All minor subdivisions and sketch plats shall fulfill the information requirements of this section prior to review by the approving authority:
A. 
The plat for minor subdivision approval shall be prepared under the supervision of and be signed and sealed by a licensed New Jersey land surveyor. A sketch plat for purposes other than for minor subdivision approval shall be prepared under the supervision of and be signed and sealed by a licensed New Jersey land surveyor, professional planner, professional engineer or registered architect.
B. 
The plat shall be based on Tax Map information or some other similarly accurate base, at a scale of not more than one inch equals 200 feet to enable the entire tract to be shown on one (l) sheet.
C. 
The following information shall be shown or included on the sketch plat unless waived by the Planning Board:
(1) 
A key map at a scale in which one inch equals not more than 1,000 feet, showing the entire subdivision and its relation to all features within one-half (1/2) mile of the limits of the subdivision.
(2) 
The name and address of owner, subdivider and person preparing plat.
(3) 
The names of all adjoining property owners as disclosed by the most recent tax records.
(4) 
The Tax Map sheet, block and lot numbers.
(5) 
The location of that portion which is to be subdivided in relation to the entire tract.
(6) 
All existing and proposed streets within or adjoining the proposed subdivision with the right-of-way widths clearly indicated.
(7) 
The proposed location of any driveways or other entrances onto a public street.
(8) 
All existing structures and wooded areas within the portion to be subdivided and within 200 feet thereof.
(9) 
All proposed lot lines and lot lines to be eliminated by the proposed subdivision shall be clearly indicated.
(10) 
The location, size and direction of flow of all streams, brooks, drainage structures and drainage ditches in the area to be subdivided or within 200 feet of the subdivision.
(11) 
The location and width of all existing and proposed utility easements in the area to be subdivided.
(12) 
The zoning classification of the property and all additional information necessary to show compliance with the applicable zoning requirements.
(13) 
Acreage of the entire tract and the area being subdivided and the area of each lot created.
(14) 
Approximate lot dimensions, drawing scale and North arrow.
(15) 
For all applications involving the creation of more than two lots, spot elevations on lot corners, and for any application where found necessary by the Planning Board, sufficient topographic information for a proper determination of requirements but not exceeding the topographic information requirement applicable to preliminary major subdivision applications.
(16) 
For any application where found necessary by the Planning Board to assure that there is no adverse affect upon the development or provision of access to the remainder of tract, a rough indication of an acceptable layout of the remainder of the tract.
(17) 
A written commitment from the City Sewerage Superintendent of sufficient capacity to provide sewerage service to each lot when occupied by a dwelling house.
(18) 
A written commitment from the City Water Superintendent of sufficient capacity to provide water service to each lot when occupied by a dwelling house.
D. 
Minor subdivision filing. A plat containing all of the above information which is reviewed and approved as a minor subdivision may be filed as a plat if it is a certified survey that contains the signatures of the Chairman and Planning Board Secretary and meets the requirements of the Map Filing Law.
A development application which is classified as a major subdivision shall not be considered complete until the information requirements of this section have been fulfilled unless waived by the Planning Board:
A. 
The preliminary plat shall be clearly and legibly drawn or reproduced in black on white, at a scale of not less than one (l) inch equals 50 feet. It shall be prepared under the supervision of and be signed and sealed by a licensed New Jersey land surveyor, and any engineering design work shall be done by a licensed New Jersey professional engineer.
B. 
The plat shall be prepared in compliance with the design standards of this Part 5 and shall show or be accompanied by the following information in addition to all that is required for a sketch plat:
(1) 
Accurate bearings, headings and other boundary details.
(2) 
All required front, side and rear setback lines.
(3) 
Specimen trees having a diameter in excess of 24 inches.
(4) 
Any structures of historic significance within 200 feet of the subdivision and a statement of the impact of the development on the historic structure.
(5) 
Topography contours at two-foot intervals for slopes averaging 5% or greater and one-foot contours for slopes less than 5%. Elevations or contours need not be shown, however, for those portions of any parcel to be retained by the subdivider in an undeveloped state that are more than 200 feet from the lots being created. Contours should show existing ground elevations and proposed elevations in any areas to be regraded.
(6) 
Streets. Cross sections and center-line profiles of proposed streets within the subdivision and existing streets which abut the subdivision.
(7) 
Watercourses. All existing and proposed watercourses shall be shown accompanied by the following information:
(a) 
When a stream is proposed for alteration, improvement or relocation or when a drainage structure or fill is proposed within the floodway of an existing stream, evidence of submission of the improvement to the Division of Water Resources shall accompany the subdivision.
(b) 
Cross sections of watercourses and/or drainage swales at an approximate scale showing the extent of the floodplain, top of bank, normal water level and bottom elevation at the following locations:
[1] 
At any point where a watercourse crosses the boundary of a subdivision.
[2] 
At fifty-foot intervals for a distance 300 feet upstream and downstream of any proposed culvert or bridge within or adjacent to the subdivision.
[3] 
Immediately upstream and downstream of any point of junction of two or more watercourses.
