The purpose of good subdivision and site design is to create a functional and attractive development, to minimize adverse impacts, and to ensure a project will be an asset to a community.

This article presents design guidelines and standards which are differentiated as follows: Design guidelines provide a framework for sound planning; design standards set forth specific improvement requirements.

The purpose of the guidelines and standards is to ensure that the design of new development gives appropriate consideration to the scale and character of the existing neighborhood in which a development is to be located.

Data gathering and site analysis.

Subdivision and site design.

Residential development design.

Commercial and industrial development design. Design commercial and industrial developments according to the same principles governing design of residential developments; locate buildings based on topography; avoid to the maximum extent practical environmentally sensitive areas; consider factors such as drainage, noise, odor and surrounding land uses in siting buildings; buffer where adverse impacts exist.

Circulation system design.

Landscape design.

The subdivision plat shall conform to design standards that will encourage good development patterns within the municipality and conform to the Master Plan and Official Map and the proposals and conditions shown thereon. The streets, drainage, rights-of-way, school sites, public parks and playgrounds shown on the officially adopted Master Plan or Official Map shall be considered in approval of subdivision plats.

To the extent consistent with the reasonable utilization of land, site design shall promote the conservation of energy through the use of planning practices designed to reduce energy consumption and to provide for maximum utilization of renewable energy sources.

The arrangement of streets not shown on the Master Plan or Official Map shall be such as to provide for the appropriate extension of existing streets.

Subdivisions abutting state and/or county highways may be required to provide a marginal service road or reverse frontage with a buffer strip for planting or some other means of separation of through and local traffic as the Planning Board may determine appropriate.

The road system for residential subdivisions shall be designed to serve the needs of the neighborhood and to discourage use by through traffic.

All streets shall be designed in accordance with the proposals contained in the Master Plan of the Township of West Amwell. The design and location of local and subcollector streets and, where appropriate, collector streets shall be determined by the Planning Board in its review of the application and shall be related to the size and location of the tract being subdivided, and all streets designed so as to conform to the Schedule of Street Design Standards. The enumerated standards are to be construed as minimum standards and may be increased in special cases where, because of traffic volumes, steep grades or other such reasons, the Planning Board determines that such action is necessary.

No subdivision showing reserve strips controlling access to streets shall be approved except where the control and disposal of land comprising such strips has been placed in the Township Committee under conditions approved by the Planning Board.

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 of this chapter 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.

Cul-de-sac streets shall be measured from the center line of the intersecting through street along the center line of the dead-end street to the radius point of the turnaround and not to exceed 1,000 feet in length except as noted in Article XXIX, Roads and Intersections. 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. Minimum curb radius for a permanent turnaround shall be 50 feet. Minimum curb radius for a temporary turnaround shall be 40 feet.

No street shall have a name which will duplicate, or so nearly duplicate as to be confused with, the names of existing streets. The continuation of an existing street shall have the same name. All street names shall be approved of by the Township Committee.

Street jogs with center-line offsets of less than 125 feet shall be prohibited.

Streets shall be laid out so as to intersect as nearly as possible at right angles and no street shall intersect any other street at less than 80°.

Block length and width or acreage within bounding roads shall be such as to accommodate the size of lot required in the area by Part 4, Zoning, and to provide for convenient access, circulation control and safety of street traffic.

In blocks over 1,000 feet long, pedestrian crosswalks may be required in locations deemed necessary by the Planning Board. Such walkways shall be 10 feet wide and be straight from street to street.

For commercial, group housing or industrial use, block size shall be sufficient to meet all area and yard requirements for such use.

Lot dimensions or area shall not be less than the requirements of Part 4, Zoning. Lot area shall be adjusted accordingly for residential subdivision.

Insofar as is practical, side lot lines shall be at right angles to straight streets and radial to curved streets.

Where extra width has been dedicated for widening of existing streets, lots shall begin at such extra width line and all setbacks shall be measured from such lines.

In the case of irregularly shaped lots, the minimum frontage requirements as specified in the schedule shall be measured at the rear line of the required front yard setback, provided that in no case shall the distance between side lot lines be reduced to less than 60% of the minimum frontage requirement.

In the case of corner lots, or lots which run through from one street to another, yard areas facing each street shall be considered as front yards and shall conform to the minimum frontage and front yard requirements for the particular zone. Each corner lot shall have one rear yard and one side yard.

