and approved on the preliminary plat.
E.
During construction, the site shall be left daily in a sanitary and safe condition. The Construction Official may require installation or construction of temporary improvements on the site to prevent personal injury, property damage, health hazards, erosion and flooding. Such improvements may include grading, retaining walls, pipes, culverts and other site specific improvements to limit negative impacts.
F.
Where existing materials and soil conditions are not satisfactory for utility and street construction, the unsatisfactory material shall be excavated and replaced with approved fill.
§ 114-176 Roadways.
The subdivider/developer shall observe the following requirements and standards:
A.
The Planning Board will take into consideration the officially adopted Master Plan or an Official Map in review and approval of subdivision plats.
B.
Local streets shall be so designed as to discourage through traffic.
C.
Subdivisions abutting arterial roads shall provide a marginal service road with an approved buffer strip as a means of separation of through and local traffic.
D.
E.
No residential service street may be connected directly to any artery other than a collector street.
F.
Streets having a right-of-way of 50 feet shall not be less than 30 feet wide between curblines, and streets having a right-of-way of 60 feet shall not be less than 40 feet wide between curblines.
G.
Subdivisions that adjoin or include existing streets that do not conform to widths as shown on the Master Plan or Official Map or the street width requirements contained in this section shall dedicate additional width along either one or both sides of said road. If the subdivision is along one side only, 1/2 of the required extra width shall be dedicated.
H.
No street shall have a minimum grade of less than 0.3%. All streets shall have a crown of not less than six inches.
I.
Streets shall be as nearly at right angles as is possible, and in no case shall such streets be at an angle of less than 75°. The block corners at intersections shall be rounded at the curbline, with a curve having a radius of not less than 10 feet.
J.
Street jogs with center-line offsets of less than 100 feet shall be prohibited.
K.
A tangent at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.
L.
When connecting street lines deflect from each other at any one point by more than 10° but not more than 45°, they shall be connected by a curve with a radius of not less than 100 feet for minor streets and 300 feet for arterial and collector streets.
M.
Dead-end streets (culs-de-sac) shall not be longer than 400 feet. They shall be provided with an unobstructed turning radius of at least 50 feet, the end of which shall be tangent, whenever possible, to the right side of the street. If a dead-end street is of a temporary nature, a similar turnaround shall be provided and provisions made for future extension of the street and reversion of the excess right-of-way to the adjoining properties.
§ 114-177 Surface drainage.
Where drainage water from the streets shown on the plat discharges on the property of either the owner or others, proper easements shall be obtained by the applicant and shall be furnished to the city, covering the rights to discharge such drainage water.
§ 114-178 Blocks.
A.
Block lengths and widths or acreage within bounding roads shall be such as to accommodate the size of the lot required in the area by this chapter and to provide for convenient access, circulation control and safety of street traffic.
B.
In blocks over 700 feet long, pedestrian crosswalks shall be required in locations deemed necessary by the Planning Board. Such walkways shall be 10 feet wide.
§ 114-179 Street surfacing; curbs and gutters.
A.
Subgrade. Where fill is required, the underlying ground surface shall be stripped of all brush and trees before filling is commenced. The material used for fill shall be suitable therefor and shall be free from any matter that may decay. The fill shall be formed in successive layers, and each layer compacted by operating the construction equipment over it until it is firm and unyielding before the next layer is placed. Before construction of the gravel base is commenced, the subgrade shall be neatly dressed to the proper lines, grades and cross sections.
B.
Pavement foundation.
(1)
The pavement foundation shall consist of six inches of compacted gravel and four inches of bituminous stabilized base. The gravel base course may require a prime coat of asphaltic oil, if so directed by the City Engineer.
(2)
The gravel base course shall consist of six inches of compacted road gravel, Type 2, Class A or B, conforming to the requirements of the New Jersey State Highway Department Standard Specifications. The finished subbase shall be thoroughly compacted and bound together, hard, smooth and even, free from defects and at the proper grade and contour.
(3)
The bituminous stabilized base course shall comply with the requirements of Section 3.2A (Mix No. 1) of the New Jersey State Highway Department Standard Specifications.