[4] 
At a maximum of three-hundred-foot intervals along all watercourses which run through or adjacent to the subdivision.
(c) 
When ditches, streams, brooks or watercourses are to be altered, improved or relocated, the method of stabilizing slopes and the measures to control erosion and siltation as well as typical cross sections and profiles shall be shown on the plat or accompany it.
(d) 
The boundaries of the floodplains within or adjacent to the subdivision.
(8) 
Drainage.
(a) 
Preliminary plans and profiles at a scale of one inch equals 50 feet horizontally and one inch equals five feet vertically of all proposed and existing storm sewers, drainage swales and streams within the subdivision, together with the locations, size, elevations and capacities of any existing storm drain, ditch or stream to which the proposed facility will be connected.
(b) 
The location and extent of any proposed groundwater recharge basins, retention basins or other water conservation devices.
(c) 
All drainage calculations used for the design of the storm drainage system and the documents indicating conformance to the standards in this chapter shall be submitted.
(9) 
Utilities. Preliminary plans and profiles of proposed utility layouts shall be at a scale of not more than one inch equals 50 feet horizontally and one inch equals five feet vertically showing connections to existing and proposed utility systems.
(10) 
A written commitment from the City Sewerage Superintendent of sufficient capacity to provide sewerage service to each lot when occupied by a dwelling house.
(11) 
A written commitment from the City Water Superintendent of sufficient capacity to provide water service to each lot when occupied by a dwelling house.
(12) 
A copy of any protective covenants or deed restrictions applying to the land being subdivided.
(13) 
The location of poles, distance from intersections and illumination factors for all streetlighting.
C. 
Environmental impact statement.
(1) 
If the application involves the disturbance of more than one acre, the applicant shall also submit five copies of an environmental impact statement signed and sealed by a New Jersey licensed professional planner or New Jersey licensed professional engineer, preferably with experience in environmental studies. As used in this Part 5, an "environmental impact statement" means a written description and analysis of all possible direct and indirect effects the development will have upon the development's site as well as upon the surrounding region affected thereby, with particular reference to the effect of the development upon the public health, welfare and safety, the protection of public and private property, existing agricultural activities and preservation and enhancement of the natural environment. Every environmental impact statement shall contain the following:
(a) 
A key map showing the location of the development and how it relates to the surrounding region affected thereby.
(b) 
A description of the development specifying, in the form of maps, drawings, graphs or similar visual aids and also by narrative, what is to be done and how it is to be done during and after construction of the development, including information and technical data adequate to permit a careful assessment of the environmental impact of the development.
(c) 
An inventory of the existing environmental conditions at the development site and in the surrounding region affected thereby, which shall describe the following:
[1] 
Physical characteristics.
[a] 
Air quality.
[b] 
Hydrology, including maps and descriptions of streams, water bodies and floodplains and a discussion of water quality.
[c] 
Geology.
[d] 
Soils and their properties, including capabilities and limitations.
[e] 
Topography and slope.
[f] 
Drainage.
[g] 
Vegetation.
[h] 
Air quality and water quality shall be described with reference to the standards promulgated by the Department of Environmental Protection of the State of New Jersey and soils shall be described with reference to criteria contained in the Salem County, New Jersey, soil survey standards and specifications, issued by the United States Department of Agriculture Soil Conservation Service.
[2] 
Wildlife.
[a] 
Fish and aquatic organisms.
[b] 
Wild animals.
[3] 
Man-made conditions and structures.
[a] 
Sanitary and storm sewer systems, including planned construction.
[b] 
Noise characteristics and levels.
[c] 
Traffic volume.
[d] 
Land use, including maps and descriptions of zoning and Master Plan delineation of the development area.
[e] 
Aesthetics.
[4] 
Community character.
[a] 
History, including maps and descriptions of sites of historic and archaeological significance.
[b] 
Demography.
[c] 
Culture.
[d] 
Maps and descriptions of sites reserved or planned for recreational purposes or as wildlife refuges.
(d) 
A listing of all licenses, permits or other approvals required by municipal, county or state law, the status of each and proof that the applicant has contacted officials of any federal, state, county or municipal agency affected by the proposed development.
(e) 
An assessment of the probable impact of the development upon all of the topics listed in Subsection C(1)(c) above.
(f) 
A listing and evaluation of adverse environmental impacts which cannot be avoided, with particular emphasis upon air or water pollution, increase in noise during and after construction, damage to plant, tree and wildlife systems, damage to natural resources, displacement of people and businesses, increase in sedimentation and siltation, flooding, potential stormwater runoff damage both on and off site, increase in City services and health, safety and well-being of the public. Off-site and off-tract impact shall also be set forth and evaluated.
(g) 
A thorough description of the steps to be taken to minimize adverse environmental impact before, during and after construction of the development, both at the development site and in the surrounding region affected thereby, such description to be accompanied by necessary maps, schedules and other explanatory data as may be needed to clarify and explain the actions to be taken.
(h) 
Identification and description of any irreversible and irretrievable commitment of resources which would be involved in the proposed action.