Flag lots shall be permitted at the discretion of the Planning Board. If permitted, the flag portion of the lot must contain a minimum of three acres of land and shall be adjusted accordingly for residential subdivisions based upon the critical environmental areas formula. The staff portion of the lot shall not exceed 1,000 feet in length and shall be a minimum of 50 feet in width throughout its length. All lots shall front upon a public street which has been improved in accordance with Township standards or for which improvements have been guaranteed by the posting of a performance guarantee. A maximum of two contiguous accessways shall be permitted.

Where a building lot has frontage upon a street which is contemplated for right-of-way widening in the Master Plan or Official Map of the Township of West Amwell or the Master Plan of Hunterdon County or by the New Jersey Department of Transportation, the required front yard setback shall be measured from such proposed future right-of-way line.

Where there is a question as to the suitability of a lot or lots for their intended use due to factors such as significant environmental constraints, the Planning Board may, after adequate investigation, withhold approval of such lots.

All lots shall be entirely graded, subject to the approved final plan and the approval of the Township Engineer. Where deemed appropriate by the Township Engineer, individual lot site and grading plans may be required.

Only those trees shall be removed as shall be necessary to permit construction of streets, driveways, lawns and dwellings and other authorized structures.

In large-scale development, easements along street rights-of-way or elsewhere for utility installation may be required. Such easements shall be at least six feet wide and located in consultation with the companies or municipal departments concerned.

Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse and such width or construction, or both, as will be adequate for the purpose as outlined in Article XXII, Stream Corridor Protection, of Part 4.

Natural features such as trees, streams, hilltops and views shall be preserved whenever possible in designing any subdivision containing such features.

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 subject to the determination of the Planning Board and pursuant to N.J.S.A. 40:55D-44, as amended.

The provisions of the zoning regulations with respect to height, lot areas, open space, etc., are complied with.

Adequate provision is made for off-street parking in accordance with this chapter, and adequate traffic circulation, traffic safety and protection to adjoining property is provided.

Adequate provision is made for the disposal of stormwater as approved by the Township Engineer and meets the requirements of Article XXVIII, Stormwater Management, of this Part 5.

The location, design or construction of any building shall not be likely to involve risks of traffic congestion, public safety or hazard.

The design or construction of any building or use will be consistent with the character of the neighborhood so as to maintain the value of adjacent or nearby properties.

All unpaved areas shall be attractively landscaped, including but not limited to grass lawns, ground covers, shrubbery, and trees, unless allowed by the Planning Board to remain in their natural state.

Number of spaces.

Size of spaces. Each off-street space shall measure nine feet in width by 18 feet in length. A minimum of two feet of clear overhang must be provided along the end of each space. Parking spaces reserved for visitor use, in high turnover conditions or in connection with a retail use, must measure 10 feet in width.

Handicapped parking. Parking spaces for the physically handicapped must measure 12 feet in width and shall be provided at appropriate locations and in conformance with the following minimum standard:

Parking areas.

General. Each site plan, other than a plan for conventional residential or a residential option development, shall provide for the removal of all solid wastes and shall further provide for temporary on-site storage of all solid waste materials.

Recyclables. For any development proposal of 50 or more single-family detached dwelling units, or 25 or more two-family, or any number of multifamily dwelling units, and for any commercial or industrial development proposal for the utilization of 1,000 square feet or more of land, the location and number of recycling containers, and the collection and disposition of recyclables must be provided for and approved of by the board with jurisdiction. These containers shall meet the requirements of Subsections C and D below.

Access. Adequate access shall be provided to all solid waste and recycling storage facilities. Such access shall accommodate the type of vehicle normally used for the collection of wastes. The area for recycling shall be large enough to accommodate four to five different recyclables.

Enclosure. Outdoor solid waste and recycling storage facilities shall be surrounded by board-on-board fencing and shall be visually screened from the rest of the development and from all property lines.

Parking area and driveways required for nonresidential uses shall be adequately illuminated during the hours of operation which occur after sunset. Any adjacent residential zone or use shall be shielded from the glare of illumination from site lighting and automobile headlights.

All lights shall be concealed source lighting and shall be focused downward so that the direct source of light is not visible from adjoining streets or properties.

No light source (including sign lights) shall exceed a height of 15 feet.

The light intensity at ground level shall average 0.5 footcandle.

The light intensity shall not exceed 0.3 footcandle along any property line and shall be so arranged and shielded to reflect the light away from adjoining streets or properties.