C.
Bituminous concrete pavement. Streets shall be permanently paved with two-inch-thick bituminous concrete pavement, Type FABC-1, Mix No. 5. The pavement shall be constructed in accordance with the requirements of the New Jersey State Highway Department Standard Specifications.
D.
Curbs, gutters and sidewalks.
[Amended 7-24-1986 by Ord. No. 13-1986]
(1)
General requirements. No construction, reconstruction, repair or alteration of any sidewalk, curb or driveway shall be undertaken or performed without a permit for the same first being issued by the Construction Code Official, pursuant to the construction specifications set forth hereafter.
(2)
Development. All new construction, changes in use, additions or alterations, either residential or commercial, shall require curbs, sidewalks and driveways, unless specifically waived by the Planning Board or municipal agency.
[Amended 7-9-1992 by Ord. No. 20-1992]
(3)
Lines and grades. No construction, reconstruction, repair or alteration along any street, alley or other public right-of-way shall be permitted or undertaken without lines and grades for the same being established by either a New Jersey licensed professional engineer or land surveyor and approved by the Construction Official.
(4)
Curbs. The construction, reconstruction, repair or alteration of any curb shall conform to the following requirements:
(a)
Forms. All curbs shall be constructed with metal forms set true to line and grade.
(b)
Construction details. Curbs shall be a minimum of eight inches wide at the base, six inches wide at the top and 18 inches in depth. Open joints shall be provided in intervals of 10 feet and one-half-inch bituminous expansion joints every 20 feet. A vertical front face of six inches normally shall be provided.
(c)
Materials and methods of construction. Curbs shall be constructed of concrete having a minimum compressive strength of 3,500 pounds per square inch at 28 days and a maximum slump of four inches at time of placement. Cement shall be Type I-air entrained. Fine and coarse aggregate shall conform to the New Jersey State Highway Standard Specifications for Road and Bridge Construction. Coarse aggregate shall be three-fourths- or five-eighths-inch size. Methods of construction shall conform to Section 5.5.3 of the above-noted specification.
(d)
New curbing. All new curbing shall be constructed along full street and avenue frontage of new residential or commercial development.
(e)
Curb opening. Curb opening shall be permitted at the discretion of the Construction Official. Permit request shall include a scale drawing of the proper curb opening and driveway area. Curb openings shall be depressed to a point 1 1/2 inches above the street surface.
(5)
Sidewalks and driveways. The construction, reconstruction, repair or alteration of any sidewalk or driveway shall conform to the following requirements:
(a)
Materials and methods of construction. Concrete utilized for any construction, reconstruction, repair or alteration of sidewalks shall be as specified in Subsection B(3) of this section. Methods of construction shall conform to Section 5.8.3 of the New Jersey State Highway Department Standard Specification for Road and Bridge Construction.
(b)
Construction details. Sidewalks and driveways shall have a minimum concrete thickness of four inches, except where the sidewalk is part of a driveway, in which case the minimum concrete thickness shall be six inches. Minimum sidewalk width shall be four feet, except in those blocks or areas where partially developed sidewalks of lesser or greater widths exist. In those situations, the Construction Official may permit or require such other widths to conform to the adjacent sidewalks. That portion of the driveway from the interior property line to the street shall have a minimum thickness of six inches and shall be constructed of concrete. The width of the driveway shall be determined by the Construction Official, who shall consider the size of the adjoining house, the size of the garage and the expected number of cars to utilize the driveway in making any decision.
[Amended 9-23-2010 by Ord. No. 9-2010]
(6)
Corner curb ramp. The construction, reconstruction, repair or alteration of any curb or sidewalk adjacent to a street corner shall provide ramps for the physically handicapped as required by state and federal law. Construction details shall conform to the design standards of the New Jersey Department of Transportation as established July 19, 1976, and on file with the Construction Code Official and City Engineer.
(7)
Fees. The permit fee for construction, reconstruction, repair or alteration shall be $0.15 per linear foot of curb, sidewalk or driveway, with a minimum fee of $10.