(i) 
A statement of alternatives to the proposed development which might avoid some or all of the adverse environmental effects, including a no-action alternative, with an objective evaluation of each alternative, including the no-action alternative.
(j) 
A reference list of available pertinent, published information relating to the development, the development site and the surrounding region affected thereby.
(2) 
Notwithstanding the foregoing, the reviewing Board may waive the requirement for an environmental impact statement if sufficient evidence is submitted by the applicant to support a conclusion that the proposed development will have a slight or negligible environmental impact. Portions of such requirement may likewise be waived upon a finding by the reviewing Board that a complete statement need not be prepared in order to evaluate adequately the environmental impact of the development.
A. 
The final plat shall be drawn in ink on tracing cloth or its equivalent, at a scale of not less than one inch equals 50 feet and in compliance with all the provisions of the Map Filing Law. The final plat shall be submitted in the following form: the original or equivalent duplicate, one translucent tracing cloth or its equivalent copy, two cloth prints and 10 black-on-white prints.
(1) 
All information listed in § 130-131C(1) through (7).
(2) 
Tract boundary lines, right-of-way lines of streets, street names, easements and other rights-of-way land to be reserved or dedicated to public use, all lot lines and other site lines, with accurate dimensions, bearings or detection angles, and radii arcs and central angles of all curves.
(3) 
The purpose of any easement or land reserved or dedicated to public use shall be designated, and the proposed use of sites other than residential shall be noted.
(4) 
New blocks and lots shall be numbered so as to conform with the City Tax Maps.
(5) 
Minimum building setback line on all lots and other sites.
(6) 
Cross sections, profiles and established grades of all streets as approved by the City Engineer.
(7) 
Plans and profiles of all storm and sanitary sewers and water mains as approved by the City Engineer.
(8) 
A statement by the City Engineer that he is in receipt of a map showing all utilities and exact location and elevation, identifying those portions already installed and those to be installed, and that the subdivider has installed all improvements in accordance with the requirements of these regulations or has filed a corporate surety bond, a certified check, returnable to the subdivider after full compliance, or any other type of surety approved by the Council and approved as to form by the City Attorney, which is in sufficient amount to assure the installation and maintenance of improvements. The provisions of N.J.S.A. 40:55D-53 shall govern said bonds and the completion, inspection and approval of said improvements and the payment of inspection fees.
(9) 
A written commitment from the City Sewerage Superintendent of sufficient capacity to provide sewerage service to each lot when occupied by a dwelling house.
(10) 
A written commitment from the City Water Superintendent of sufficient capacity to provide water service to each lot when occupied by a dwelling house.
A developer shall comply with the following requirements and principles of land subdivision to encourage proper development patterns and the provisions adequate facilities and services to the city.
A. 
No subdivision shall be approved unless all lots abut an improved street as defined by this chapter. Any request for relief from this provision shall conform to the procedures of the N.J.S.A. 40:55D-36 or 40:55D-60.
B. 
Any proposed subdivision determined by the Board to be creating, imposing, aggravating or leading to the possibility of an adverse effect upon the property in question or adjacent properties may be required to be revised to remove such adverse effect prior to further review. Where the remaining portion of the tract is of sufficient size to be subdivided further, the applicant may be required to submit a sketch of the entire remaining portion to indicate a feasible plan whereby the proposed subdivision and subsequent subdivisions will not create any such adverse effect.
C. 
In reviewing a subdivision, the reviewing authority shall take into consideration the effect of the development upon all aspects of the environment as outlined in the environmental impact statement requirements, as well as the sufficiency of applicant's proposal in his environmental impact statement for dealing with any immediate or projected adverse environmental effects. The reviewing authority may require, as a condition of approval of the application, that steps be taken to minimize the adverse environmental impact during and after construction, and no final approval shall be issued until all such requirements shall have been complied with or compliance is guaranteed by a performance guaranty meeting the requirements of § 130-150 of this chapter.
D. 
The proposed name of any development shall not duplicate or too closely approximate the name of any other development in the city; nor shall a proposed name of a development use as part of its name the name of another municipality adjoining or within reasonable distance from the City of Salem. The Planning Board shall have final authority to designate the name of a proposed development. This section shall not apply to any established development which is within the City or proposes to move into the city.
A. 
General design considerations.
(1) 
All proposed streets in a subdivision of land shall be classified as either a cul-de-sac street, a loop street or a City collector as defined on Plates 2, 3 and 4.[1] All loop streets and cul-de-sac streets shall be entirely contained within the City of Salem and may not extend across a municipal boundary line so as to be partly in another municipality. All proposed streets in a subdivision, including cul-de-sac streets, loop streets and the portion of collector streets within the city, shall provide access only to lots which meet the area dimension and lot configuration standards for such lots with land entirely within the City of Salem.
[1]
Editor's Note: These plates are included at the end of this chapter.
(2) 
Loop streets, cul-de-sac streets and other existing minor streets shall be so designed and integrated into the circulation pattern of the subdivision and the immediate area so as to discourage through traffic.