Provisions shall be made for reduction in the intensity of illumination to the minimum need for security purposes when the facility is not in operation.

The style of any light or light standard shall be consistent with the architectural style of the principal building.

Freestanding lights shall be protected to avoid being damaged by vehicles.

Promote the safety and convenience of vehicular traffic.

Protect the safety of neighborhood residents.

Minimize costs for maintenance and repair of infrastructure.

Protect residential neighborhood quality by limiting traffic.

Maintain the rural character of the local roads while providing for safety improvements.

The arrangement of streets shall conform to the circulation plan of the Master Plan or Official Map for the community.

For streets not shown on the Master Plan or Official Map, the arrangement shall provide for the appropriate extension of existing streets.

Streets shall be arranged so as to discourage through traffic and provide for maximum privacy.

Street classification.

All street terminations shall occur at intersections with streets of equal or higher order.

Whenever feasible, new street systems shall be designed to discourage increases of through traffic along existing local roads. In addition to frontage improvements, the Planning Board may require a contribution to or construction of safety improvements identified by the Township Engineer and impacted by the proposed development.

Future road connections to adjoining properties may be required by the Planning Board. Such connections shall be evaluated by the Planning Board as to the appropriate road classification and alignment so a coherent street plan develops within the Township.

Collector roads shall be through streets with the following exceptions:

Maximum cul-de-sac length shall be 1,000 feet. Boulevard segments shall not be counted when computing overall cul-de-sac length.

Residential access streets are the lowest order of residential streets, intended to carry the least traffic at low speeds. Preferred frontage and access to residential units. Loop streets and cul-de-sac arrangements are encouraged. Maximum ADT shall be 250 for cul-de-sac streets and 500 for loop streets. On-street parking permitted.

Design criteria.

Residential subcollectors are intended to connect the residential access streets with collector and arterial streets. Residential frontage and driveway access is acceptable. Interneighborhood traffic should be feasible without entering collector or arterial streets. The maximum ADT shall not exceed 500 for road systems with only one outlet. Subcollectors with terminations to streets of equal or higher order at both ends shall not have an ADT greater than 1,000.

Design criteria.

This street conducts and distributes traffic between lower-order streets and the arterial streets. The function is larger volume than subcollectors at higher speeds. Residential driveways shall be minimized in favor of access to lower-order streets. Shared driveway entrances between adjoining lots shall be required.

Design criteria.

Boulevard criteria. Same criteria applies except for the following:

Local roads are designated existing Township streets serving rural and low-density areas. The rural character of the street shall be preserved, but safety improvements shall be emphasized in addition to frontage improvements. Where feasible, improvements shall not be intended to encourage greater volumes of through traffic. New street systems shall be designed to respect this concept.

Design criteria.

Street intersections shall generally be at right angles, although an angle of intersection of no less than 80° is permitted under restrictive conditions. Intersections shall be offset a minimum of 150 feet.

Curb return radii shall be 25 feet for residential access streets and 35 feet for all other municipal streets.

Design of intersections with state or county roads shall be governed by the appropriate agency having jurisdiction.

Sight distances.

The maximum center-line grade of a through street at intersections shall be 6%.

Except at crossings required for system distribution and individual services, public utilities shall be routed through the street border areas along and parallel to the travelway. Storm drainage and sanitary sewer conduit shall be located such that the installations do not interfere with the border areas reserved for public utilities.

The subdivider shall arrange with the serving utility for the underground installation of the utilities distribution supply lines and service connection 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 Utility Commissioners and shall submit to the Planning Board 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 where overhead electric or telephone distribution supply lines have heretofore been installed on any portion of the streets involved may be supplied with electric and telephone service from such overhead lines or extensions thereof but the service connections from the utilities overhead lines shall be installed underground.

Said utilities may be required to be located along the real property lines with easements as provided in this chapter. All utility installations shall be connected with a public utility system and shall be adequate for all present and probable future development of the subdivision.

Improved walkways may be required at the option of the Planning Board with input from the school boards. If such walkways are required, the Planning Board will have the option of determining the material to be utilized for construction of the same. Such materials will be as follows: cement (concrete), gravel (suitable for use by handicapped persons), macadam/asphalt.

In each case where a walkway is installed, appropriate landscaping should be utilized so as to enhance the aesthetics.

Residential driveways.

Commercial and industrial driveways.

