All improvements shall be installed in complete accordance with the standards of this chapter, with other particular specifications approved by the municipal agency and Township Engineer and with all other applicable municipal, county, state and federal regulations.

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Details of the New Jersey Department of Transportation (latest edition) as modified, supplemented, amended or superseded by the requirements of this chapter, by the approved final plat, by particular agreement among the municipal agency, Township Committee and subdivider or by the other applicable Township, county, state or federal regulations, shall govern the completion of the required improvements. Such Standard Specifications and Standard Construction Details are made a part of this chapter by reference and will not be repeated herein. It is the responsibility of all developers to familiarize themselves with these standards, copies of which may be examined at the offices of the Township Clerk, Administrative Officer and Township Engineer and may be obtained, upon payment of the cost thereof, from the New Jersey Department of Transportation. The requirements of this chapter, 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 chapter, 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.

All site plan and subdivision plats shall conform to design standards that will encourage desirable development patterns within the Township.

Within the criteria established by and subject to the review and approval of the municipal agency, all design of a site plan or subdivision is the responsibility of the developer, and he or she 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.

To properly execute the design of a site plan or subdivision, it is anticipated that the developer will obtain or cause to be obtained certain design data, including but not limited to soil tests and analyses, environmental assessments, traffic studies and traffic projections, surveys, reports and similar design data.

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 or she is advised to consult with the Township Engineer prior to beginning his or her detailed design, for review and approval of his or her proposed design standards.

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.

All improvements referred to in this section shall be subject to inspection and approval by the Township Engineer, who shall be notified in writing by the subdivider at least 24 hours prior to the start of each phase of construction. No underground installation shall be covered until inspected and approved.

Before any subdivider, contractor or agent shall install any of the above required improvements, said subdivider, contractor or agent must be approved and accepted by the Township Committee for competency and previous experience, and shall be required to supply information as shall be necessary for the Township Committee to make such determination. No construction work shall commence without the Township Engineer being notified in advance of such proposed construction, and such notice shall be given by the subdivider at least 24 hours before the commencement of said work.

Prior to the submission of the final plat to the Planning Board, the subdivider shall obtain from the Township Engineer an estimate of all improvements or uncompleted portions thereof in accordance with the requirements and specifications in this section, together with an estimate of any damage to any existing accepted streets abutting the proposed subdivision, which may be caused by reason of work performed in said subdivision.

For municipal acceptance of public improvements, 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 desire the Township to accept the said improvements, he or she shall, in writing, addressed to the Township Committee with copies thereof to the Township Engineer, request the Township Engineer to make semifinal inspection of the said improvements. Accompanying this request, the subdivider shall submit an as-built plan showing all subsurface utilities such as French drains, combination drains, sanitary sewage disposal systems, both public and individual water lines and control valves, gas lines, telephone conduits, monuments, property iron markers and any other utility installed but not shown on the original engineering detail plan.

The issuance of a certificate of occupancy for any residence within a major subdivision shall be accompanied by a statement from the Township Engineer that all public improvements affecting the residence in question have been installed.

Improvements shall be designed and constructed in accordance with the requirements herein.

In addition to the required performance guaranty, the subdivider shall make a cash deposit in the amount of 10% of the estimated cost of the improvements or original installations, said cash deposit to be used as maintenance guaranty, and shall be conditioned upon the maintenance of all said improvements in good condition and repair for the period described below.

The following standards and guidelines contained herein shall apply to all applications for site plan approval containing proposed new buildings and structures of alterations or modifications to existing structures.

These building design objectives are intended to assist the Planning Board in the review of specific development proposals.

These residential design standards and guidelines are intended to assist the Planning Board in the review of specific proposals.

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 herein.

The commercial office and industrial design standards contained below are intended to assist the Planning Board in the review of specific proposals.

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.

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.

Interior crosswalks with a right-of-way 20 feet wide containing a sidewalk of four 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.

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

Buffers shall be required for tracts fronting on arterial and collector streets, on the perimeter of all tracts within the C Commercial Zone; around parking lots and unloading areas, and of nonresidential uses which abut areas zoned residential or are conforming residential uses where the Planning Board determines that a proposed development should be screened or separated from adjacent uses and from public view.

A buffer shall include an area topsoiled and containing ground cover, seed and/or sod and appropriate plantings of evergreen and deciduous trees and shrubs. Where buffers are required, the buffer shall be at least 50 feet wide and located within common open space areas. In no case shall part of the yard area assigned to a building or a dwelling be considered as part of the buffer. A landscaped buffer screen, where required, shall comply with the following minimum standards:

Within buffer areas required by Subsection A above, there shall be provided screening in accordance with the following regulations:

All development on tidal lagoons, navigable waterways or other bodies of water, either existing or proposed, shall provide for bulkheading. All development on nontidal bodies of water, either existing or proposed, shall provide for bulkheading or other appropriate permanent bank stabilization, acceptable to the municipal agency. In no case shall bank slopes, bulkhead, riprap, revetments or other elements of bank stabilization be located within required minimum yard areas.

Bulkheads may be constructed of treated timber, reinforced concrete, marine alloy steel or other material in accordance with approved details (if adopted) and a detailed design to be submitted by the developer in each case for approval by the Township Engineer, and such other approval authorities, including but not limited to the United States Army Corps of Engineers, as may be necessary.

The municipal agency may consider waiver and/or modification of this requirement when necessary to preserve wetlands or other natural features, provided that minimum lot sizes may be maintained and that all development may be made reasonably secure from erosion.

In Zoning Districts where bulk storage is a permitted accessory use, the following minimum requirements shall apply:

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 of § 155-88 of this chapter.

All service roads, driveways and bulk storage areas shall be paved with bituminous concrete or other surfacing material, as required by the municipal agency, which shall be of sufficient strength to handle the anticipated use.

In no instance shall on-site bulk storage of material exceed the height of 10 feet.

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.