(3) 
City collectors shall be designed to provide for the extension and connection of existing streets except when such a connection will result in a major diversion of traffic from major collectors or arterials through the subdivision.
(4) 
When a subdivision adjoins land susceptible to being subdivided, suitable provisions shall be made for optimum access of the remaining and/or adjoining tract to existing or proposed streets within the proposed subdivision.
(5) 
Access shall be designed in all major subdivisions according to the following standards:
(a) 
All major subdivisions bounded by arterials, major collectors and minor collectors, as defined by the functional classification system contained within the approved City Master Plan, shall control access to said streets by having all driveways intersect marginal service streets, parallel streets or streets intersecting said arterials, major collectors and county-local roads.
(b) 
When a subdivision of five or more lots borders on an existing City street or county-local road, reverse frontage or a marginal service road may be required.
(c) 
When a proposed street (city collector) will serve more than 50 lots in a fully developed subdivision, all driveways within that subdivision shall intersect loop streets, cul-de-sac streets or marginal service roads.
(6) 
All subdivisions which control access to existing City or county roads by reverse frontage or marginal service roads shall construct an adequate buffer between the development and the existing street. The buffer for reverse frontage shall consist of densely planted nursery-grown trees to a depth of 20 feet as indicated on Plate 5. Plate 6 indicates the required landscaped area for marginal service roads.[2]
[2]
Editor's Note: These plates are included at the end of this chapter.
(7) 
No subdivision showing reserve strips controlling access to streets or another area, either developed or undeveloped, shall be approved except where the control and disposal of land comprising such strips has been given to the Council after recommendation by the Planning Board.
(8) 
A major subdivision that adjoins or includes existing City streets that do not conform to the right-of-way widths specified in the City Master Plan and/or in on the street cross-section requirements of this Part 5 shall dedicate the additional land needed to conform to the right-of-way standards. If the subdivision is along one side of the road, one-half (1/2) of the required extra width shall be dedicated.
(9) 
A cul-de-sac shall provide access to a minimum of six lots and a maximum of 14 lots. No cul-de-sac shall exceed 750 feet in length measured from the intersecting street right-of-way to the end of the turnaround right-of-way. The maximum radius of a cul-de-sac shall be 50 feet in zoning districts with a minimum lot width of 150 feet or more and 60 feet in zoning districts with a lot width requirement of less than 150 feet. The right-of-way radius of the turnaround shall be 60 feet and 70 feet for these respective zoning districts. No cul-de-sac turnaround shall exceed a radius of 70 feet except if an adequate landscaped circle is provided in which two-way traffic is maintained.
(10) 
No street shall have a name which will duplicate or so nearly duplicate in spelling or phonetic sound the names of existing streets in the City or surrounding municipalities so as to be confusing therewith. The continuation of any existing street shall have the same name. The names of new streets must be approved by the Planning Board.
B. 
Specific design requirements. The following specific design requirements shall be met in the construction of new streets or the improvements of existing streets:
(1) 
When connecting street lines deflect from each other at any one point by more than 10°, they shall be connected by a curve with a radius conforming to standard engineering practice so that the minimum sight distance shall be not less than 100 feet for culs-de-sac, 150 feet for loop streets and not less than 300 feet for collectors and arterials.
(2) 
A tangent of at least 200 feet long shall be introduced between reverse curves of arterial and collector streets.
(3) 
Longitudinal grades on City collector roads or a higher functional classification shall not exceed 4% .The longitudinal grade of any other local street shall not exceed 8%. All changes in grade shall be connected by vertical curves of at least 50 feet for each two-percent (or portion thereof) difference in grade to ensure proper sight distance which will conform to good engineering practice.
(4) 
The longitudinal grade of any street shall not be less than one-half of one percent (1/2 of 1%). Grades between one-half of one percent (1/2 of 1%) and 1% may require monolithic curb and gutter construction to ensure adequate drainage.
C. 
Intersections.
(1) 
Street intersections shall be at a minimum angle determined by the road classification. All intersections shall be at 90°, except that cul-de-sac or loop streets which intersect a City collector or county-local road shall have a minimum angle of 75°, and a cul-de-sac which intersects a loop street shall have a minimum angle of 60°.
(2) 
No more than two streets shall meet or intersect at any one point, and the center line of both intersecting streets shall pass through a common point. Any two intersections shall be separated by the following distances:
Classification
Minimum Distance Between Intersections
(feet)
Arterials; county collectors
350
City collectors; county-locals
250
Loop streets; culs-de-sac
200
(3) 
Whenever two roads of different functional classification intersect, the minimum separation standards of the more important road shall be followed.
(4) 
The maximum grades of all intersections shall be 3%, except that intersections involving only City collectors or other local streets shall have a maximum grade of 4%.
(5) 
The block corners at intersections shall be rounded at the curbline, with the street having the highest radius requirement determining the minimum standard for all curb lines.
Classification
Radius
(feet)
Arterials; county collectors
40
City collectors; county-locals
30
Loops, culs-de-sac
20
(6) 
Sight triangle easements.
