Prior to the granting of final approval, the applicant shall have installed, or furnished performance guaranties as set forth in § 415-67 for the ultimate installation of, the improvements described below. All improvements shall be subject to inspection and approval by the Borough Engineer, who shall be notified by the developer at least two weeks prior to the start of construction of any improvement. All installations shall be in accordance with the applicable chapters of the Code of the Borough of Totowa, the requirements of §§ 415-89 through 415-116 and any other standards as may apply. The following improvements will be required except where the Board waives the requirement by specific resolution in conjunction with hardship, peculiar situations or special development provisions:
A.
Streets and pavements. The subdivider shall design
and construct streets and pavements meeting the minimum specifications
as set forth in this chapter or such other specifications as may be
required by the Borough Engineer where special circumstances so require.
B.
Curbs and sidewalks. The subdivider shall construct
curbs and sidewalks on both sides of all new and existing streets,
avenues, highways and public lanes to the extent that such will be
on-tract.
C.
Storm drains and culverts. All streets shall be provided
with sufficient catch basins, storm sewers, culverts, water detention
basins and other drainage appurtenances for the proper drainage of
the area, in light of existing and future conditions. All such facilities
shall be constructed in accordance with this chapter or such other
accepted engineering design practices as may be required by the Borough
Engineer where special circumstances so require.
D.
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 said statute.
E.
Street name signs. Street name signs shall be placed
at all street intersections within the subdivision. Such signs shall
be of a type approved by the Borough of Totowa and shall be placed
in accordance with the standards of the Borough of Totowa. No street
shall have a name which will duplicate or so nearly duplicate as to
be confused with the name of existing streets. The continuation of
an existing street shall have the same name.
F.
Streetlighting. The subdivider shall be responsible
for the installation of streetlighting facilities as approved by the
Board in accordance with any applicable standards of the Borough of
Totowa.
G.
Topsoil protection. Topsoil which shall be removed
in the course of regrading a subdivision shall not be used as spoil
or removed from the subdivision site. Such topsoil shall be redistributed
as to provide at least six inches of cover on areas to be used as
building sites from which topsoil was removed and shall be stabilized
by seeding or planting.
H.
Shade trees. Shade trees shall be located within the
street right-of-way in such a manner as not to interfere with utilities
or sidewalks and shall be one of the types and species as approved
by the Board as part of preliminary approval.
I.
Sanitary sewers.
(1)
Where a public sanitary sewer system is reasonably
accessible and capacity available, each lot within a subdivision area
shall be provided with sewage disposal facilities by the required
extension of sewer mains and connections thereon, the costs thereof
to be borne by the subdivider. All such installation of sewer mains
and connections shall be constructed in accordance with the applicable
specifications and requirements of the Borough.
(2)
Where a public sanitary sewer system is not reasonably
accessible, the subdivider may be required to install sewer lines
and a sanitary sewer disposal plant at its own cost and expense and
in accordance with applicable specifications and requirements of the
town, and all such installations shall be subject to the approval
of the Board of Health, the State Department of Environmental Protection
and the Borough Engineer.
(3)
Where a public sanitary sewer is not reasonably accessible and where installation of sewer lines and a sanitary sewer disposal plant is not required in accordance with Subsection I(2) above, the subdivider may be required by the Board to install within the subdivision a complete sewer pipe system, including provision for connection thereto at each lot, provided that connection of the development to a public sanitary sewer system can be anticipated within a reasonable period of time. Under such circumstances, the subdivider shall be required to install individual sewage disposal systems for each lot at the time improvements are erected thereon. All such individual sewage disposal systems shall be constructed in accordance with the requirements of the State Department of Environmental Protection and the Board of Health. The Board may further require the installation of house sewer service connections to the curbline at which point the same shall be capped.
J.
Percolation tests. Where a sanitary sewer system is not accessible, the subdivider shall furnish to the Board satisfactory proof that a properly functioning individual sewage disposal system conforming to the requirements of the State Department of Environmental Protection and regulations issued thereunder as well as the ordinances of the Borough can be constructed on each proposed lot, unless said subdivider shall provide individual sewer lines and a sanitary sewer disposal plant as provided in Subsection I.