All grading, excavation or embankment construction shall be in accordance with the approved final plat and shall provide for the disposal of all stormwater runoff and such groundwater seepage as may be encountered. All clearing, excavation and embankment construction shall be in accordance with the applicable requirements of the New Jersey Department of Transportation Standard Specifications. No excavated material may be removed from the site except in accordance with an approved final plat nor without the prior approval of the Township Engineer. Where borrow excavation materials from off-site sources are required to complete the necessary grading, such material shall meet the requirements of Standard Specifications for Borrow Excavation, Zone 3, and shall be subject to the approval of the Township Engineer. All trees to be saved must be have a snow fence erected at the dripline of the tree.

Material which the Township Engineer judges 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 Code 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 to be provided by the developer.

All construction layout and grading stakes shall be set by a licensed professional land surveyor employed by the developer or his or her contractor.

All rough grading must be completed prior to the construction of roadway subgrade. All sidewalk areas and slope areas must be fully graded prior to the construction of finished pavements or pavement base courses.

To preserve the integrity of pavements, embankments and excavations for streets or roadways shall be provided with slopes no steeper than one-foot vertical rise for every three feet of horizontal distance.

Such slopes shall be suitably planted with perennial grasses or other ground cover plantings in accordance with the plans approved by the municipal agency.

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 municipal 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.

Top of slopes in excavations and the toe of slopes in embankment shall not extend beyond the right-of-way line or, where provided, the exterior line of the six-foot-wide shade tree and utility easement required herein. Sidewalk and easement areas shall slope at 2% to the top of the curb elevation, and sidewalk construction shall conform to this slope.

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.

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 twenty-eight-day compressive strength of the concrete used shall not be less than the following:

Unless specific written permission is obtained from the Township Engineer to the contrary, only concrete obtained from dry-batched ready-mixed trucks shall be allowed.

Concrete shall be cured with a compound in accordance with the following methods of materials:

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.

Any existing pavements damaged by curb construction shall be repaired to the standards herein and/or as shown on the final plat.

Where one side of the development boundary is along an existing street, the curb and/or curb and gutter shall be constructed only on a development side.

The following type of curb shall be constructed:

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.

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.

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.

Use of combination curb and gutter will be allowed in all areas and required in those areas having a bituminous pavement with a profile grade greater than 5%, with the following exceptions:

Timing of curb construction. In areas with bituminous concrete pavements, required curb and/or curb and gutter shall be constructed prior to the construction of the bituminous base courses. Any required repairs to curbs and/or combination curb and gutter which are not suitable for acceptance shall be made prior to construction of the final pavement wearing course. In those areas having Portland cement concrete pavement, the curb shall be constructed after the construction and curing of the Portland cement concrete pavement.

Alternate curb types may be necessary or desirable in certain instances. For example, these may be required by the municipal agency on the perimeter of channelizing islands or in the areas of unusually heavy gutter drainage flow, or may be desired by the developer for decorative purposes or to preserve vegetation (e.g., granite block curb, rolled concrete curb, etc.).

All entrance and exit driveways to public streets shall be located to afford maximum safety to traffic on the public streets.

Whenever possible, any exit driveway of driveway land shall be so designed with regard to profile, grading and location to permit the following recommended sight distance measured in each direction along the public street. The measurement shall be from the existing driveway immediately outside of the right-of-way line.

The dimension of driveways shall be designed to adequately accommodate the volume and character of vehicles anticipated to be attracted daily onto the land development for which a site plan is prepared.

No driveway to or from a parking area shall be located closer than 100 feet from the nearest right-of-way line of an intersection collector or arterial street. However, any major use such as shopping center or office complex, which in the opinion of the municipal agency will generate large traffic volumes, shall not be located closer than 200 feet from the nearest right-of-way line of an intersection of a collector or arterial street.

No part of any driveway may be located within five feet of a side property line for single- and/or two-family dwellings and within 20 feet of a side property line for all other uses; however, upon application to the municipal agency and approval of the design by the Board Engineer, the municipal agency may permit a driveway serving two or more adjacent sites to be located on or within 10 feet of a side property line between the adjacent sites.

Driveway angle, one-way operation. Driveways used by vehicles in one-way direction of travel (right turn only) shall not form in angles smaller than 45º with the public street, unless acceleration and deceleration lanes are provided.

Driveway angle, two-way operation. Driveways used for two-way operation will intersect the public street at any angle as near 90º as site conditions will permit, and in no case shall it be less than 60º.

Parking areas for 25 or more cars and access drives for all parking areas on arterial highways provide curbed return radii of not less than 15 feet for all right turn movements and left turn access from one-way streets and concrete aprons on entrance and exit drives.

Parking areas for less than 25 cars may utilize concrete aprons without curb returns at entrance and exit drives which are not located on a minor arterial or principal arterial highway.

Access drives for single- and two-family dwellings shall utilize concrete aprons without curb returns regardless of size or location.

Maximum curb depression width for single- and two-family dwellings shall be the driveway width plus four feet, but not more than 25 feet.

Where a driveway connecting to a public street serves traffic from parking areas of a major traffic generator, acceleration and/or deceleration lane may be required in accordance with the Policy of Geometric Design of Rural Highways, 1965, American Association of State Highway Officials.

The number of driveways, in such locations and of such widths as shall be certified by the engineering official having jurisdiction over road design to be necessary and proper in order to achieve compatibility with the road design in view of the site conditions, shall be permitted and shall be deemed to constitute compliance herewith.

If the road to which the driveways connect is a Township street, the certifying official shall be the Township Engineer. If a county road, the certifying official shall be such County Engineer as may be in charge of road design. If a state road, the certifying official shall be such official of the New Jersey Department of Transportation division, bureau or other unit in charge of road design for that road.

Aisles from which cars directly enter or leave parking spaces shall not be less than:

Drainage easements.

Conservation easements.

Sight triangle easements.

An environmental impact report shall accompany all applications for preliminary major subdivision and preliminary site plan approval for all projects which exceed 10 acres in size or those projects deemed to be environmentally sensitive by the municipal agency. Such report shall provide the information needed to evaluate the effects of the project for which approval is sought upon the environment and shall include data as follows:

When required, 10 copies of the environmental impact report shall be submitted to the municipal agency.

