In addition to the improvements specified in subsection 16-9.1, the following on-site improvements shall be installed for major site plans as may be required by the conditions of preliminary approval:

a. Pavement or other surfacing of all driveways, parking areas, loading areas and other vehicular service areas, with curbing if required.

b. Marking of paved parking and loading areas with painted lines.

c. Lighting.

d. Screening.

e. Walkways.

f. Utilities,

g. Landscaping.

h. Other improvements including retaining walls, guard rails, safety fencing, traffic barricades or other devices necessary in the interests of public safety and convenience.

All improvements shall be designed in accordance with the standards established by section 16-10 of this chapter.

Construction materials and methods shall be in accordance with the provisions of Chapter X, Streets and Sidewalks.

a. All on-site and off-site or off-tract improvements constructed or installed in accordance with the requirements of this Chapter shall be subject to inspection and approval by the Township Engineer, who shall be notified by the applicant at least twenty-four (24) hours prior to the start of construction. No underground installation shall be covered until inspected and approved.

b. Inspection by the Township Engineer or other Township officials of the installation of improvements and utilities by the applicant shall not operate to subject the Township to liability for claims or suits of any kind that may arise because of defects or negligence during construction or at any time thereafter, it being recognized that the responsibility to maintain safe conditions at all times during construction and to provide proper utilities and improvements is upon the applicant and his contractors.

c. The applicant shall reimburse the Township for all reasonable inspection fees paid to the Township Engineer and other Township officials for the foregoing inspections of improvements and for the administration thereof, as set forth in Section 13-15 for subdivisions and site plans.

The developer shall observe the following requirements and principles in the design of each subdivision or site plan, as the case may be.

a. The subdivision plat or site plan shall conform to design standards that will encourage good development patterns within the township. The subdivision or plan shall conform to the proposals and conditions shown in the township master plan. The streets, drainage rights-of-way, school sites, public parks, walking rights-of-way and playgrounds shown on the master plan shall be considered. Where no specific plan for the aforementioned exists on the master plan,, streets and drainage rights-of-way shall be so located as to lend themselves to the harmonious development of the township and enhance the public welfare in accordance with the design standards set forth in this section 16-10.

b. The requirements of this chapter with respect to the minimum lot areas, frontage, depth, width and required open spaces and maximum height, and other standards and limitations shall be identical with those provisions of Chapter XXI, Zoning Regulations. Each lot shall contain a Net Building Envelope Area (NBEA) and a Building Envelope Circle (BEC) as provided in the Schedule of Requirements set forth on the Zoning Map. Such area and circle shall be provided so that

1. not less than 75 percent of the required NBEA shall be contiguous, and

2. a BEC can be inscribed entirely within the contiguous area of the NBEA.

c. Standard Construction Details, Township of Mendham are incorporated in and made a part of this ordinance and chapter. Copies are available in the offices of the township clerk and township engineer.

Where appropriate, the requirements and provisions of Chapter X, Streets and Sidewalks, are applicable to this chapter and subsection, as are the requirements and provisions of Chapter XIX, Soil Erosion, Sediment Control and Flood Prevention.

a. The arrangement of streets not shown on the master plan shall be such as to provide for the appropriate extension of existing streets, and rights-of-way shall be provided to permit such extension in future development.

b. Minor streets shall be so designed as to discourage through traffic.

c. Subdivisions and site plans that abut arterial streets or any street having heavy traffic during morning and afternoon busy hours shall provide reverse frontage or a marginal service road with a buffer strip for planting, or some other means of separation of through and local traffic as the planning board may determine appropriate.

d. The right-of-way width shall be measured from lot line to lot line and shall not be less than the following:

1. Arterial streets, 80 feet

2. collector streets, 66 feet

3. minor and marginal access street, 50 feet

4. internal roads, 50 feet.

e. 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 governing body under conditions approved by the planning board.

f. When subdivisions adjoin or include existing streets that do not conform to widths as shown on the master plan or the street width requirements of this chapter, the applicant shall be requested to dedicate additional width along either one or both sides of the road. Of the subdivision is along one side only, one half of the required extra width shall be requested to be dedicated.

g. Grades of arterial and collector streets shall not exceed six percent (6%). Grades on other streets shall not exceed ten percent (10%). No street shall have a minimum grade of less than one-half of one percent (.5%).

h. Street intersections shall be as nearly at right angles as is possible and in no case shall be less than sixty (6) degrees. The block corners at intersections shall be rounded at the property line with a curve radius of not less than twenty-five (25) feet. Sight easements shall be provided.