(a) 
For both major and minor subdivisions, clear sight triangle easements shall be required at all intersections in addition to the right-of-way requirement described above. Within such triangles, no vision-obstructing object shall be permitted which exceeds a height of 30 inches above the elevation of the intersecting streets except for streetlighting standards. The "sight triangle" is defined as the area of vision which enables a motorist entering a road to perceive oncoming vehicles and which enables oncoming vehicles to perceive the entering vehicle. This area is bounded by the intersecting street lines and the straight line connecting sight points, one each located on the two intersecting street center lines. "Sight points" are defined as being the following distances from the intersection:
Classification
Distance
(feet)
Arterials
400
County major collectors
300
County minor collectors
250
City collectors; county-locals
200
Loop streets
150
Culs-de-sac
110
(b) 
These points are to be connected to a point 90 feet from the intersection of the street center line. Plates 7 through 10[3] illustrate the required clear sight triangle easements. The sight easement shall describe two overlapping triangles whenever the intersecting roads are of City collector or above functional classification. The easement for intersections involving cul-de-sac or loop streets shall only include the sight triangle needed for the motorist entering the intersection street.
[3]
Editor's Note: These plates are included at the end of this chapter.
D. 
Street construction standards. All subdivisions shall be served by paved public streets with an all-weather base and pavement with an adequate crown. All new streets and improvements to existing streets shall adhere to the following standards:
(1) 
The minimum pavement width shall be in accordance with the following standards and as illustrated on Plates 11 through 16:[4]
Lanes
Shoulder
Type of Street
Number
Width
(feet)
Number
Type1
Width
(feet)
County major collector
2
12
6
1
86
County minor collector
2
12
6
2
66
County-local2
2
11
6
2
50
City collector2
2
11
6
1
50
Loop
2
11
5
1
50
Cul-de-sac
2
11
3
1
50
NOTES:
1Shoulder type: paved.
2In areas proposed for less intense development [minimum lot sizes over (1) acre], the minimum shoulder shall be compacted gravel with oil.
[4]
Editor's Note: These plates are included at the end of this chapter.
(2) 
All new and existing streets shall be constructed or improved to fulfill the above minimum requirements. The subdivider shall be responsible for improving only one-half (1/2) of the street immediately adjacent to the subdivision, except in cases where off-site contributions are required. If off-tract contributions are required, the subdivider may be responsible for improving more than one-half (1/2) of the street and other nearby streets or intersections.
(3) 
Deceleration and acceleration lanes shall be constructed outside of the normal cartway as determined necessary by the City Engineer.
(4) 
The minimum total asphalt surface thickness for all pavements shall be three and one half (31/2) inches of FABC-2, Mix No. 5. Two inches shall be laid and used as running surface until all settlement is completed, then brought to final grade with a one-and-one-half-inch overlay and such additional material as shall be needed to compensate for settlement. The minimum subbase shall be six inches of dense-graded aggregate base (DGAB) or recycled concrete. No bituminous-concrete pavement shall be laid until the existing subbase has been prepared and thoroughly compacted with an approved roller.
(5) 
The minimum requirements of any new street shall be in accordance with the specifications and procedures set forth in the latest Jersey State Highway Department Standard Specifications and all addendum or revisions thereto.
(6) 
Whenever curbing and guttering are required under this Part 5, it shall be constructed in a manner approved by the City Engineer. If concrete, the curbing and gutters shall meet the following specifications:
(a) 
The concrete to be used for curbs and gutters shall be Class B concrete as specified in the New Jersey State Highway Specifications for Curbs and Gutters.
(b) 
Expansion joints shall be provided at intervals of 20 feet.
(c) 
Concrete curbs shall be eight inches wide at their base and not less than six inches wide above the roadway pavement. The rear top corner of this curb shall have a radius of one-fourth (1/4) inch, and the front top corner shall have a radius of one and one-half (11/2) inches.
(d) 
Combination curbs and gutters shall be constructed on a base of sand or other similar pervious material, six inches in depth and extending 12 inches beyond the rear face of the curb and 12 inches beyond the face of the curb. The total width of the curb and gutter shall be 30 inches. The dimensions of the particular parts of the combined curb and gutter shall be as follows: (See Plate 17 as attached.[5])
[1] 
The top of the curb shall be six inches in width.
[2] 
The rear of the curb shall be 12 inches in height.
[3] 
The width of the curb at the gutter elevation shall be seven inches.
[4] 
The height of the curb face at the gutter shall be six inches, and the depth of the gutter at the street face shall also be six inches.
[5] 
All exposed edges shall be rounded with a radius of three-fourths (3/4) inch to one inch.
[5]
Editor's Note: This plate is included at the end of this chapter.
(e) 
Openings for driveway access shall be in such width as shall be determined by the City Engineer but in no case more than 15 feet at the edge of the pavement. The curb at such driveway openings shall be depressed to the extent that one and one-half (11/2) inches extend above the finished pavement. The rear top corner of this curb shall have a radius of one-fourth (1/4) inch, and the front top corner shall have a radius of one and one-half (11/2) inches.