The municipal agency shall either approve or disapprove the environmental impact report as part of its underlying function with respect to site plan review. In reaching a decision, the municipal agency shall take into consideration the effect of the applicant's proposed project upon all aspects of the environment as outlined above as well as the sufficiency of applicant's proposals for dealing with any immediate or projected adverse environmental effects. Upon approval by the municipal agency, the environmental impact report shall be marked or stamped "approved" by the Secretary of the municipal agency and shall be designated as the "final environmental impact report."

Notwithstanding the foregoing, the municipal agency may, at the request of an applicant, waive the requirement for an environmental impact report if sufficient evidence is submitted to support a conclusion that the proposed development will have a slight or negligible environmental impact. Portions of such requirements may likewise be waived upon a finding that a complete report need not be prepared in order to evaluate adequately the environmental impact of a particular project.

An environmental impact report as required herein shall also be submitted for all public or quasi-public projects unless such are exempt from the requirements of local law or by superseding county, state or federal law.

Submission of an environmental impact statement or Assessment consistent with the requirements of N.J.S.A. 13:19-1 et. seq. and N.J.A.C. 7:7D-1.0 et. seq., the Coastal Area Facility Review Act (CAFRA) or N.J.S.A. 13:18A-1 et. seq. and N.J.A.C. 7:50-1 et. seq., the Pinelands Comprehensive Management Plan, and the rules and regulation promulgated pursuant thereto, will be conclusively deemed to meet the requirements of this section.

Fences, hedges and walls hereafter erected, altered or reconstructed in any zone in the Township shall not exceed six feet in height above ground level except as follows:

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

Razor wire, barbed wire, temporary fence, snow fencing (except in emergency situations), expandable or collapsible (except for building construction), pallets, wood or metal roofing or sheathing materials, tires, canvas, or cloth fences and fencing construction are prohibited in all zones in the Township. Chain link fences must be erected with the closed loop at the top of the fence. Woven wire, wire strands and electrical fencing may be used for the containment of animals and livestock, or used for the protection of gardens or crops, provided they do not pose a threat of harm to residents of adjoining properties. Fences will be installed and constructed using quality crafted and recognized fencing materials which are uniform, and consistent, and constructed or installed in accordance with the guidelines of the manufacturer. The Township shall maintain illustrations of acceptable fencing materials at the municipal offices for the review of any interested party.

All supporting members of a fence shall be located on the inside of the fence, and if erected along or adjacent to a property line, the supporting members of the fence shall face the principal portion of the tract of land of the property upon which the fence is erected.

All fences must also comply with the provisions of the New Jersey State Uniform Construction Codes except where in conflict with the technical provisions of this section.

Tennis court fences, baseball and softball backstops and spectator protective fencing are exempt from the requirements of this section, provided that they are not located within any required yard area. Located outside of any required yard area, they are subject to the height limitations of the particular zone district.

Multicolored fences are prohibited in all zones of the Township. Fences shall be painted, stained, or colored in only one color, harmonious with the surrounding area, and all fences will be properly maintained.

Fences shall be erected in a manner so as to permit the flow of natural drainage shall not cause surface water to be blocked or dammed to create ponding and shall comply with § 155-55.

Notwithstanding the requirements outlined in § 155-98 above, fences that are erected for the purposes of containing horses shall be permitted, provided said fences are not located within the first 10 feet of any front yard or between the front lot line and the principal structure, whichever is less, or within 10 feet of any river, stream or other body of water and provided further that said fence shall be of a sufficient height to adequately contain the horses to prevent them from passing through or over the fence; and to ensure that the horses pose no threat to any person or property of adjacent landowners.

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 Weymouth Township Municipal Utilities Authority, 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 400 feet or less.

Final subdivision plats shall not be approved by the Planning Board 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.

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.

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 chapter, but rather the proper installation of fire hydrants shall be a condition of the issuance of certificate of occupancy; however, all costs shall be borne by the developer.

Flow capacity classification.

All fire hydrants shall be painted in accordance with the standards of the Weymouth Township Fire Department.

All fire hydrant barrels will be painted with white fluorescent paint.

All fire hydrants installed in the municipality shall have no fewer than two two-and-one-half-inch hose connection nozzles and one four-and-one-half-inch pumper nozzle. All threads are to be in accordance with the specifications of the Fire Department of Weymouth Township.

Hydrants shall be set plumb with nozzles 18 inches above the ground or, where they are to be placed in hose houses, 18 inches above the floor.

The fire hydrants' water supply system shall be maintained in good working order at all times by management of any residential development or apartment complex located in the Commercial Zoning District. The management shall flush the fire hydrants' water supply system and maintain caps on all fire hydrants throughout the residential development and/or apartment complex at least two times per year.

Management shall retain a reputable fire testing company to conduct inspections on the fire hydrants' water supply system which shall occur at least two times per year.

No structure or parking areas, including but not limited to commercial business and residential buildings, or fill, will be allowed within 50 feet of the one-hundred-year-floodplain of existing ponds, lakes, floodways, stream corridors, nor within wetlands, marshlands, and riparian lands unless a regulated use permit has been issued in accordance with the procedure and regulations of § 155-55 of this chapter.

Impervious surfaces shall not exceed 20% of the area of the tract within 80 feet of a floodplain, without a regulated use permit.

Any other resource protection area, as herein defined, including but not limited to marshlands (areas wherein standing water is retained for 24 or more consecutive hours and to which vegetation unique to marshes, swamps or wetlands has become adapted) and areas where conservation is required, shall not be encroached upon if, in the opinion of the Township Engineer, through consultation with the Environmental Commission, encroachment or construction upon such resource area will constitute a hazard to existing drainage patterns and to the balance of the natural environmental systems within and adjacent to the area of the site.

Underground garages or garages under structures shall be properly lighted and equipped with fire-fighting devices, with mechanical or other ventilation adequate to prevent the accumulation of carbon monoxide or exhaust fumes in excess of one part in 10,000 (0.01%) or the concentration of gasoline vapors in excess of 20% of the lower explosive limit.