K.
Water supply.
(1)
When a public water supply system is reasonably accessible
to the subdivision, each lot within the subdivision shall be provided
with water supplied by said water supply system. All facilities for
said system shall be installed pursuant to and in accordance with
all applicable requirements of the Borough.
(2)
In the event that a public water supply system is
not available to supply the proposed subdivision, the Board may require
construction of a private water supply system in such manner that
an adequate supply of potable water will be available to each lot
within the subdivision at the time improvements are erected thereon
and so that such system can be incorporated within the public supply
system when and if it shall become available. The water treatment
and distribution system shall be constructed and installed in conformity
with applicable ordinances of the Borough of Totowa and subject to
the approval of the Superintendent of the Borough of Totowa Water
Utility and the Borough Engineer.
L.
Fire hydrants. Fire hydrants shall be installed in
all developments served by a central water system, in accordance with
the requirements of Borough. Such installation shall be subject to
the inspection and approval of the Fire Subcode Official and Borough
Engineer.
M.
Electric, telephone and cable antenna television service.
Except as otherwise provided in the regulations of the Board of Public
Utility Commissioners, in all major subdivisions, electric, telephone
and cable antenna television facilities shall be installed underground
and, where applicable, in accordance with the latest requirements
of said Board. Arrangements for such underground installation shall
be made with the appropriate utility companies.
N.
Easements. Easements of a width sufficient to allow
proper maintenance shall be provided for the installation of all drains,
storm drains, pipelines, gas mains, etc. Said easements shall be dedicated
to the municipality by approved legal procedure.
Prior to the granting of final approval, the applicant shall have installed or furnished performance guaranties as set forth in § 415-67 for the ultimate installation of any required public on-tract improvements as the same are described in § 415-76 above. In addition, the Board may require the installation of on-site improvements, as described in § 415-78 below, prior to the granting of final approval, which it finds essential before the issuance of a building permit. All such improvements shall be subject to approval and inspection by the Borough Engineer as provided in § 415-76 above.
B.
Drainage. All sites shall be drained and graded so as to control surface runoff efficiently. Storm drainage shall be connected to existing facilities whenever possible. Detention facilities may be required by the Borough in cases where existing systems lack capacity or where needed to protect downstream properties. Drainage design shall be as set forth in § 415-111 of this chapter.
C.
Parking. Parking spaces, pedestrian walkways and entrance
and exit driveways shall be painted on the finished pavement in traffic
paint.
D.
Curbs. All paved areas shall be bounded by curbs constructed
of Belgian blocks in residential and commercial developments and of
concrete in industrial developments.
E.
Sidewalks. Concrete sidewalks, at least four feet
in width and four inches in thickness, shall be constructed where
required.
F.
Screening. All off-street parking and loading areas
shall be effectively screened on any side which adjoins or faces premises
situated in any residential zone by a fence or wall not less than
four nor more than six feet in height, maintained in good condition;
provided, however, that a screening or hedge or other natural landscaping
may be substituted for the required fence or wall if approved by the
Board. The fence as required by this article may be waived by the
Board if, in the Board's judgment, because of topographic or other
unusual conditions, said fence is not necessary to screen adjoining
residential property. The Board may also require construction of landscaped
berms up to a height of five feet with slopes at a ratio of not less
than 2:1.
G.
Lighting. Adequate lighting shall be provided for parking areas in operation between 1/2 hour before sunset and 1/2 hour after sunrise. In addition, the premises shall have adequate lighting for security purposes during the foregoing period when the facility is not in operation. All exterior lighting shall meet the design standards established in § 415-100.
H.
Landscaping. All portions of the property not used
for off-street parking shall be attractively landscaped with grass
lawns, trees and shrubs as approved by the Board. Shade trees shall
be installed within the street right-of-way.
I.
Utilities. All uses shall be provided with adequate
water supply and sanitary disposal facilities, all in accordance with
applicable local and state requirements.
J.
Fire alarm boxes. Any required fire alarm boxes shall
be tied into the Borough fire alarm system.
K.
The Board may require items of construction such as
retaining walls, guardrails, safety fencing, traffic barricades or
other devices necessary in the interest of public safety and convenience.