Sight distance. Adequate sight distance shall be provided for all driveways in accordance with this chapter.

Location.

Construction. Construction shall conform to Exhibit 5.[3]

Driveway improvement application. Where a proposed driveway improvement is not part of a subdivision or site plan subject to review by the Planning Board, the applicant shall submit an application, accompanied by a fee set by the Township, to the Township Road Supervisor for review and approval. The application shall contain plans and other documentation necessary to fully represent the improvements proposed. The Road Supervisor will review the application and supporting documentation in conjunction with the standards set forth in this chapter. If the conditions given in this chapter occur or for reason of sight distance or other concerns, the Road Supervisor may refer the application to the Township Engineer for review. Submission of additional supporting documentation may be required demonstrating compliance with the chapter or under certain circumstances the applicant will be required to furnish a design prepared by a registered professional engineer.

Unique and/or fragile areas, including freshwater wetlands delineated on wetlands maps prepared by the USFWS and field-verified by an on-site inspection;

Significant trees, defined as the largest known individual trees of each species in New Jersey as listed by the NJDEP Bureau of Forestry; large trees approaching the diameter of the known largest tree; and/or species that are rare to the area or of particular horticultural or landscape value;

Lands in the floodplain, as defined by NJDEP in its Stream Encroachment Manual;

Steep slopes in excess of 25% as measured over a ten-foot interval, unless appropriate engineering measures concerning slope stability, erosion, and resident safety are taken;

Habitats of endangered wildlife, as identified on federal or state lists;

Historic structures and sites, as listed on the National or State Register of Historic Places, or the Hunterdon County listing of historic places;

Stream corridors, as defined in the supplemental development regulations section of this chapter.

Amount of open space required. A certain percentage of the tract proposed for development shall be set aside for developed and undeveloped open space in residential cluster developments. Forty percent of the tract shall be devoted to common open space. Of this open space, passive and active recreational areas shall be developed for the benefit of the residents of the development. At least two acres per 100 dwelling units in the development shall be devoted to active recreational facilities such as, but not limited to, swimming pools, tennis courts, tot lots, playgrounds, softball fields, basketball courts, and pathways.

Size of open space parcels. The area of each parcel of open space designed for active recreational purposes shall be of such minimum dimensions as to be functionally usable.

Location of open space parcels.

Recreational facilities.

Developed open space. The Planning Board or other approving authority may require the installation of recreational facilities, taking into consideration:

Undeveloped open space. As a general principle, undeveloped open space should be left in its natural state. A developer may make certain improvements such as the cutting of trails for walking or jogging or the provision of picnic areas, etc. In addition, the Planning Board may require a developer to make other improvements such as removal of dead or diseased trees; thinning of trees or other vegetation to encourage more desirable growth; and grading and seeding.

The objectives underlying these standards can be met without strict adherence to them; and

Because of peculiarities in the tract of land or the facilities proposed, it would be unreasonable to require strict adherence to these standards.

The open space area will not be further subdivided in the future.

The use of the open space will continue in perpetuity for the purpose specified.

Appropriate provisions are made for the maintenance of the open space.

Common undeveloped open space shall not be turned into a commercial enterprise admitting the general public at a fee.

The municipality, subject to acceptance by the governing body of the municipality.

Other public jurisdictions or agencies, subject to their acceptance.

Quasi-public organizations, subject to their acceptance.

Homeowner, condominium, or cooperative associations or organizations.

Shared, undivided interest by all property owners in the subdivision.

The homeowners' association must be established before the homes are sold.

Membership must be mandatory for each homebuyer and any successive buyer.

The open space restrictions must be permanent, not just for a period of years.

The association must be responsible for liability insurance, local taxes, and the maintenance of recreational and other facilities.

Homeowners must pay their pro-rata share of the cost; the assessment levied by the association can become a lien on the property if allowed in the master deed establishing the homeowners' association.

The association must be able to adjust the assessment to meet changed needs.

In the event that a nonmunicipal organization with the responsibility for the open space fails to maintain it in reasonable order and condition, the West Amwell Township Committee 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, and said notice shall include a demand that such deficiencies of maintenance be remedied 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.