(8)
Repair and replacement of deteriorated curb and sidewalk. The Construction Official shall have the responsibility of inspecting existing curbs and sidewalks in the City of Somers Point to determine if the condition of any portion of any curb or sidewalk presents a hazard or danger to the public safety or to those persons using the sidewalk or curb.
(9)
Notice to owner to construct or repair.
(a)
If, upon adequate inspection, it is determined by the Construction Official that a sidewalk or curb or any portion thereof is a hazard or danger to public safety, the Construction Official shall cause a notice to be served upon the owner of the lot in front of which said sidewalk or curb is located, which notice shall contain a description of the property affected, sufficiently definite in terms to identify the same, as well as a description of the required construction or repair, and a notice that, unless said improvement shall be completed within 30 days after service thereof, it is the intention of the City of Somers Point to make the same or cause it to be done. Such notice shall be served upon the owner or owners in person or by leaving the same at their usual place of residence with a member of their family above the age of 14 years. Where any such owner or owners do not reside in the City of Somers Point, such notice shall be served upon them personally or by certified mail to their last known address or upon the agent of the owner in charge of the property. In the event that the owner of such property is unknown or service cannot, for any reason, be made as herein above described, notice thereof shall be published at least once, not less than 30 days before the making of such improvements, in a newspaper circulating in the City of Somers Point. Proof of service shall be filed with the Tax Collector within 10 days of service.
(b)
In the event that the owner of any lot shall refuse to comply with the notice prescribed in Subsection D(9)(a) above, the Construction Official shall cause the sidewalk or curb to be constructed or repaired by employees of the City of Somers Point or an independent contractor chosen to perform such construction or repair. Any such construction, reconstruction, repair or alteration shall conform to the construction requirements of this chapter.
(c)
When any sidewalk or curb shall be constructed or repaired, a true and accurate account of the cost and expense incurred shall be kept and apportioned among the properties improved and proportioned to the frontage of their respective lands, and a true statement of such costs, under oath or affirmation, shall be forthwith filed by the Construction Official in charge of such improvements with the City Clerk and Tax Collector. Upon filing with the Tax Collector, he shall record the same in the assessment book. Such assessment shall, from the date of confirmation, become due and payable and shall remain a first lien upon the lots upon which they are filed until paid and shall bear interest at the rate of 8% per annum from the expiration of 30 days after the date of confirmation. The Tax Collector shall further cause a notice of the assessment in the amount thereof to be given to the owners of properties assessed, either personally or by certified mail directed to the owner at his last known address.
§ 114-180 Sanitary sewage.
A.
Provisions shall be made to convey sanitary waste from each lot through laterals and interceptors of sufficient size, material and capacity to collectors and then to trunk sewers to public treatment facilities. Such provisions shall be shown on a set of plans accompanying the preliminary plat.
B.
The following information shall accompany the detailed provisions:
(1)
An estimate from the subdivider/developer of the daily flow from the proposed development based upon an average daily flow of 100 gallons per person per day for residential use and comparable data for commercial use.
(2)
A signed statement from the Atlantic County Sewerage Authority and the Somers Point Sewerage Authority that the proposed flow can be adequately handled by existing facilities.
(3)
An estimate of total per capita water use for the proposed development based upon an average usage of 100 gallons per person per day for residential use and comparable use data for commercial use.
(4)
Minimum grades for sewers for each size used, all sizes, slopes and invert elevations.
(5)
A signed statement from the designing engineer that the proposed project complies with all health regulations of New Jersey, Atlantic County and the City of Somers Point.
C.
All sanitary sewers will be designed in conformance with the requirements of the Somers Point Sewerage Authority and shall be approved by the Somers Point Sewerage Authority and the Atlantic County Sewerage Authority before any construction may begin.
§ 114-181 Water supply.
A.
Provisions shall be made and shown on a set of plans accompanying the preliminary plat for adequate water supply to each lot. In addition to locations and diameters of pipes, hydrants, blowoffs and valves, the plan submitted shall include capacity and size of mains. Design capacity of mains shall be such as to provide a minimum pressure of 20 pounds per square inch at peak demand plus fire flow. All pipes used in water mains shall be ductile iron with a minimum diameter of six inches.