(7) 
All work shall be inspected through the course of construction by the City Engineer or his duly authorized representative, who shall be notified 48 hours in advance before any work is started or completed.
A. 
General design considerations.
(1) 
The drainage system of a proposed subdivision should be adequate to carry off and/or store the stormwater and natural drainage water which originate not only within the subdivision boundaries but also that which originates from the total natural watershed surrounding the property in question.
(2) 
The drainage system shall be designed to control the amount and rate of stormwater runoff. A general principle for major subdivision design shall be to not increase the parcel's amount or rate of stormwater runoff by the use of structural and nonstructural measures.
(3) 
Whenever possible, all of a major development's drainage system shall be designed for the recharge of groundwater and the retention of stormwater on-site.
(4) 
Provisions shall be made to limit the amount of sedimentation and other pollutants that may enter a natural watercourse as a result of the development.
(5) 
Where possible, a subdivision's stormwater management design shall preserve stream channels, floodplains and wetlands in their natural condition to act as buffers against flooding and pollution.
(6) 
No stormwater runoff or natural drainage water shall be so diverted as to overload existing drainage systems, create flooding or require the construction of additional drainage facilities in other private or public lands without proper and approved provisions being made for remedying these off-site or off-tract conditions.
(7) 
All subdivisions or lands that fall within the City flood hazard area as established by the City Flood Hazard Map shall not be developed without appropriate permits.
B. 
Specific design considerations
(1) 
For all subdivisions where the average elevation of the lot or the elevation of the building site is below the crown of the existing or proposed road, the lot shall be properly graded to ensure proper drainage away from buildings and to prevent the ponding of stormwaters in front, side or rear yards. A grading plan must be submitted for each lot to ensure proper drainage prior to subdivision approval.
(2) 
All streets shall be provided with catch basins and pipes where necessary for proper surface drainage. Dry wells are specifically prohibited as alternatives to catch basins or as a method of recharge.
(3) 
The materials used for drainage facilities and appurtenances shall be in conformance with the latest edition of the Standard Specifications for Road and Bridge Construction of the New Jersey Department of Transportation and all addenda. The technique for calculations and design parameters shall be by the rational method of drainage sheds less than four acres and the Soil Conservation Service method for drainage sheds above four acres.
(a) 
The following recurrence-interval parameter shall be adhered to:
[1] 
Minor inlets: two years.
[2] 
Low points: five years.
[3] 
Sump inlets: 10 years.
[4] 
Minor stream structure (50 acres or less): 10 years.
[5] 
Major stream structures with no headwaters: 25 years.
[6] 
Major stream structures with maximum headwater: 100 years.
(b) 
Single Type B inlets shall not be designed to catch more than five and one-half (51/2) cubic feet per second, regardless of head, but shall not be spaced greater than 500 feet center to center. Discharge and collection systems shall not be designed for inlet head under any circumstances.
(4) 
Drainage structures which are located on state or county highway rights-of-way shall be approved by the State or County Highway Engineer's office, and a letter from that office indicating such approval shall be directed to the City Planning Board and shall be received prior to the final plat approval. Drainage structures proposed on a brook or stream with a drainage area of one-half (1/2) square mile 320 acres or greater shall be approved by the New Jersey Division of Water Policy and Supply, and a letter from the office shall be directed to the Planning Board Chairman.
(5) 
All proposed subdivisions or developments abutting a brook or stream whose drainage areas, up to and including the subdivision or development, is greater than 50 acres shall be required to secure a stream encroachment permit from the New Jersey Division of Water Policy and Supply, Bureau of Floodplain Management, prior to the authorization of final approval. Furthermore, a copy of the permit shall be forwarded to the Planning Board and shall be attached to the final engineering plans of the same.
(6) 
Road drainage. The use of swales for road drainage purposes may be permitted at the discretion of the City Planning Board, provided that the subdivision is under 20 lots, the minimum lot size is greater than one acre and the grade does not exceed 6% nor is less than one-half of one percent (1/2 of 1%). In subdivisions with more than 20 lots, swales may only be permitted along roads in which reverse frontage has been provided. Where these conditions are not met or where drainage conditions warrant, curbing and guttering shall be required along all existing and proposed streets. In minor subdivisions, curbing and guttering may be required where drainage or traffic condition warrant or when the subdivision is in proximity to existing curbed and guttered areas.
(7) 
Land drainage. All surface drainage shall be piped except if the developer demonstrates that the use of swales is a more appropriate form of conveyance to the satisfaction of the City Planning Board. The use of swales shall not be permitted where the adjacent lot sizes on the same tract are 30,000 square feet or less.
(8) 
Swales, where permitted, shall be designed according to the following standards:
(a) 
Swales shall have a parabolic or trapezoidal shape.
(b) 
Side slopes of a swale along a road shall not be steeper than four to one (4:1) adjacent to the road and two to one (2:1) on the slope away from the road. Side slopes of swales not along a road shall not exceed three to one (3:1).