At such hearing, the West Amwell Township Committee 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 remedied. If the deficiencies set forth in the original notice or in the modification thereof shall not be remedied within said 35 days or any permitted extension thereof, the municipality, in order to preserve the open space and maintain the same, may enter and maintain such land for a period of one year. Said entry and maintenance shall not vest in the public any rights to use the open space except when the same is voluntarily dedicated to the public by the owners. Before the expiration date of said year, the West Amwell Township Committee shall, upon its 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 West Amwell Township Committee, at which hearing such organization and the owners of the development shall show cause why such maintenance by the municipality shall not, at the election of the municipality, continue for a succeeding year. If the West Amwell Township Committee shall determine that such organization is ready and able to maintain said open space in reasonable condition, the municipality shall cease to maintain said open space at the end of said year. If the West Amwell Township Committee shall determine such organization is not ready and able to maintain said open space in a reasonable condition, the municipality 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. The decision of the municipal body or officer in any such case shall constitute a final administrative decision subject to judicial review.

The cost of such maintenance by the municipality shall be assessed pro rata against the properties within the development that have a right of enjoyment of the 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 shall be enforced and collected with interest by the same officers and in the same manner as other taxes.

Landscaping shall be provided as part of site plan and subdivision design. It shall be conceived in a total pattern throughout the site, integrating the various elements of site design, preserving and enhancing the particular identity of the site and creating a pleasing site character.

Landscaping may include plant materials such as trees, shrubs, ground cover, perennials, and annuals and other materials such as rocks, water, sculpture, art, walls, fences, and paving materials.

Topsoil preservation. Topsoil moved during the course of construction shall be redistributed on all regraded surfaces so as to provide at least four inches of even cover to all disturbed areas of the development and shall be stabilized by seeding or planting. A soil erosion and sediment control plan for the subdivision site shall be approved as part of the preliminary plat, in accordance with the provisions of Chapter 137, Soil Erosion and Sedimentation Control, of the Code of the Township of West Amwell.

Removal of debris. All stumps and other tree parts, litter, brush, weeds, excess or scrap building materials, or other debris shall be removed from the site and disposed of in accordance with the law. No tree stumps, portions of tree trunks or limbs shall be buried anywhere in the development. Without permits from the appropriate agencies, all dead or dying trees, standing or fallen, shall be removed from the site. If trees and limbs are reduced to chips, they may, subject to approval of the Municipal Engineer, be used as mulch in landscaped areas. A developer shall be exempt from these provisions, however, and shall be permitted to dispose of site-generated new construction wastes on-site as long as the conditions set forth in N.J.A.C. 7:26-1.7 are met.[1]

Protection of existing plantings. Maximum effort should be made to save fine specimens (because of size or relative rarity). No material or temporary soil deposits shall be placed within four feet of shrubs or the drip line of trees designated to be retained on the preliminary and/or final plat. Protective barriers or tree wells shall be installed around each plant and/or group of plants that are to remain on the site. Barriers shall not be supported by the plants they are protecting, but shall be self-supporting. They shall be a minimum of four feet high and constructed of a durable material that will last until construction is completed. Snow fences and silt fences are examples of acceptable barriers.

Slope plantings. Landscaping of the area of all cuts and fills and/or terraces shall be sufficient to prevent erosion, and all roadway slopes steeper than one foot vertically to three feet horizontally shall be planted with ground covers appropriate for the purpose and soil conditions, water availability, and environment.

Additional landscaping. In residential developments, besides the screening and street trees required, additional plantings or landscaping elements shall be required throughout the subdivision where necessary for climate control, privacy, or for aesthetic reasons in accordance with a planting plan approved by the Planning Board and taking into consideration cost constraints. In nonresidential developments, all areas of the site not occupied by buildings and required improvements shall be landscaped by the planting of grass or other ground cover, shrubs, and trees as part of a site plan approved by the Planning Board.

Planting specifications. Deciduous trees shall have at least a two-and-one-half-inch caliper measured six inches from the butt, at planting per ANSI standards. Size of evergreens and shrubs shall be allowed to vary depending on setting and type of shrub. Only nursery-grown plant materials shall be acceptable; and all trees, shrubs, and ground covers shall be planted according to accepted horticultural standards. Dead or dying plants shall be replaced by the developer for one year.

Plant species. The plant species selected should be hardy for the particular climatic zone in which the development is located and appropriate in terms of function and size.

Location.

Tree type. Tree type may vary depending on overall effect desired, but as a general rule, all trees shall be the same general tree size on a street except to achieve special effects. Selection of tree type shall be approved by the Planning Board.