B.
General design requirements.
(1)
Wherever possible, distribution mains shall be laid in the loop system to eliminate dead ends. Dead ends, if unavoidable, shall have a fire hydrant, flushing hydrant or blowoff for flushing purposes.
(2)
All distribution mains shall be provided with sufficient earth or other suitable cover to prevent freezing. All water distribution mains shall have a minimum of two feet of cover.
(3)
Adequate disinfection of all new distribution mains prior to use shall be required.
(4)
Water mains and sewers shall be separated by a horizontal distance of 10 feet. If such lateral separation is not possible, water and sewer lines shall be in separate trenches with the sewer at least 18 inches below the water main, or with other such separation as approved by the Engineer.
(5)
At crossings of sewers and water mains, the sewer shall, in general, be at least 18 inches below the bottom of the water main. Where this is not possible, the sewer shall be constructed of cast-iron pipe for a distance of at least 10 feet on either side of the crossing, or other suitable protection as approved by the Engineer.
§ 114-182 Stormwater control.
[Amended 11-29-1984 by Ord. No. 29-1984]
A.
Provisions shall be made and shown on a set of plans accompanying the preliminary plat for collection and conveyance of stormwater on-site and, as required, offsite, and for proper connection with and approved system and/or stormwater management system. Stormwater management systems shall be governed by and in accordance with § 114-183 or Article XXIX of this chapter, as applicable.
[Amended 10-27-1988 by Ord. No. 16-1988; 3-23-2006 by Ord. No. 5-2006]
B.
Collection system basis shall be in accordance with the rational method of design using the formula:
Q | = | AIR | |
Where: | |||
Q | = | The required capacity in cubic feet per second for the collection system at the point of design. | |
A | = | The tributary drainage area in acres and shall include areas tributary from outside sources as well as from within the subdivision itself. | |
I | = | The rainfall intensity in inches per hour and shall be determined from Rainfall Intensity Duration Curves for New Jersey as prepared by the New Jersey Department of Transportation. | |
R | = | The coefficient of runoff applicable to the area based upon soil conditions, average slope of the area and degree of ultimate area development. In no case shall "R" = less than 0.30. | |
C.
Runoff coefficients.
Land Use Type | Runoff Coefficients |
|---|---|
Business: | |
Downtown areas | 0.70 to 0.95 |
Neighborhood areas | 0.50 to 0.70 |
Design commercial centers | 0.35 to 0.50 |
Residential: | |
Single-family areas | 0.30 to 0.95 |
Multifamily units | 0.60 to 0.75 |
Residential (suburban) | 0.25 to 0.40 |
Planned industrial | 0.50 to 0.80 |
Parks; cemeteries | 0.10 to 0.25 |
Playgrounds | 0.20 to 0.35 |
Unimproved areas | 0.10 to 0.30 |
Surface Type | Runoff Coefficients |
|---|---|
Streets: | |
Asphalt | 0.70 to 0.95 |
Concrete | 0.80 to 0.95 |
Drives and walks | 0.75 to 0.85 |
Roofs | 0.75 to 0.95 |
Lawns; sandy soil: | 0.05 to 0.10 |
Flat, 2% to 7% grade | 0.10 to 0.15 |
Average, 2% to 7% grade | 0.10 to 0.15 |
D.
Flow design criteria.
(1)
Flow design criteria shall be based upon a design that will be equaled or exceeded on a frequency of once every 15 years. System design will be based upon Mannings Formula:
D | = |  | |
Where: | |||
D | = | The diameter of the pipe in feet | |
Q | = | The average discharge in cubic feet per second | |
N | = | The coefficient of friction determined by kind of pipe | |
S | = | The slope of the pipe in feet per foot | |
(2)
The minimum velocity at flowing full condition shall be three feet per second.
E.
The system of collection shall include the following:
(1)
Curbs six inches wide and 18 inches deep shall be constructed of Class B concrete and true required lines, grades and curvatures.