A garage which is within the building line of a principal building shall contain not more than 50 parking spaces. Such shall be lighted, equipped with fire extinguishers, shall have a ceiling height of at least 10 feet, and shall be equipped with heat and smoke detector and with natural and mechanical ventilation adequate to prevent the accumulation of carbon monoxide or exhaust fumes in excess of one part in 10,000 (0.01%) or the concentration of gasoline vapors in excess of 20% of the lower explosive limit.

An accessory commercial or industrial building garage shall be fully enclosed and have a full roof covering all parking spaces.

No freestanding commercial garage or parking structure building 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.

All garages shall have adequate security provisions.

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.

Garages and parking areas shall be used as automobile parking units only, with no sales, dead storage, dismantling or servicing of any kind permitted.

Underground, structured garages or grouped parking facilities for nonresidential uses shall be subject to the applicable regulations of the this chapter, including requirements for ventilation, lighting and safety.

Guardrails, pipe railing or other appropriate barricades, as required by the municipal agency, shall be designed and placed at drainage structures, streams, embankment limits, curries and other required locations. In the Pinelands Area, landscaping plans shall incorporate the elements set forth in § 155-57.

Guardrails shall be standard steel-beam type with galvanized steel posts in accordance with the Standard Specification details.

All areas not devoted to structures, parking areas or other required uses shall be appropriately graded, landscaped and maintained in accordance with the landscaping plan approved by the municipal agency, and the Township Engineer. In the Pinelands Area, landscaping plans shall incorporate the elements set forth in § 155-57.

Tracts being developed for the construction of two homes or more shall have a landscaping plan submitted to the municipal agency by the developer.

Applicants for major subdivision or for site plan approval shall submit landscaping plans designed, prepared and duly signed by a certified landscape architect acceptable to the municipal agency.

Parking lots of five or more spaces shall be landscaped as follows:

Shade and ornamental trees, shrubbery and other plants to be used for landscaping shall be supplied and installed according to the specifications contained herein. All planting, clearing, selective thinning, topsoiling, seeding and other landscaping work shall conform to the applicable requirements of the standard specifications.

Topsoil protection shall be enforced according to requirements  of § 155-128 of this article. Where necessary, topsoil temporarily stored shall be stabilized in conformance with the Standard Specifications for Road and Bridge Construction of the New Jersey Department of Transportation, as amended.

No material or temporary soil deposited shall be placed within six feet of any trees or shrubs designated to be retained on the preliminary and/or final plat. Where grading may be required, trees not shown for removal shall be walled in and extension tiled to the outer crown of the tree.

Throughout the development, except in areas specifically designated to remain in their natural state, in landscaped or buffer ares, on building lots and in open space areas for public or quasi-public use, the developer shall selectively thin or remove all dead or dying vegetation, either standing or fallen, and shall remove, including grubbing out stumps, all undesirable trees and other growth.

Landscaping of the area of all cuts or fills and terraces shall be sufficient to prevent erosion and shall be approved by the Township Engineer and municipal agency. All roadway slopes steeper than one foot vertical to three feet horizontally shall be planted with suitable cover plants combined with grasses and/or sodding. Grasses or sodding alone shall not be acceptable.

Removal of all planting debris is required. The property must be left in neat and orderly condition in accordance with good and accepted planting practices.

Existing plants may be salvaged and/or relocated from clearing areas within the development and utilized to meet the planting requirements of Subsections B(6) and C(8), provided that:

A developer shall not be permitted to excavate land or remove or move trees, shrubs and other plantings from a proposed building site or tract of land to be subdivided, or other undeveloped land on which an application is pending before the municipal agency, until a landscaping plan has been approved proved by the Environmental Commission, except that 10% of the trees and plantings of any tract may be removed to facilitate preliminary engineering associated with an application by the developer to the Planning Board.

Applicants or developers of any tract of land or building site shall be required to post a performance bond to cover the cost of the landscaping.

Landscaped areas and sections, including trees, shrubbery, fences and the grounds in and surrounding these sections, shall be properly maintained throughout the twelve-month period following certification, with recourse by the Township to the performance bond in the event of default by the developer or owner. All plantings which fail to survive for a period of 12 months following certification shall be replaced by the developer at no cost or expense to the Township or the Environmental Commission. Such replacement shall be made within 60 days following written demand for such replacement from the Environmental Commission, or within such extended periods as may be specified. If the developer refuses to do so, the Township shall have recourse to the performance bond to remedy his or her default.

All trees, shrubbery and other plants which fail to survive for a period of 12 months following certification shall be replaced by the builder at no cost or expense to the Township or the Environmental Commission. Said replacement shall be made within 60 days following written demand for such replacement from the Environmental Commission, or within such extended periods as may be specified.

The municipal agency, after favorable recommendation by the Township Engineer and Environmental Commission and after examination and review, may waive, fully or partially, provisions of this section in heavily wooded areas, in areas unsuitable for plantings or because of other exceptional conditions, and/or may require supplementary plantings.

All parking areas for five or more motor vehicles shall be illuminated with approved exterior lighting standards, with a minimum of 1/2 horizontal footcandles average lighting level at the surface of the lot.

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 footcandles average at the surface of the walk.

Unless otherwise provided in this chapter, lot area and dimensions shall not be less than the requirements of the respective zoning districts as set forth in this chapter.

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

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.

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, the municipal agency may withhold approval of such lots or require revisions in a layout of the subdivision.

Except in the Pinelands Area, all lots are to be entirely graded.

Minimum of five substantially different front elevations with varied setback as approved by the municipal agency shall be used for dwellings in each subdivision.

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

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. The use of letter designations should particularly be avoided. Prior to final plat approval by the municipal agency, two copies of the map shall be submitted to the Township Assessor for proper assignment of lot and block numbers. One copy of said map shall be returned with the new lot and block numbers shown. The other copy will be retained for Tax Map purposes.

House numbers shall be assigned each lot prior to final plat approval by the municipal agency.

Lot frontage. Each lot shall from on an approved street accepted or to be accepted by the Township.

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 center-line grade of not less than 0.5% and not greater than 10%. For all non-single-family uses, driveways must provide turnarounds to eliminate the necessity of any vehicle backing onto any street.