i. Street jogs with center line offsets of less than one hundred twenty-five (125) feet shall not be permitted.

j. A tangent at least one hundred (100) feet long shall be introduced between reverse curves on arterial and collector streets.

k. When connecting street lines deflect from each other at any one point by more than ten (10) degrees and not mroe than forty-fie (45) degrees, they shall be connected by a curve with a center line radius of not less than one hundred (100) feet for minor streets and three hundred (300) feet for arterial and collector streets.

l. All changes in grade shall be connected by vertical curves of sufficient radius to provide a smooth transition and proper sight distance.

m. Dead-end streets (cul-de-sac) shall not be longer than nine hundred (900) feet in the R, R-1, CR-1 and CR-2 Zones, twelve hundred (1200) feet in the R-2 Zone, fifteen hundred (1500) feet in the R-3 Zone and seventeen hundred (1700) feet in the R-5 Zone and the R-10 Zone unless otherwise approved by the planning board. The street shall provide for turn around at the end with a right-of-way radius of not less than fifty-five (55) feet and tangent whenever possible to the right side of the street right-of-way.

n. If a cul-de-sac is of a temporary nature, the completed cul-de-sac with all appropriate improvements shall be provided and provisions shall be made in any approval for future extension of the street and the reversion of the excess right-of-way to the adjoining properties.

0. Pavement shall have a radius of not less than forty-five (45) feet centered upon the cul-de-sac. Center islands are not permitted.

p. Developers shall submit proposed street names to the Planning Board for approval. No street shall have a name which will duplicate or so nearly duplicate in spelling or phonetic sound as to be confused with the name of an existing street within the township or within an adjoining municipality. The continuance of an existing street shall have the same name. The names of streets shall be chosen to reflect the historical, geographical, topographical or natural features of the site. Except for street names approved by the Planning Board in connection with the approval of a subdivision, all street names and changes in street names shall be subject to the approval of the Township Committee.

q. The intersection of a street with a state or county roadway including required turning radius, shall conform to the requirements of the Morris County Planning Board or other appropriate agency for such intersection.

r. The top of a cut or the bottom of a fill shall not be closer than ten (10) feet to an adjoining property line or proposed lot line, unless otherwise approved by the planning board. Where appropriate, slope rights shall be reserved. Graded slopes at cuts and fills shall have a ratio of 3 to 1 where practicable, but shall not be more steep than the ratio of 1.5 to 1 unless otherwise approved by the planning board. Any slope having a grade more steep than 1.5 to 1 shall be conditioned by retaining wall, cribbing or terracing, as recommended by the township engineer.

s. On sloping land, streets shall parallel elevation contours insofar as practicable.

t. Public Street Pavement.

1. The pavement of a public street as required for a major subdivision shall conform to the requirements of Chapter X, Streets and Sidewalks; provided, however, that when in the opinion of the township engineer the requirements of Chapter X are inadequate for the conditions encountered, the planning board may impose additional requirements for materials and/or methods in the construction of the street.

2. Notwithstanding any requirements of Chapter X for street width, the planning board may, after consideration of probable and possible future uses for a proposed public street within a major subdivision, require streets of lesser improved width than that specified by Chapter X, depending upon the density of the proposed development, the length of the street, and the probability for future development and continuation or extension either as a street terminating in a cul-de-sac or as a through street, and depending upon the requirement of the area for emergency vehicles. The above and following criteria shall be used:

(a) In the R-zone district (20,000 square feet) the pavement width for a minor street shall be thirty (30) feet, with vertical granite block curbing, as required by Chapter X.

(b) In the R-1, R-2, R-3, R-5 Zone and R-10 Zone districts, through minor streets shall have pavements of not less than twenty-four (24) feet nor more than thirty (30) feet in width, with vertical granite block curbing. For pavement widths of twenty-four (24) feet to twenty-six (26) feet, mountable forty-five (45) degrees angle granite block curbing may be required where recommended by the township engineer.

(c) In the R-1, R-2, R-3 and R-5 zone districts, streets terminating in a cul-de-sac and with little or no probability for extension and depending upon the number of lots provided frontage by the street shall have pavements of not less than twenty-four (24) nor more than twenty-six (26) feet in width with vertical granite block curbing. The improved (pavement) radius at the cul-de-sac shall be forty-five (45) feet. Mountable forty-five (45) degree angle granite block curbing may be required where recommended by the township engineer.