(2)
Catch basins and manholes shall be constructed in accordance with New Jersey Standard Specifications for Road and Bridge Construction, 1961 Edition, as amended. Access manholes shall be required at three-hundred-foot intervals. Sufficient catch basins will be installed at each intersection to avoid gutter overflow and at low points in street grades.
(3)
Reinforced concrete pipe shall be utilized which shall be minimally 15 inches in diameter laid in straight alignment. All transitions in slope, change of direction or pipe size shall be confined to manholes or catch basins. Such pipes shall conform to AASHTOM No. 170 for specified diameter and strength class. Installation shall be inspected by the appropriate city official and shall be in accordance with accepted engineering practice.
(4)
Catch basins shall be spaced so that the run of water in gutters does not create flooding in streets for a fifteen-year storm frequency design. Calculations shall be submitted verifying both the depth of water in gutters and proposed catch basins are of sufficient capacity to remove design stormwater runoff.
(5)
In certain limited traffic areas concrete valley gutters may be permitted at T-intersections.
(7)
Where a subdivision is transversed by a watercourse, surface or groundwater drainage or drainage system, a channel or stream or a dedicated drainage right-of-way easement at least 10 feet in width shall be granted to the City of Somers Point.
(8)
Construction of all drainage facilities shall conform to the specifications contained herein. In the event that specifications are not included, Standard Detailed Specifications of the New Jersey Department of Transportation, latest revision, shall govern.
§ 114-183 Stormwater management systems.
[Amended 11-29-1984 by Ord. No. 29-1984]
A.
General standards.
(1)
Channeling runoff directly to water bodies is discouraged. Instead, runoff should be routed through swales and other drainage systems designed to increase the time of concentration, decrease the velocity, increase infiltration and allow suspended material to settle.
(2)
Natural watercourses should not be dredged, cleared of vegetation, deepened, widened, straightened, stabilized or otherwise altered without a stream encroachment permit from New Jersey Department of Environmental Protection, Division of Water Resources, Bureau of Flood Plain Management. Water should be retained or detained before it enters any natural watercourse in order to preserve the natural hydrodynamics of the watercourse and to prevent siltation or other forms of pollution.
(3)
Retention and detention facilities should be used to retain and detain the increased and accelerated runoff which the development generates. Water should be released from detention facilities into watercourses or wetlands at a rate and in a manner approximating the natural flow which occurred before development. Care must be taken, since the design of detention and/or retention facilities without an associated analysis of downstream impact can create increased stormwater runoff problems even when a stormwater management system is in place.
(4)
The sides of detention and/or retention basins should slope at a gentle grade into the basin bottom as a safeguard against drowning and personal injury and to ensure the structural integrity of the facility.
(5)
The bottom of all proposed retention structures should be at least two feet above any impervious soil formations and/or the seasonal high-water table found in the soil logs.
(6)
Runoff from parking areas should incorporate measures (i.e., grit, and oil chamber or sediment traps) to prevent oil and sediment from entering receiving waters and/or clogging the interstices preventing infiltration in subsurface recharge and/or retention facilities.
(7)
Artificial watercourses, such as swales, should be designed considering soil type, so that the velocity of flow is low enough to prevent erosion.
(8)
Intermittent watercourses, such as swales, should be vegetated.
(9)
The area of land disturbed by development should be as small as practicable (footprint-only removing the vegetation necessary to build the structure). Those areas which are not to be disturbed should be protected by an adequate barrier from construction activity using acceptable soil erosion and sedimentation control techniques. Whenever possible, natural vegetation should be retained and protected.
(10)
Although the use of wetlands for storing and purifying water is sometimes encouraged, care must be taken not to overload their capacity, thereby harming wetlands and transitional vegetation. Wetlands should not be damaged by construction of detention ponds.
(11)
Wetlands and other water bodies should not be used as sediment traps during development.
(12)
Vegetated buffer strips should be created or, where practicable, retained in their natural state along the banks of all watercourses, water bodies or wetlands. The width of the buffer should be sufficient to prevent erosion, trap the sediment carried with overland runoff, provide access to the water body and allow for periodic flooding without damage to structures.