(c) 
Trees, brush and stumps, as well as other objectionable material, are to be cleared and disposed of so as not to interfere with construction or proper functioning of the waterway.
(d) 
Separate areas filled are to be compared as needed to prevent unequal settlement that will cause damage in the completed waterway.
(e) 
Waterways and outlets shall be protected against erosion by vegetative means as soon after construction as practical before diversions or other channels are outletted into them. Seeding, fertilizing, mulching and sodding shall be in accordance with the applicable standards as determined by the Soil Conservation Service of the State of New Jersey.
(9) 
Storm sewer pipe shall be installed in accordance with proper engineering practices and shall be designed according to the following standards:
(a) 
The pipe shall be concrete or aluminum as required by the City Engineer. Nonreinforced-concrete pipe shall conform to standard specifications by the City Engineer for specified diameter and strength class. Reinforced-concrete pipe shall conform to standard specifications by the City Engineer for specified diameter and strength class. Aluminum-alloy pipe shall conform to standard specifications by the City Engineer for specified diameter and strength.
(b) 
All drainage pipes shall have a minimum diameter of 15 inches. The pipe shall be laid in straight alignment, between manholes. All transitions in slope, change of direction or pipe size shall be confined to manholes, catch basins or other accessible structure.
(c) 
The size of the pipe, slope and invert elevations shall be submitted on a final drainage plan.
(d) 
In those areas where the groundwater elevation is such that roadway subbase instability could occur from the same, the City Engineer shall reserve the right to require extra-strength porous concrete pipe in lieu of either reinforced-concrete or corrugated aluminum stormwater conduit for the purpose of adequately underdraining the surrounding soil and stabilizing the affected subbase.
(e) 
Slotted drainpipe shall not be permitted except if approved by the City Engineer.
(10) 
Where a subdivision is traversed by a watercourse, surface or subsurface drainageway, channel or stream or a subdivision proposes the creation of such surface or subsurface drainageways, there shall be provided and dedicated a drainage right-of-way easement to the city. The width of the drainage easement required shall be determined by the City Engineer based upon the width needed to accommodate future stormwater runoff and to allow sufficient area for maintenance or construction activities. A minimum width of all drainage easements shall be 40 feet or 20 feet from the edge of the watercourse.
(11) 
Detention basins shall be designed in accordance with the following criteria:
(a) 
Inflow quotient (Q) shall be designed for a twenty-five-year recurrence interval under full development conditions within the subdivisions.
(b) 
Outflow Q shall be designed based on the capacity of the nearest downstream drainage structure and it shall not be more than the ten-year recurrence interval under full development conditions within the subdivision.
(c) 
All detention basins shall have a minimum freeboard of one foot above the design high-water level and shall likewise have an emergency spillway capable of discharging flow from a design storm with a recurrence interval of 100 years. Where the depth of high water in any basin exceeds two feet, then a fence of minimum height of eight feet and made of approved material shall be required.
(d) 
Detention basins are not permitted where soils have a percolation rate of less than five minutes per inch or more than 60 minutes per inch.
(12) 
Retention basins shall be designed in accordance with the following criteria:
(a) 
Inflow Q shall be designed as required for detention basins.
(b) 
Outflow Q shall not be considered for any basin whose soil percolation rate is in excess of six minutes per inch.
(c) 
The bottom elevation of all retention basins shall be a minimum of two feet above the seasonal high-water table. Overflow and freeboard design shall be as previously specified for detention basins. Fencing requirements shall likewise be as previously specified for detention basins.
(d) 
The preferred side slope of the banks for either detention or retention basins shall be a five-to-one ratio, with a minimum acceptable ratio of three to one (3:1) if conditions do not permit.
(e) 
Retention basins are not permitted where soils have a percolation rate of less than five minutes per inch or more than 60 minutes per inch.
(13) 
Collection basins.
(a) 
The collection basin shall be designed in accordance with the rational method expressed as the equation:
Q
=
AIR
Where
Q
=
Volume of runoff in cubic feet per second.
A
=
The contributory drainage area, in acres, both within and outside the boundary of the subdivision.
I
=
Coefficient of runoff applicable to the drainage area. It shall consider the soil character, slope of area and degree of ultimate development as determined by current zoning. In general, the values of the runoff coefficient will fall within the following range:
Classification
Coefficient
Parklands, golf courses, etc.
0.15 to 0.30
Densities below 1 dwelling per acre
0.30 to 0.50
Densities of 2 dwelling per acre and above
0.50 to 0.70
Commercial and industrial
0.70 to 0.90
NOTE: For composite areas of various classifications, the coefficient for the predominate area shall be used for all calculations.
R
=
Rainfall intensity. A minimum intensity of 2.75 shall be used.
(14) 
Flow design criteria.
(a) 
Velocity of flow shall be determined by Manning's formula:
V
=
1.486R2/3 S1/2
           n
Where
R
=
Hydraulic radius of conduit or area of stream divided by wetter perimeter.