(d) When streets of different pavement widths junction or intersect, the planning board may require increased pavement width(s) at the junction /intersection of the streets as recommended by the township engineer. Such increased width shall not include required turning radii, and the pavement width shall be tapered to the required pavement width(s) one hundred (100) feet from the intersection of the tangents of the street right-of-way lines. Pavement width shall not be increased beyond thirty (30) feet for minor streets. In reaching such decision for requirements of increased width the planning board shall consider the nature of the terrain, slopes of the streets, sight distances, and present and expected traffic conditions.

u. Street Storm Drainage and Water Control; Development by Subdivision or by Site Plan.

1. Where appropriate and practicable, detention basins and/or retention basins shall be required pursuant to the requirements of Chapter XIX, Soil Erosion, Sediment Control and Flood Prevention.

2. Where detention basins or retention basins are not practicable for the control of storm water, the planning board may require the installation of dry wells or other detention structures. Where installed in pairs, the output of each second dry well shall be directed by a spreader to the nearest water way or drainage course, or to other storm water drains.

3. Where street grade exceeds six percent (6%) side hill type catch basins shall be installed at a forty-five (45) degree angle to the curb.

4. Where recommended by the township engineer and approved by the planning board, roof drains of residences and buildings to be erected within a development shall be directed to dry wells. Roof drain dry wells shall not be discharged into the storm drainage system for the development unless specifically approved by the planning board.

5. Where lots are developed by either minor or major subdivision or by site plan along existing streets for which curbing does not exist, the planning board may require the developer to widen the improved portion of the street and to install curbing as required to control erosion, to aid in maintenance and to prevent the blockage of storm drains by debris, and to provide for improved traffic flow.

6. All storm drainage systems shall be designed for at least a twenty-five (25) year storm.

7. A storm sewer system shall have a maximum water velocity of eight (8) feet per second at inlets and outlets and fifteen (15) feet per second within the drains.

v. Underground utilities shall be installed across streets for service connections to the various lots prior to any improvement of the subgrade and prior to the installation of the base.

w. Fire Protection Systems. While recognizing that it may not be possible to assure complete fire protection in every given case, in order to provide the Mendham Township Fire Department with some minimum fire fighting capability, all major subdivisions and all major site plans shall provide for a source of water for fire fighting purposes in systems approved by the Township of Mendham Fire Official and in accordance with the following criteria:

1. Where an existing public or private central water supply is available and has been approved by the Mendham Township Fire Department for minimum fire fighting purposes, fire hydrants shall be installed at appropriate locations as recommended by the Mendham Township Fire official and at distances between hydrants not exceeding 1000 feet. The entire existing central water supply system and each new. hydrant shall have a capacity to provide a minimum flow rate of 1500 gpm at 20 psi residual pressure for a minimum duration of two hours. Hydrants shall be installed in accordance with ANSI/AWWA C 502, "Dry Barrel Fire Hydrants", latest edition; painted as directed by the Mendham Township Fire Official; and tested in accordance with NFPA 291, "Recommended Practice for Fire Flow Testing and Marking of Hydrants," latest edition, to ensure compliance with fire flow requirements. Acceptance test data shall be provided to the Mendham Township Fire Official for review and approval. In areas where public or private central water supply is available, but such water supply does not have the capacity to satisfy the foregoing minimum standards, such central water supply system shall be supplemented with additional measures to satisfy the minimum fire protection requirements of the Township. Such additional measures may involve any one or a combination of the following: installation of booster pumps with appurtenances, installation of underground water storage tanks with appurtenances, creation of drafting points with appurtenances, or such other means of increasing fire fighting capability as may be recommended and approved by the Mendham Township Fire Official.

2. Where public or private central water supply is not available, underground water storage tanks shall be installed to provide a source of water for fire fighting. For subdivisions in the residential zone districts, underground water storage tanks shall be located and installed so that no dwelling is farther than 2000 linear feet from any such tank as measured along the street, either public or private, and the access driveway to the dwelling. In no event shall the distance between tanks be greater than 2000 linear feet. At least one tank shall be installed for each 2000 linear feet of street length or fraction thereof. For site plans, underground water storage tanks shall be located and installed not farther than 500 feet from any principal structure. The minimum capacity of every underground water storage tank within residential zone districts shall be 30,000 usable gallons. Tank capacities for non-residential developments shall be based on the degree of hazard of the proposed structures to be protected but shall in no event be less than 30,000 usable gallons.