For every building, structure or part thereof having over 5,000 square feet of gross floor area erected and occupied for commerce, business, hospital, laundry, dry cleaning, places of public and quasi-public assembly, industry and other similar uses involved in the receipt and distribution by vehicles of materials or merchandise, there shall be provided and permanently maintained adequate spaces for standing, loading and unloading services in order to avoid undue interference with the public use of streets or alleys.

No part of any off-street truck loading or unloading space and backup area shall be located within the right-of-way of the public street, including the sidewalk area. Off-street truck loading and unloading spaces will be located and designed to permit any truck to maneuver from a driveway in and out of such space without encroaching upon any portion of a public street, existing or proposed right-of-way, including the sidewalk.

Whenever an off-street loading and unloading area shall be located next to a residential zone, said loading and unloading areas shall be suitably screened and buffered subject to approval by the municipal agency.

Off-street loading and unloading areas shall be surfaced with an adequately designed durable, all-weather pavement of either bituminous concrete or Portland cement concrete clearly marked for loading spaces.

Access to truck standing, loading and unloading space shall be provided directly from a public street or alley or from a right-of-way that will not interfere with public convenience and will permit orderly and safe movement of truck vehicles.

Loading spaces as required under this section shall be provided in addition to off-street parking spaces and shall not be considered as supplying off-street parking space.

Unless otherwise permitted, fire zones shall not be used as standing, loading or unloading areas.

Off-street loading and unloading areas shall conform, as applicable, to all design and locational standards set forth for off-street parking, including but not limited to those set forth in § 155-108 of this chapter.

In all zones and in connection with every industrial, commercial, institutional, professional, recreational, residential or any other use, there shall be provided off-street parking spaces in accordance with the requirements and parking lot standards as contained in this section.

Parking for all uses in all zones shall not be located in any required front yard area, unless otherwise specified, nor between any existing or proposed building (or the extension of the plans of the exterior surface of any existing or proposed building to the lot boundaries) and any street right-of-way line.

Each perpendicular or angle off-street parking space shall occupy a rectangular area of not less than nine feet in width and 18 feet in depth exclusive of access drives and aisles, except that parking spaces for the physically handicapped shall be 12 feet wide. Parallel parking spaces shall occupy a rectangular area nine feet by 21 feet.

All parking areas, passageways and driveways shall be surfaced with a properly designed, durable, all-weather pavement of either bituminous concrete or Portland cement concrete and clearly marked for parking spaces.

Sidewalks with a minimum width of four feet and a minimum thickness of four inches shall be provided in all parking areas for five or more vehicles, between parking areas and principal structures, along aisles and driveways and wherever pedestrian traffic shall occur.

Curbing. The perimeter of all parking areas and internal islands within all parking areas open to the general public shall have continuous cast-in-place concrete curbing (see Figure VIII-3 at the end of this chapter) with a six-inch face or such alternate curb types as may be approved by the municipal agency at the time of site plan approval.

All portions of every site not utilized for pedestrian paths, parking, access drives, loading areas or approved outdoor storage and not covered by buildings or other construction shall be landscaped as provided in § 155-103 of this chapter.

All parking areas, appurtenant passageways and driveways serving commercial and industrial uses shall be illuminated adequately during the hours between sunset and sunrise when the use is in operation. Adequate shielding shall be provided by commercial and industrial users to protect residential zones from the glare of such illumination and from that of automobile headlights.

All parking areas shall provide paint striping to delineate parking stalls, barrier lines, lane lines, directional arrows, stop lines, fire lanes and other striping as may be required to insure safe and convenient traffic circulation. Such striping shall be in substantial conformance with the Manual on Uniform Traffic Control Devices, except that all parking stall marking shall be "hairpin" style with eight inches between parallel stall dividing lines.

All parking areas shall provide traffic control signs and devices necessary to ensure safe and convenient traffic circulation. Such devices shall be in substantial conformance with the Manual of Uniform Traffic Control Devices.

Parking areas shall be so arranged as to provide adequate access to all buildings in case of fire or other emergencies.

Driveways, aisles and access roads shall be provided according to requirements of § 155-94 of this chapter.

In the event that parking is proposed on a lot or site having a slope greater than 10%, regardless of size, it shall be terraced, utilizing retaining walls or properly reinforced embankment slopes and providing for adequate safety, stability and drainage.

Required parking spaces for the physically handicapped should be located to provide convenient access to building entrances by way of depressed curbs and ramps in accordance with state regulations. Parking spaces for the physically handicapped shall be a minimum of 12 feet in width, and the number of spaces to be provided shall be determined by the following table:

Parking lots having 50 or fewer spaces shall be designed in accordance with the minimum design requirements contained herein.

Parking lots which have a capacity for parking more than 50 vehicles shall be designed in accordance with the minimum design standards contained herein.

Minimum off-street parking spaces required.

In computing the number of the above required parking spaces, the criteria contained herein shall apply.

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.

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

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 municipal 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.

Where it is considered appropriate by the municipal agency, portions of proposed open spaces may be designated for passive and/or active recreational activities.

Within open space areas, the municipal agency may require a developer to make certain site preparation improvements, which may include but are not limited to those contained herein.

Open space areas shall be subject to these requirements:

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 municipal agency.

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 municipal 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.

Map.

Open space and recreational plan.

General requirements.

Open space/recreation design guidelines.

Recreational facilities.

The Board may require a developer to make certain site preparation improvements to the open spaces and may require that the site preparation improvements are made a part of the plan and are noted herein. These improvements may include the following:

Development of open space and recreational facilities shall proceed at the same rate as development of the dwelling units. To assure compliance with this section, the Planning Board shall require the approval of an overall phasing plan and approval for any subdivision planned and/or clustered development.

The requirements of this section relating to the construction of active Recreation facilities may be modified and/or waived by the Planning Board's determination that both the area local to the development and Weymouth Township's park and recreation needs would be better served by an agreed cash bequest to the designated parks and recreation budget, which sums shall be added to the current municipal budget, when received as a dedication by rider, in accordance with the provisions of N.J.S.A. 40A:4-39.

Contribution in-lieu of facilities.