(13)
The use of drainage facilities and vegetated buffer zones as open space, recreation and conservation areas should be encouraged.
(14)
Erosion and sedimentation facilities should receive regular maintenance during construction to ensure that they continue to function properly.
(15)
No grading, cutting or filling should be commenced until the plan is approved by the municipality, County Planning Board and the Soil Conservation District (SCD).
(16)
Land which has been cleared for development and upon which construction has not commenced should be protected from erosion by appropriate techniques designed to revegetate the area.
(17)
Adherence to the development time schedule contained in the erosion and sediment control plan should be followed.
(18)
Sediment should be retained on the development site.
(19)
Volumes and rate of runoff are to remain at predevelopment levels for the two-, ten-, and fifty-year storm.
(20)
The maintenance cost of all on-site stormwater collection and management systems is to be borne by the owner. The responsibility for maintenance of off-site facilities is to be determined by the reviewing body at the time of preliminary review and approval.
[Amended 10-27-1988 by Ord. No. 16-1988]
B.
Stormwater management plan details and design criteria.
(1)
The proposed finished grade elevations at the corner of any structure or structures.
(2)
Existing topography and proposed grading at contour intervals of two feet or less.
(3)
The lowest elevation within any proposed structure after its completion.
(4)
The location, type and size of all existing and proposed storm drainage facilities and other utilities serving the premises in question.
(5)
The location, size and nature of all existing and proposed drainage rights-of-way or easements and the location, size and description of any land to be dedicated to the city.
(6)
The layout and size of any existing and proposed public streets.
(7)
The location, type and size of all existing and proposed erosion and siltation control measures, such as slope protection, soil stabilization, sedimentation basins, sediment traps, headwalls and water retention facilities.
(8)
All the pertinent rainfall data, stream flow data, gaugings, etc., on which calculations were based.
(9)
Complete calculations and hydraulic profiles for normal, average and storm of record.
(10)
In addition, where required by the Planning Board, the developer shall furnish information relating to subsurface conditions, based on percolation tests and soil borings or probes.
(11)
Any and all other information and data necessary to meet any of the requirements of this chapter.
C.
No land area, except for single- or two-family residential construction not part of a major subdivision, shall be developed such that:
(1)
The volume and/or rate of stormwater runoff occurring at the area is increased over what occurred there under conditions existing on or before the effective date of this chapter.
(2)
The drainage of adjacent areas is adversely affected.
(3)
Soil erosion during and after development is increased over what naturally occurs there.
(4)
Soil absorption and groundwater recharge capacity of the area is decreased below the conditions existing on or before the effective date of this chapter.
(5)
The natural drainage pattern of the area is significantly altered.
E.
In order to duplicate as nearly as possible natural drainage conditions, regulation and control of stormwater runoff and erosion shall be through on-site stormwater detention and/or ground absorption systems, which include but are not limited to, the following:
(1)
Detention areas, which may be depressions in parking areas, excavated basins or basins created through use of curbs or any other form of grading which serves to temporarily impound and store water.
(2)
Rooftop storage through temporary impoundment and storage of stormwater on flat or slightly pitched building rooftops by use of drain outlets, which restrict the stormwater runoff from the roof surface.
(3)
Dry wells or leaching basins which control stormwater runoff through ground absorption and temporary storage.
(4)
Porous asphaltic pavement, which preserves the natural ground absorption capacity of a site and provides a subsurface reservoir for temporary storage of stormwater.
(5)
Any system of porous media, such as gravel trenches drained by porous wall or perforated pipe, which temporarily stores and dissipates stormwater through ground absorption.
(6)
Any combination of the above-mentioned or other techniques, as approved by the City Engineer, which serves to limit and control stormwater runoff from a given site.
F.
Stormwater retention facilities shall be designed so the peak rate and volume of surface runoff that occurred prior to development is not exceeded after development. The Engineer shall submit calculations, based on the following table, verifying that the above criteria are met for the two-year, ten-year and fifty-year storm. Calculations shall be based on a twenty-four-hour storm system in accordance with United States Soil Service Technical Release No. 55 or the Soil Conservation Service National Engineering Handbook.