The locations of all fire protection systems and appurtenances shall be approved by the Mendham Township Fire Official. Unless an equivalent alternate fire protection system is authorized by the Planning Board and the Mendham Township Fire Department, underground water storage tank systems shall be provided and shall be constructed and installed in accordance with the following and in accordance with the Township of Mendham Standard Construction Details for such systems:

All underground water storage tanks shall be constructed of precast steel reinforced concrete and shall be sized to provide the minimum capacity required pursuant to subparagraph 16-10.2.w.2. All tanks shall be installed in accordance with manufacturer's specifications for installation and shall be provided with all necessary appurtenances and equipment which shall be readily accessible to fire fighting equipment. Riser connections shall be capable of producing 1000 gpm for a minimum of 75 percent of the tank capacity. All underground tanks shall have a system for maintaining a refill capability and shall be equipped with means for preventing accumulations of silt and debris. The design, location and installation of underground water storage tanks shall be approved by the Township of Mendham Fire Official. A permanent sign, approved by the Mendham Township Fire Official, shall be installed at every tank location to show the existence and capacity of such tank. In addition, "No Stopping or Standing" zones shall be delineated at each tank location for a distance of 75 feet in each direction from such tank on both sides of the street. Such delineation shall be appropriately identified by signs meeting New Jersey Department of Transportation design standards.

In all cases where a fire protection system is required, no construction permit shall be issued for a dwelling or principal structure upon any lot within the subdivision or site plan until, to the extent necessary to afford fire protection to such dwelling or principal structure, such system is installed and its operability tested and approved by the Mendham Township Fire Official.

The developer shall observe the following requirements in the development of a site plan:

a. Other Requirements. Where appropriate the requirements and provisions of Chapter XIX, Soil Erosion, Sediment Control and Flood Prevention, are applicable to this chapter and subsection.

b. Fills and Slopes. The top of a cut or the bottom of a fill shall not be closer than ten (10) feet to an adjoining lot line or a proposed lot line, unless otherwise approved by the planning board. Graded slopes of cuts and fills shall have a ratio of three (3) to one (1) where practicable, but shall not be steeper than the ratio of one and one-half (1-1/2) to one (1), unless otherwise approved by the planning board. Any slope having a grade steeper than one and one-half (1-1/2) to one (1) shall be conditioned by retaining wall, cribbing or terracing, as recommended by the township engineer.

c. Off-Street Parking . Adequate provisions shall be made for off-street parking in accordance with requirements set forth below, and adequate traffic circulation and protection to adjoining property shall be provided. Off-street parking areas that are designed to serve other than a single-family detached residential dwelling unit shall meet the following requirements.

1. Off-street parking areas and access drives shall be improved with either (a) Base course of four (4) inches of soil aggregate, New Jersey Department of Transportation Type 5, Class A (quarry process) plus three (3) inches of bituminous stabilized base course, New Jersey Department of Transportation Mix 1-2, plus one and one-half (1-1/2) inches of bituminous surface course, New Jersey Department of Transportation Mix 1-5 (FABC), all thoroughly rolled and compacted; or (b) Four (4) inches of bituminous stabilized base course, New Jersey Department of Transportation Mix 1-2, plus one and one-half (1-1/2) inches of bituminous surface course, New Jersey Department of Transportation Mix 1-5 (FABC), all thoroughly rolled and compacted.

All of the foregoing pavement thickness shall be compacted thickness. The sub-base shall be approved by the township engineer as suitable for the foregoing specifications. Parking areas shall be graded and drained so as to dispose of surface water as recommended by the township engineer.

2. Parking spaces within any parking area shall be clearly marked to show the parking arrangement within the parking area. Arrows shall be painted in aisles and driveways to show direction of traffic flow.

3. Lighting for off-street parking areas shall be so arranged and shielded as to reflect the light downward and prevent any light from shining directly on adjoining streets, buildings, or across property lines.

4. Entrance or exit driveways connecting the parking area and street shall not exceed twenty-two (22) feet in width, and no entrance or exit drive shall be closer than sixty (60) feet to another entrance or exit at the street right-of-way line, nor closer than fifty (50) feet to the property line of an abutting property not included in the development.

5. Entrance or exit drive shall be at least sixty (60) feet distant, measured along the street right-of-way line, from the point of intersection of two (2) intersecting streets, or from a bend in the street line of one street, where the change in direction is thirty (30) degrees or greater.

