Borough of Rutherford, NJ Improvements

Prior to the granting of final approval, the developer shall have installed or furnished performance guaranties for the ultimate installation of the following items and other items which the Borough Council, with the advice of the Planning Board and Borough Engineer, may find necessary in the public interest.

Streets.

(1)

Reconstruction or improvements.

(a)

Reconstruction or improvements to public streets or roadways being considered part of the subdivision requirements as specified in the terms and conditions of preliminary approval shall be completed prior to any other utility or roadway construction within the proposed subdivision limits. These shall include:

[1]

All underground utilities.

[2]

Base course shall consist of four inches of compacted two-and-one-half-inch crushed trap rock which shall be bound with dust.

[3]

Intermediate course shall be two inches of compacted one-and-one-half-inch crushed trap rock and shall be penetrated with 1.7 gallons per square yard of OA-4 Asphalt Road Oil. Voids shall be filled with a light cover of five-eighths-inch crushed trap rock.

[4]

Surface course shall be two inches of compacted bituminous concrete, hot-mixed. Bituminous concrete shall be of Type SM-1 as set forth in the New Jersey State Highway Standard Specifications, dated 1941, or equal. Streets other than arterial streets shall be seven inches deep and of a type known as "bituminous penetration macadam." Pavement shall consist of a four-inch base course of compacted two-and-one-half-inch crushed trap rock bound with dust and a three-inch surface course of compacted one-and-one-half-inch crushed trap rock penetrated with between 2 1/2 to three gallons of road oil per square yard. Road oil to be applied in three applications with voids to be filled with five-eighths-inch, three-eighths-inch and one-quarter-inch crushed trap rock successively.

(b)

Under no circumstances shall an existing public street or roadway be completely closed to vehicular traffic during construction or reconstruction. Access to existing driveways having ingress and egress to existing public streets or roadways being affected by the improvements shall be maintained at all times.

(c)

All roadway and utility construction on any roadways within an approved subdivision shall not be performed during the winter months between November 15 and March 15 of any year, unless written approval has been obtained from the Borough Engineer to allow construction of such utilities or improvements during this time period.

(2)

Street signs. Street signs shall be of the same type and design as the street signs currently in use and shall be installed in accordance with applicable borough ordinances and state statutes in such manner that the name of each intersecting street is clearly visible to approaching traffic.

(3)

Curbs and gutters. Curbs and gutters shall be constructed in accordance with the construction standards and specifications of the borough. Concrete shall be Class B, 1 to 175 to 3 to 5 mix, properly spaded in forms and screened. The curb shall be 20 inches deep, six inches wide at the top and nine inches wide at the bottom. The top of the curb shall be one inch above the center-line elevation of the road. The curb face shall be seven inches with a three-inch batter from gutter to the top of the curb. Prior to the initial set, the forms shall be stripped and the face shall be wood floated in an approved manner. No plastering of exposed surfaces shall be permitted. Division plates shall be one-eighth-inch steel plates set 10 feet on center and have a three-inch square cut out in the bottom or rear of the plate. Expansion joints shall be preformed bitumen cellular-type joint filler, 1/2 inch thick, which shall be inset 1/4 inch from the top and face and set 30 feet on center. All edges shall be properly tooled and rounded. The top face of the curb shall be rounded to a one-and-one-half-inch radius, and the top back of the curb shall be rounded to a one-fourth-inch radius. At all driveways, depressed curbs shall be so constructed that there shall be two inches from the top face of the curb to the top of the pavement, with a one-half-inch batter on the top of the curb sloping upward to the back of the curb. The curb shall be depressed five inches over a length of two feet.

(4)

Catch basins. Catch basins shall be constructed in accordance with the construction standards and specifications of the borough as approved by the Engineer and located where directed by the Engineer.

(5)

Streetlighting. In all major subdivisions streetlights shall be installed at street intersections and approximately 300 feet apart along one side of the street.

Sidewalks. Sidewalks shall be required in all areas and shall, in all cases, be of sufficient width to accommodate the maximum pedestrian traffic, but in no case shall they be less than eight feet in width in a business zone and four feet in width in all other zones, and they shall be constructed in accordance with the construction standards and specifications of the borough.

Shade trees.[1] Shade trees shall be located and of a size and shall be of species approved by the Planning Board. All trees not surviving after one growing season shall be replaced by the developer. The Board may require the subdivider or developer, at his sole expense, to retain a qualified person to report to the Engineer as to what can be done to save existing trees and preserve existing landscaping.

[Amended 8-6-1991 by Ord. No. 2615-91]

[1]

Editor's Note: See also Ch. 120, Trees and Shrubbery.

Topsoil protection.[2]

(1)

No topsoil shall be removed from the subdivision site or used as spoil or fill. In addition, topsoil removed during the course of construction shall be redistributed in the subdivision so as to provide equal distribution of cover to all areas of the subdivision and shall be stabilized by seeding and planting. At least six inches of topsoil shall be provided on all portions of lots not occupied by buildings or walks.

(2)

No change shall be made in the elevation or contour of any lot or site by the removal of earth to another lot or site other than a required minimal amount as determined by the Engineer and Board. All changes in elevation and contour approved by the Engineer and Board shall be shown on the preliminary and final plat and profiles and shall further meet the requirements of Chapter 102, Soil Removal, of the Code.

[2]

Editor's Note: See also Ch. 102, Soil Removal.

Monuments. Monuments shall be of the size and shape required by N.J.S.A. 46:23-9.11 and shall be placed in accordance with the requirements of the statute and the specifications of the borough.