Planting specifications. All trees shall have a caliper of 2 1/2 inches measured six inches from the butt and they shall be Grade A nursery grown, of substantially uniform size and shape, and have straight trunks. Trees shall be properly planted and staked and provision made by the applicant for regular watering and maintenance until they are established. Dead or dying trees shall be replaced by the applicant for one year. No tree shall be planted less than 25 feet from an existing or proposed streetlight or street intersection.

Function and materials. Buffering shall provide a year-round visual screen in order to minimize adverse impacts from a site on an adjacent property or from adjacent areas. It may consist of fencing, evergreens, berms, boulders, mounds, or combinations thereof to achieve the stated objectives.

When required.

Design. Arrangement of plantings in buffers shall provide maximum protection to adjacent properties and avoid damage to existing plant material. Possible arrangements include planting in parallel, serpentine, or broken rows. If planted berms are used, the minimum top width shall be four feet, and the maximum side slope shall be 2:1.

Planting specifications. Plant materials shall be sufficiently large and planted in such a fashion that a screen at least eight feet in height shall be produced within three growing seasons. All plantings shall be installed according to accepted horticultural standards. Such strips shall be planted with evergreens and deciduous trees as follows, subject to the approval or modification of the Planning Board:

Amount required.

Location. The landscaping should be located in protected areas, such as along walkways, in center islands, and at the end of bays. All landscaping in parking areas and on the street frontage shall be placed so that it will not obstruct sight distance.

Plant type. A mixture of hardy flowering and/or decorative evergreen and deciduous trees may be planted; the area between trees shall be planted with shrubs or ground cover or covered with mulch.

Stormwater detention basins. One of the following landscape concepts, or an alternative concept complying with the standards set forth above, shall be used:

Stormwater retention basins.

Paving materials. Design and choice of paving materials used in pedestrian areas shall consider the following factors: cost, maintenance, use, climate, characteristics of users, appearance, availability, glare, heat, drainage, noise, compatibility with surroundings, decorative quality, and aesthetic appeal. Acceptable materials shall include, but are not limited to, concrete, brick, cement pavers, asphalt and stone.

Walls and fences shall be erected where required for privacy, screening, separation, security, or to serve other necessary functions.

Street furniture such as, but not limited to, trash receptacles, benches, bike racks, phone booths, etc., shall be located and sized in accordance with their functional need.

Street furniture elements shall be compatible in form, material, and finish. Style shall be coordinated with that of the existing or proposed site architecture.

Selection of street furniture shall consider durability, maintenance, and long-term cost.

All of the above improvements shall be subject to the inspection and approval of the Township Engineer or his duly authorized representative who shall be notified in writing by the applicant at least 72 hours in advance of the time of start of each phase of construction.

No underground installation shall be covered until inspected and approved.

Prior to requesting any inspections, the applicant shall deposit with the Township Clerk a fee in the form of cash to cover the cost of construction inspection in all major subdivisions. The amount of the fee shall be as specified for inspections in the fee section of this chapter.[1]

When the subdivider has constructed and installed the streets, drainage facilities, curbs, sidewalks, street signs, monuments and other improvements in accordance with Township regulations, standards and specifications and desires the Township to accept said improvements, he shall, in writing, by certified mail addressed to the Township Committee with copies thereof to the Township Engineer, request the Township Engineer to make a semifinal inspection of said improvements. Accompanying this request, the subdivider must submit a wash-off Mylar and two sealed prints of the originally approved subdivision plans that have been updated to show the final as-built condition of all improvements, including all subsurface utilities and drains. The Township Engineer shall inspect all improvements of which such notice has been given and shall file a detailed report, in writing, with the Township Committee, indicating either approval, partial approval or rejection of such improvements with a statement of reasons for any rejection. The cost of the improvements as approved or rejected shall be set forth.

The Township Committee shall either approve, partially approve or reject the improvements, on the basis of the report of the Township Engineer, and shall notify the subdivider in writing not later than 65 days after receipt of the notice and plans from the subdivider. Where partial approval is granted, the subdivider shall be released from all liability pursuant to the performance guaranty, except for a portion sufficient to guarantee the improvements not yet approved, provided that 30% of the amount of the performance guaranty posted may be retained to ensure completion of all improvements. Failure of the Township Committee to send or provide such notification to the subdivider within 65 days shall constitute approval of the improvements, and the subdivider shall be released from all liability pursuant to the performance guaranty.

Definitions. As used in this section, the following terms shall have the meanings indicated:

Authority to impose conditions.