All development within the Pinelands Area of the Township shall conform to the recreation requirements contained in Section 7:50-6.141 to 7:50-6.144 of the CMP.

Swimming pools. Private swimming pools in residential areas shall have a gross area of water and deck designed for the needs of the residents of the development.

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;

The floor plan for each residential unit shall be sufficiently different from the existing or planned residential unit immediately adjacent to it on either side and from the existing or planned residential unit on a lot which is immediately across a street from any portion of its lot or of the adjacent lots, to be deemed sufficiently different.

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 above-described 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 must be substantially different. 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:

Not fewer than four different residential unit floor plans, together with not fewer than three different front, side and rear elevations for each.

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 sidewalk) to each lot and all storm drains shall be installed in all roadway areas prior to the construction of final pavement surfaces.

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.

The pavement structure design for each particular development utilizing either a flexible or rigid pavement type shall be the responsibility of the developer or his or her engineer.

All subgrade shall be prepared in accordance with the applicable requirements of the Standard Specifications for bituminous concrete and reinforced concrete pavements.

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.

Bituminous base course for use with bituminous concrete pavement shall consist of plant-mixed bituminous stabilized base course (stone mix or gravel mix) in accordance with the requirements of the Standard Specifications:

Bituminous pavements shall consist of a bituminous concrete surface course Type FABC-1, in accordance with the requirements of the Standard Specifications.

Concrete pavements shall be constructed in accordance with the requirements of the Standard Specifications.

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 types proposed shall be submitted for approval with the preliminary and/or final plat.

When the effective operation of a building or structure, or equipment within a building or structure, necessitates placing machinery, motors, generators or similar devices for cooling, heating or generating purposes, outside or on top of any structure, they shall be screened from public view.

The above requirements shall not be construed to prevent an opening in any required screening for maintenance purposes. However, any such opening shall be made as inconspicuous as is possible so as not to present any unsightly display of said equipment to public view.

Sanitary sewers and sewage disposal systems may be required by the municipal agency on advise by the Township Engineer or other competent authority.

The design and construction or approval of all public systems for extensions of existing system(s), either publicly or privately owned, shall be under the jurisdiction of the Township of Middletown Sewerage Authority.

Prior to the approval of any final plat, the full approval of any sewage disposal system must have been obtained from the Township of Middletown Sewerage Authority and filed with the municipal agency, or the final approval will be conditioned upon full approval of the Township of Middletown Sewerage Authority.

Public sewage disposal system shall be installed in accordance with the rules and regulations of the New Jersey Board of Public Utilities and in accordance with other requirements of law and subject to the approval of the Township of Middletown Sewerage Authority.

Sidewalk construction shall be required on both sides of all streets within a development and entirely around the perimeter of all culs-de-sac. Where the development abuts an existing street, the sidewalk shall be constructed only on that side. 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. Installation of sidewalks may be waived by the Planning Board, with the written permission of the Township Committee, at the request of the developer or on its own initiative. 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.

Sidewalks within street rights-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 the preservation of physical features or the continuation of the existing sidewalks.

Sidewalks shall be four feet wide and four inches thick of concrete according to specifications required for curbing; see § 155-93 of this chapter.

All sidewalk construction and curing precautions shall be in accordance with the applicable requirements of the Standard Specifications.

Reinforced concrete aprons shall be constructed at all driveways between the concrete curb (or combination curb and gutter) and the concrete sidewalk.

In areas where alternate sidewalk or apron types and/or locations are proposed or desired, either for decorative purposes or because of physical restrictions or existing conditions, a detail of the type and/or location of sidewalk and apron proposed shall be submitted for approval with the preliminary and/or final plat.

Curb ramps for the physically handicapped shall be constructed on all curb returns and, where appropriate, in parking areas.

The developer shall submit a detailed intersection grading plan for approval of the Township Engineer prior to installation of the curbs, sidewalks and curb ramps at the intersection.

General provisions.

Permits.

Construction.

Maintenance. If the Construction Code Official shall find that any sign is unsafe, insecure or in need of repair, or is not maintained in proper painted condition, the Construction Code Official shall give written notice to the permittee thereof. If the permittee fails to repair or remove it within 10 days after such notice, such sign may be removed in order to comply, by the Construction Code Official at the expense of the permittee or owner of property on which it is located. The Construction Code Official may cause any sign or other advertising structure which is an immediate peril to persons or property to be removed summarily at the expense of the permit holder or owner of the premises upon which the sign is located and without notice to said persons. The owner of any sign or other advertising structure in the Township shall have the same painted at least once every two years in all its parts, including the supports of said sign. Any part consisting of rustless metal and so manufactured as not to require painting need not be painted, except that if once painted, the same shall be maintained as other painted signs.

Illumination.

Signs permitted without a permit. The following signs shall be permitted in any zone in the Township without a permit:

Prohibited signs. The following signs are prohibited in all zones in the Township:

Signs permitted in residential zones (R-R, R-1, R-2).

Signs permitted in mobile home parks.

Signs permitted for approved professional official and home occupations. One facade sign may be placed or inscribed upon the front facade of a building for each permitted use or activity. Said signs shall not exceed an area of one square foot for each one foot in width of the front of the building or portion thereof devoted to such use of activity.

Signs permitted in the C Commercial Zone and PVC Pinelands Village Commercial Zone.

It is the purpose of these regulations that construction of steep slopes which results in erosion, drainage, access and traffic problems shall be avoided, wherever possible.

However, certain building designs and types on steep slopes shall be permitted, subject to submission of detailed plans and approval by the municipal agency.

Within any development or tract, construction including buildings, streets, parking, grading, excavation and fill, or stripping of vegetation on steep slopes in excess of 8% shall be restricted as contained herein.

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.[1]

All developments may be required to submit an erosion and sediment control plan and a sequence of installation or application of planned erosion and sediment control measures as related to the progress of the development, as part of the preliminary plat or site plan, which shall be subject to approval by the Planning Board Engineer.

A soil erosion and sediment control permit shall be required prior to the issuance of any building permit and as a condition of preliminary and final site plan or subdivision approval.

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.

The screened refuse area shall not be located within any front yard area.

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.

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.