Culverts, storm drains, sewers and utilities. Provision shall be made for culverts, stormwater drains, sanitary waste disposal and utilities. All such installations shall be connected with an adequate approved system and shall be adequate for all present and future development of the subdivision and surrounding areas and shall be made in accordance with construction and specification standards of the borough and Bergen County, where applicable, and as approved by the Engineer. All stormwater drains shall have a minimum inside diameter of 15 inches.

Gas mains. Gas mains shall be installed in accordance with the requirements of the applicable ordinances of the borough or the gas supplier.

Sewers.

(1)

Sanitary sewers. Each lot within a subdivision area shall be provided with sewage disposal facilities by the required extension of sewer mains and connections to a public sanitary sewer system. All such installations of sewer mains shall be made in accordance with the construction standards of the borough as approved by the Engineer and the State Department of Environmental Protection.

(2)

Installation of sewer lines. The subdivider shall install within the subdivision a complete sewer pipe system, including provisions for the connection thereto at each lot.

Fire hydrants, fire-alarm boxes, pumping stations and standpipes. Fire hydrants, fire-alarm boxes, pumping stations and standpipes shall be installed on water mains at intervals as directed by the borough's Construction Code Official in accordance with the standards of the National Board of Fire Underwriters. All hydrants and alarm boxes shall be placed at or near street intersections or at property lines in such a manner as approved by the Board, so as to least interfere with the use of roads and property. All major subdivisions without fire hydrants or waterlines shall be required to provide pumping stations or standpipes as required by the Board.

Water mains. Water mains shall be installed in accordance with the standards and specifications of the borough or the water utility company.

Disposal of dead trees, debris, etc. All stumps, litter, rubbish, brush, weeds, dead and dying trees, rocks, roots and debris shall be removed or destroyed immediately upon the request of and to the satisfaction of the Engineer. None of the debris shall be buried without written permission of the Engineer. A copy of such written permission shall be filed with the Planning Board.

Guardrails. Guardrails shall be installed where deemed necessary by the Engineer and to his specifications.

Erosion and landslides. Upon determination by the Engineer, an appropriate amount shall be included to cover the cost and grading of banks or the erection of retaining walls to prevent erosion and landslides. If it is found that, due to the topography of the land, a structure, when built upon such land, would contribute greatly to a drainage and erosion problem, the Borough Engineer may require that appropriate measures be provided to control such runoff.

Rock excavation. An amount of money shall be determined to cover possible rock excavation.

Damage to adjacent property. An appropriate amount of money shall be determined to cover possible damages to adjacent land and structures, including but not limited to fences, trees, uprooting of property, monuments, etc.

Borrow and fill. An amount shall be determined to cover the cost of borrow or fill required to meet any requirement established herein.

Site conditions. An amount shall be determined by the Engineer to ensure that during construction the site is maintained and, after construction, left in a safe and sanitary manner and that any condition which could lead to injury or property damage is immediately corrected by the subdivider upon request by the Engineer.

Stream improvements. An amount shall be determined by the Engineer to improve existing streams or watercourses where storm drainage flowing into the stream from a subdivision is likely, in the opinion of the Engineer, to cause flooding problems.

Recycling areas. Recycling areas shall be established in multifamily housing developments in accordance with the following standards.[3]

[Added 10-19-1993 by Ord. No. 2688-93]

(1)

There shall be included in any new multifamily housing development that requires subdivision or site plan approval an indoor or outdoor recycling area for the collection and storage of residentially generated recyclable materials. The dimensions of the recycling area shall be sufficient to accommodate recycling bins or containers which are of adequate size and number, and which are consistent with anticipated usage and with current methods of collection in the area in which the project is located. The dimensions of the recycling area and the bins or containers shall be determined in consultation with the Municipal Recycling Coordinator and shall be consistent with the district recycling plan adopted pursuant to Section 3 of P.L. 1987, c. 102 (N.J.S.A. 13:1E-99.13), and any applicable requirements of the Municipal Master Plan adopted pursuant to Section 6 of P.L. 1987, c. 102.[4]

[4]

Editor's Note: See N.J.S.A. 13:1E-99.16.

(2)

The recycling area shall be conveniently located for the residential disposition of source-separated recyclable materials, preferably near, but clearly separated from, a refuse dumpster.

(3)

The recycling area shall be well lit and shall be safely and easily accessible by recycling personnel and vehicles. Collection vehicles shall be able to access the recycling area without interference from parked cars or other obstacles. Reasonable measures shall be taken to protect the recycling area and the bins or containers placed therein against theft of recyclable materials, bins or containers.

(4)

The recycling area or the bins or containers placed therein shall be designed so as to provide protection against adverse environmental conditions which might render the collected materials unmarketable. Any bins or containers which are used for the collection of recyclable paper or cardboard and which are located in an outdoor recycling area shall be equipped with a lid, or otherwise covered, so as to keep the paper or cardboard dry.

(5)

Signs clearly identifying the recycling area and the materials accepted therein shall be posted adjacent to all points of access to the recycling area. Individual bins or containers shall be equipped with signs indicating the materials to be placed therein.

(6)

Landscaping and/or fencing shall be provided around any outdoor recycling area and shall be developed in an aesthetically pleasing manner.

[3]

Editor's Note: See also Ch. 82A, Recycling.

Other items. An appropriate amount shall be determined as may be required by specific problems which are peculiar to any particular development or which might arise during construction.

[Amended 10-19-1993 by Ord. No. 2688-93]