6. Entrance or exit drives shall have on each side a triangular sight area formed by the intersection of the driveway line, the street right-of-way line and a straight line joining said lines at points twenty (20) feet distant from their point of intersection. Within such triangular area no parking, loading or unloading shall be permitted, nor shall there be located therein any sign, fence, structure or plant material over two and one-half (2-1/2) feet in height above curb level.

7. Parking areas shall be effectively screened on any side which abuts or faces any premises situated in any residential zone by a fence, wall or hedge up to six (6) feet in height, maintained in good condition; provided, however, that natural features of the land such as rock outcroppings or wooded areas may be substituted for fence, wall or hedge, and that such features shall be a part of the plan.

8. If any fence, wall or hedge shall have been required for any parking area, then the fence, wall or hedge shall be protected by a concrete curb or bumper guard, or the equivalent, which shall run parallel to the fence, wall or hedge, be at least five (5) inches in height above the paved surface adjacent to the fence, wall or hedge and be of sufficient distance therefrom to protect the fence, wall or hedge from the impact of motor vehicles. Curbs shall conform to the requirements of Chapter X, Streets and Sidewalks.

9. Parking areas shall be used only for the parking of automobiles. No sign other than entrance, exit identification and conditions of use signs shall be placed or maintained in any parking area. No sign shall be larger than two (2) square feet in area.

10. An entrance to or exit from a non-residential use parking area shall be at least fifty (50) feet distant from any abutting property not included in the development.

11. All off-street parking areas required by this chapter shall be furnished upon the same lot as the principal building or use, or on other property or properties owned by the applicant, provided that at least fifty percent (50%) of the required parking spaces shall be on the lot which contains the primary building or use. No parking space shall occupy any required front, side or rear yard of any lot.

12. Off-street parking in a non-required front yard may be permitted, depending on the size of the area, the effectiveness of proposed screening, and relative distance from building and street. Approval of such off-street parking shall not be granted in the approval of a minor site plan.

13. Design of Parking Area. Each parking space for off-street parking shall be rectangular with an area of not less than one hundred eighty (180) square feet, shall be a minimum of nine (9) feet in width measured perpendicular to the axia of the length, and shall have a minimum depth of twenty (20) feet. Whenever a parking space abuts along its length an obstruction more than six (6) inches high the minimum width of the parking space shall be twelve (12) feet. All parking spaces shall be provided with adequate means of ingress and egress which shall be kept open and obstructed at all times and which shall be designed to provide surface driveways or aisles to meet the following minimum standards:

(see explanatory diagram in Appendix E)

If approved by the planning board, two (2) feet of the twenty (20) feet minimum length requirement may be satisfied by vehicular overhang over a landscaped area which is protected by curbing.

14. Off-Street Loading and Unloading Spaces. In all zone districts, for every building or premises or parts thereof the use of which involves the delivery or loading or unloading of materials, merchandise or goods or other use similarly requiring the receipt or distribution in vehicles of material or merchandise, there shall be provided and maintained on the same premises with such use one (1) off-street loading space which shall be at least twelve (12) feet wide, forty (40) feet long and have a fourteen (14) foot overhead clearance. A loading space shall only be permitted in a side or rear yard but not in a required yard. A loading space may be located in the required off-street parking area.

15. Joint Parking Facilities. Owners of properties in the B zone district may meet the required parking provisions by participating in a joint parking program involving two or more business uses; provided that plans for such a joint program shall have been approved by the planning board and provided, further, that the area for the parking facilities shall equal the collective parking area requirements for the participating properties to be served.

d. Parking Improvement Exemptions. If any applicant can clearly demonstrate to the planning board that because of the nature of his operation or use the parking requirements of this section are unnecessary or excessive, the planning board shall have the power to approve a site plan showing less paved parking area than is required by this section, provided, however, that a landscaped area of sufficient size to meet the deficiency shall be set aside and reserved for the purpose of meeting future off-street parking requirements in the event that a change of use of the premises shall make additional off-street parking space necessary. No certificate of occupancy shall be valid except for the particular use for which it was issued, and any change in use on the premises previously improved under this subsection shall be permitted only after a new site plan shall have been submitted to and reviewed and approved by the planning board.

e. Public Safety. The location, design, width, construction and alignment of parking spaces, access ramps, aisles and pedestrian ways as well as the circulation pattern and all other features of any parking area shall be provided in such a way as to minimize the risks of traffic congestion, safety hazards and inconvenience to the public.