The opening in the enclosed refuse area should be provided in solid gate not less than five feet in height to permit access to the refuse enclosure and screening from adjoining properties and public streets.

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.

The enclosed refuse area shall not be located so as to interfere with traffic circulation or the parking of vehicles.

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.

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.

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.

All storm drainage pipes shall be either slip-joint 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.

Inlets and manholes shall be constructed where required in accordance with the requirements of the Standard Specifications and Standard Construction Details.

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, to prevent erosion.

Culverts or drains shall be constructed as specified herein.

Headwalls shall be provided at all terminations. These shall be poured concrete headwalls, precast concrete end sections or corrugated metal end sections in accordance with the approved final plan. Poured concrete headwalls shall be wing-type headwalls with aprons in accordance with the Standard Construction Details.

Retaining walls installed in slope control areas shall be constructed of heavy creosote timber or logs, or reinforced concrete, other reinforced masonry or of other acceptable construction and 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.

Guardrails and/or railings shall be placed at all drainage structures where the interests of pedestrian or vehicular safety would dictate.

The developer shall take all necessary precautions to prevent any siltation of streams during the construction of the site.

All drainage arrangements (either piped or overland flow) for sites on county roads or state highways shall be approved by the County Engineer or the New Jersey Department of Transportation, respectively, in addition to being acceptable to the municipal agency.

Stormwater runoff restrictions in all proposed subdivisions and multifamily residential developments with an area of 10 acres or more, and all business, commercial and industrial development comprising a site or tract area of five acres or more, the maximum design limit for stormwater runoff shall be 115% of the runoff generated by the site in its natural conditions, unless downstream facilities have been determined to be fully adequate.

Special drainage provisions.

Minimum basis for calculations for design storm frequency.

Runoff determinations should be made using the rational formula, U.S. Soil Conservation Service Technical Release No. 55 or the SCC National Engineering Handbook No. 4 or, in unusual cases, other methods with the prior approval of the Township Engineer. In the Pinelands Area, see § 155-57D. Upstream areas should be considered based on their full development potential according to current zoning or the current use, whichever produces the greatest runoff. Runoff coefficients used should generally fall in the following ranges:

Velocity restrictions. In general, velocities in closed conduits at design flow should be at least 2.5 feet per second, but not more than 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.

In general, the Manning formula will be used by the Township Engineer to review the adequacy of proposed drainage facilities.

All drainage facilities carrying runoff from tributary areas larger than 1/2 square mile must have the approval of the New Jersey Department of Environmental Protection and Energy, Division of Water Policy and Supply. Evidence of such approval shall be required to be submitted prior to the final approval of the site plan.

All encroachments of natural waterways must be referred to the New Jersey Department of Environmental Protection and Energy, Division of Water Resources for approval in accordance with statute. The state may retain jurisdiction, in which case a permit will be necessary as set forth above or may refer the matter to the County Engineer for review.

Storm drainage systems shall be designed to include not only the proper drainage of the actual area of the specific development and the area tributary thereto, but shall also include the disposal of the stormwater runoff to an adequate outlet or other means of final disposal of the stormwater, such as a river, running stream, lagoon or an existing adequate storm sewer. In the Pinelands Area, the disposal of stormwater runoff shall be in accordance with the provisions of § 155-57D(2) of this chapter.

Whenever sump conditions occur, an analysis shall be made of the effect of the occurrence of a major storm having at least one-hundred-year return frequency. The effect of such storm and the flooding limits anticipated shall be shown. Site design, grading and drainage, shall anticipate such major storm and be so arranged so as to prevent damage to existing or proposed structures or adjacent properties under such conditions.

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/or in accordance with this subsection.

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.

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 in question.

Local streets shall be designed in accordance with the Schedule of Street Design Standards and the requirements contained herein.

In any development, it shall be the duty of the municipal agency to approve classification of proposed streets according to their use, and in accordance with the federal classification of roadways. In making decisions, the review agency shall refer to the Master Plan and the Monmouth 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.

If any subdivision abutting or being traversed by a collector street or arterial highway, one of the following conditions shall be required, as the Board deems appropriate:

Street design standards shall be appropriate to the expected use of the street, soil, topographical and other physical conditions, and to the maintenance of the purposes of this chapter, but shall not be less than those set forth herein and also in the Schedule of Street Design Standards (Figure 8C above). All streets shall be constructed and graded and surfaced in accordance with these standards and specifications.

Street intersections shall be designed according to the standards contained herein.

Street layout should be in accordance with the provisions contained herein.

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.

The developer shall complete all improvements to the limits of the development, unless other provisions have been made and approved by the municipal agency.

The right-of-way width and other standards for internal roads and alleys in multifamily, commercial and industrial developments shall be determined by the Board 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 fire-fighting equipment and shall generally conform to the requirements herein.

There shall be no reverse strips or areas controlling access to streets except where control and disposal of the land comprising such strips or areas have been placed under conditions approved by the municipal agency.

For all major subdivisions and multifamily developments which require site plan approval, the developer shall arrange with the serving public utility to provide streetlighting service upon the appropriate tariff and prevailing government rules and regulations. The streetlighting shall be installed at the average pole spacing of 150 feet on centers for post-top luminaries at an approximate mounting height of 13 feet or 200 feet on centers for standard streetlighting luminaries on a six-foot bracket at an approximate mounting height of 25 feet. The Planning Board may alter the streetlighting requirements as it deems appropriate due to special circumstances, including but not limited to intersections, curves, culs-de-sac and collect or arterial roadways.

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.

The cost of this additional wiring shall be the responsibility of the subdivider.

Streetlighting shall be installed as directed by and subject to approval by the Township Committee prior to the certificates of occupancy being issued.

The cost of the additional wiring and electricity for streetlighting for all streets within the development shall be paid for the owner or subdivider until streets are accepted by the Township, all certificates of occupancy have been issued and the Township Committee has authorized the release of all performance bonds upon completion of all improvements for the development.

No major subdivision plat or major site plan for multifamily development shall receive final approval unless the suggested streetlighting plan of the electric utility is shown thereon.

