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.
A. 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.
B. 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.
C. Shade trees. 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]
D. Topsoil protection.
(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.
E. 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.
F. 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.
G. Gas mains. Gas mains shall be installed in accordance
with the requirements of the applicable ordinances of the borough or the gas
supplier.
H. 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.
I. 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.
J. Water mains. Water mains shall be installed in accordance
with the standards and specifications of the borough or the water utility
company.
K. 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.
L. Guardrails. Guardrails shall be installed where deemed
necessary by the Engineer and to his specifications.
M. 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.
N. Rock excavation. An amount of money shall be determined
to cover possible rock excavation.
O. 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.
P. Borrow and fill. An amount shall be determined to cover
the cost of borrow or fill required to meet any requirement established herein.
Q. 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.
R. 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.
S. Recycling areas. Recycling areas shall be established
in multifamily housing developments in accordance with the following standards.
[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.
(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.
T. 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]
No final plat shall be approved until the applicant shall have deposited
with the municipality a sum of money sufficient to defray the cost and charges
of the Borough Engineer for his inspection and services in connection with
the said required improvements in a sum to be determined by said Engineer
calculated on the cost of said improvements.