NEW JERSEY TWENTY-FOUR-HOUR RAINFALL | |||||||
|---|---|---|---|---|---|---|---|
County | 1-Year | 2-Year | 5-Year | 10-Year | 35-Year | 50-Year | 100-Year |
Atlantic | 2.8 | 3.5 | 4.5 | 5.5 | 6.2 | 6.8 | 7.6 |
G.
The weighted CN (Curve Number) shall be determined for each site for both existing and proposed conditions and the difference shall be used to compute the volume of excess for design of stormwater retention facilities. The volume is equal to the depth of the rainfall excess multiplied by the area of the site.
H.
The outlet for any stormwater retention facility shall be designed such that the discharge rate does not exceed the peak runoff rate for conditions existing on or before the effective date of this chapter, such that there is no adverse effect on any other property.
I.
In the case of detention facilities utilizing porous media for ground absorption, such as dry wells, the porous media shall be large enough to contain the total volume of rainfall excess within the voids. Ground absorption systems shall be used only where the soil infiltration rate is acceptable, as determined by percolation tests and soil borings provided by the developer. Seasonal high-ground water shall be determined by the mottling method or other approved methods.
J.
If a combination of different retention techniques is used, combined volume of the systems shall be large enough to fully contain the total volume of rainfall excess.
K.
Stormwater retention facilities shall be maintained regularly by the owner to ensure continual functioning of the systems at design capacity and to prevent the health hazards associated with debris buildup and stagnant water.
L.
As-built plans [two sets] shall be submitted to the city after construction. They shall reflect any revisions made in the stormwater management plan during construction.
§ 114-184 Fences.
[Added 7-9-1992 by Ord. No. 20-1992]
A.
As used in this section, "fences" shall mean an artificially constructed barrier of wood, masonry, stone, wire, metal or any other manufactured material or combination of materials erected for the enclosure of land and/or dividing one piece of land from another.
B.
No fences shall be erected within the municipality without the owner of the premises or his representative obtaining a permit from the Construction Official of the city.
C.
The application shall be on such form as is prepared by the Construction Official and shall include the following information:
(1)
The owner and address of the premises where the fence is to be erected.
(2)
The name and address of the company or person installing the fence.
(3)
A sketch or plan of the fence.
(4)
A plot plan or survey of the premises in question, which shall show streets abutting at the nearest intersection and shall indicate the location of structures within 10 feet of the fence.
D.
Any deed restrictions affecting the property on which the fence is to be erected or constructed shall not be superseded by this section.
E.
All fences shall be of quality materials and installed in a good workmanlike manner. All fences shall be maintained by the owner.
F.
Exemptions. The following fences shall be exempt from the requirements of this section, relative to permit, fees, construction or materials: fences accessory to any public facility, park, playground or school.
G.
Regulations for fences in residential zones, unless otherwise specified within the zone district regulations, shall be the following:
(1)
Fences shall be no closer than one foot to the city right-of-way.
(2)
Fences not exceeding 48 inches in height above ground level may be erected between the city right-of-way and the building line setback (front yard). Front yard fences shall be of a nonsolid construction which includes a minimum visibility of 50%. No chain-link fences shall be allowed in front yards.
[Amended 5-23-1996 by Ord. No. 8-1996; 4-9-2009 by Ord. No. 3-2009]
(3)
Fences not exceeding six feet in height above the ground level may be erected between the front building line to the side property lines and to the rear of the property (rear yard).
(4)
Fences on corner properties shall not be constructed of materials that would block the view of vehicular traffic at the intersection.
(5)
Barbed-wire fences on any common property line with another dwelling or public right-of-way are prohibited.
I.
Upon discovery of an alleged violation of this section, the Construction Official shall serve written notice, either by personal service or certified mail, return receipt request, upon the owner of the fence and/or owner or lessee of the property where the fence is located, ordering the fence to be brought into conformity with provisions of this section, or its removal, within 30 days of the date of said notice. The notice shall include notification that if the fence is not brought into conformity or removed within such time, a summons and/or complaint will be issued by the Construction Official.