No subdivision plat shall receive final approval unless the suggested streetlighting plan of the electric utility is shown thereon.

After final acceptance, operation and maintenance costs of the streetlighting shall be the responsibility of the Township.

Street signs shall be appropriate metal street signs of a type and size approved by resolution of the Township Committee and shall be properly installed at each street intersection.

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.

Mountings shall be in accordance with the standard procedures of the Township, or with requirements adopted by the Township Committee.

Street signs shall be placed before any certificate of occupancy for houses on the subject street are issued.

Any person erecting or constructing any new buildings or residences within the Township which requires site plan or subdivision approval shall plant pollution-resistant shade trees on the property owner's side of the sidewalk adjacent thereto.

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.

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 30 feet of front yards.

Pollution-resistant trees referred to above shall be selected from amongst species determined by the Environmental Commission. Species may include those approved for this purpose by the Pinelands Environmental Commission. Suitable trees shall be selected on the basis of specific site conditions.

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.

All trees planted in accordance with the provisions of this chapter shall be placed in a proper manner and in a good grade of topsoil and within the area of the tree well at the point where the tree is planted. In the event that any individual person or group of individual persons desire to plant a tree or trees in a tree well or within the jurisdiction of the Township, such person or persons may do so, provided that they conform to the provisions of this chapter and have been authorized to do so by the Environmental Commission.

All trees planted pursuant to this chapter shall be planted in a dormant state or at other times only subject to the approval of the Township Engineer in consultation with the Environmental Commission.

Subsequent or replacement plants shall conform to the type of existing tree in a given area, provided that if any deviation is anticipated, it must be done only with the permission of the Environmental Commission. In a newly planted area, only one type of tree may be used on a given street, unless otherwise specified.

Street trees shall be planted in accordance with the Standard Specifications for Road and Bridge Construction of the New Jersey Department of Transportation, as amended.

Private swimming pools of the following types (other than movable wading pools less than 150 square feet in area and two feet in depth) to be located within residential side or rear yards are governed by the requirements contained herein.

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.

No overhead electric lines shall be carried across any swimming pool or wading area.

No activities shall be conducted at any private swimming pool which shall cause undue noise or constitute a nuisance to any neighbor.

When an application is made for a permit to construct and locate a private swimming pool, the applicant shall show an approval from the Board of Health 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, type of pool, all basic dimensions, location of steps, diving stands, boards and location and detail specification of enclosure and gate on the lot.

An outdoor private swimming pool shall, in all zones except the R-2 Zone, be located in the rear yard not less than 20 feet from the side or rear property line, to the rear of the building setback line. In the R-2 Zone, an outdoor private swimming pool may be located in the rear yard and/or the side yard, provided that the outdoor private swimming pool shall not be located less than five feet from any side or rear property line.

The pump of a filtration or pumping station of a private swimming pool shall be located not less than 20 feet from any side or rear property line.

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.

Permanent underground pools shall be surrounded entirely by a fence, with no openings greater than a two inches square, and meeting the requirements of the NJ Uniform Construction Code; however, sides of the residence may serve as part of the enclosure.

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 be equipped with a lock and key or padlock and chain, and shall be kept locked, except when the pool is in use.

Topsoil shall not be removed from the site during construction, but shall be stored, stabilized in accordance with the Standard Specifications for Road and Bridge Construction of the New Jersey Department of Transportation, as amended, and subsequently redistributed, to areas most exposed to view by occupants and the public; and to areas where landscaped open space is required.

Topsoil moved during the course of construction shall be redistributed to provide at least six inches of cover to all areas of the subdivision and shall be stabilized by seeding or planting. Said seeding and planting must have attained a growth sufficient to stabilize the soil before this section of the chapter will be considered as being complied with.

No topsoil shall be removed from the site or used as spoil unless topsoil is remaining after all improvements have been installed in accordance with an approved site plan or subdivision map and has been redistributed in accordance with this subsection.

If sufficient topsoil is not available on the site, topsoil meeting the requirements of the Standard Specifications shall be provided to result in a six-inch minimum thickness.

The developer shall, prior to final acceptance, install all traffic control devices required within any development or, with the consent of the Township Committee, 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.

Traffic control devices shall include but are not limited to signs, traffic lines, lights, reflectors and channelizing markers. 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. Proposed devices shall be according to an approved plan submitted at the time of final plat approval.

Construction details of all proposed traffic control devices shall be in accordance with standards prepared by the Township Engineer and approved by the Township Committee.

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" (see Figure 10[1]) or in such other configuration as set forth by the approving body, Township Engineer and utility companies where necessary and appropriately coordinated.

Utilities may be required to be located along the rear property lines or elsewhere with easements as provided in § 155-96 of this chapter.

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.

In any event, new building 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 specific waiver is granted by the municipal agency.

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.

Meters may be mounted on exterior walls. All meters shall be screened so that they are not visible from any internal or public street and access satisfactory to the supplying utility is maintained.

Water mains in major subdivisions must be approved by the Weymouth Township Municipal Utilities Authority.

The design and construction approval of all public and individual water supply systems (or extensions of existing systems) shall be under the jurisdiction of the Weymouth Township Municipal Utilities Authority.

Prior to the approval of any final plat, the full approval of any public water system must have been obtained from the Weymouth Township Municipal Utilities Authority and filed with the municipal agency, or the final approval will be conditioned upon full approval from the Weymouth Township Municipal Utilities Authority.

In all districts in the Township where the maximum percent of lot coverage is 15% or less, no more than 20% of such wooded areas within the net tract area may be cleared or developed. The remaining 80% shall be maintained as permanent open space or preserved within the lot.

In zone districts in the Township where the maximum percent of lot covered is greater than 15%, no more than 40% of such wooded areas within the net tract area may be cleared or developed. The remaining 60% shall be maintained as permanent open space or preserved within the lot.

Individual healthy and mature trees of twelve-inch caliper or healthy specimen trees of eight-inch caliper or greater or individual healthy ornamental trees of four-inch caliper or greater shall be preserved wherever possible. All site plans shall take into consideration the location and quality of all vegetation and shall incorporate the preservation of said trees in relationship to buildings, parking and open space.