S
=
Slope of hydraulic grade line or, for open channels or ditches, the slope of the water surface.
n
=
The coefficient of friction.
Acceptable values of "n" are:
0.015 for circular cross-section, nonporous concrete pipe.
0.015 for pipes 18 inches or smaller in diameter and concrete-lined ditches.
0.025 for clear unlined ditches.
0.03 to 0.15 for fair to poor natural streams and watercourses.
(b) 
Other cross sections of pipe materials shall have commensurate friction factors as may be approved by the City Engineer.
Permissible Design Velocities for Open-Channel Ditches
Material
Velocity
(feet per second)
Fine sand to loam
2.5 to 3.5
Clay to hardpan
3.75 to 6.0
Concrete lined
15
Pipe
*
* NOTE: Minimum design velocity at flowing full condition shall be three feet per second. Pipes shall be considered flowing full at maximum capacity.
A. 
Lot dimensions and area shall not be less than the requirements of Part 3, Zoning.
B. 
In as far as is practical, side lot lines shall be at right angles to straight streets and radial to curved streets.
C. 
When additional right-of-way has been required to bring existing rights-of-way up to standard, lots shall begin at the proposed right-of-way line, and all setback shall be measured from that line.
D. 
For proper development of the land within the city, lots shall have an average length no greater than 250% of the average width, except where the width exceeds three times the zoning requirement.
E. 
Where there is a question as to the suitability of a lot or lots for their intended use due to factors, such as poor drainage conditions, the Planning Board may, after adequate investigation, withhold approval of such lots. If approval is withheld, the Planning Board shall specify the reasons for such denial in the minutes.
The important natural features of a site shall be preserved in the design of all subdivisions. Natural features which shall be protected include the natural terrain, wetlands, wooded areas, vistas, natural drainageways and lakes. A developer shall only be permitted to significantly alter or encroach on the existing natural features if the Planning Board is convinced that the alteration is the minimum necessary to allow the use of the land for the intended purpose and that there are no alternatives to the subdivision design which would eliminate or mitigate any adverse impact on natural features.
A. 
The clearing of woodland shall be strictly controlled. The stripping of trees from a lot and the filling or the alteration of the water table in wooded areas shall be prohibited except if an extensive replacement tree planting program has been approved by the City Planning Board. All subdivisions and developments shall be designed to have minimal impact on existing woodland. The siting of structures shall be such as to preserve the maximum number of trees over 15 inches in diameter and all trees over 24 inches in diameter.
B. 
Shade trees. In all major subdivisions, shade trees shall be provided along the road frontage. Two trees properly planted, staked and fertilized shall be provided for every 100 feet of road frontage except if an equivalent number of trees are preserved within 50 feet of the right-of-way. All shade trees shall meet the following requirements:
(1) 
Trees shall be a deciduous variety (oak, hard maple) native to the area and shall be approved by the Planning Board.
(2) 
Trees shall be nursery grown and shall have a minimum caliper of one and one-half (11/2) inches measured three feet above the ground.
(3) 
Trees shall be planted where required by the Planning Board in a planting strip 10 feet from the edge of the shoulder when the road has been designed according to the approved cross sections.
No topsoil shall be removed from the site or used as spoil. Topsoil moved during the course of construction shall be redistributed within the subdivision so as to provide at least four inches of cover to all areas of the subdivision and shall be stabilized by seeding or planting.
A. 
A pedestrian circulation system shall be provided for all major subdivisions over 20 lots and may be required whenever an interior street system is utilized. The system shall include sufficient sidewalks and interior walkways to provide safe pedestrian movement between residential units and to provide access to environmental amenities, recreation areas and other forms of pedestrian attraction within, adjacent to or in close proximity [one-half (1/2) mile] of the site. The circulation system shall connect with any existing or proposed adjacent developments and may or may not be related to the street system. The Planning Board shall review and approve the proposed circulation system.
B. 
In all major subdivisions, sidewalks shall be required along both sides of roads classified as City collectors or county-local roads.
C. 
Whenever a pedestrian circulation system is not required, the following design standards shall apply:
(1) 
Sidewalks may be required by the Planning Board along both sides of culs-de-sac, loop streets and minor collectors.
(2) 
When the subdivision is within one-half (1/2) mile of a pedestrian attractor which includes commercial establishments, municipal or governmental offices, schools, place of worship, post offices and recreation areas, sidewalks shall be required to allow pedestrian movement to such facilities.
(3) 
Sidewalks or interior walkways may be required to provide access to environmental amenities within or adjacent to the subdivision.
(4) 
The Planning Board may require sidewalks on both sides of a street near intersections or at such other locations due to pedestrian safety considerations.
D. 
In minor subdivisions, sidewalks shall be required when the subdivision is located immediately adjacent to an area where sidewalks are currently provided, where installation of sidewalks is imminent or where a utility section of the Master Plan indicates the planned development of walkways.
E. 
Construction. Where required, sidewalks should be set back three feet from the edge of the improved road and shall be four feet wide and four inches in thickness. Unless required to be brick for historic considerations, sidewalks shall be concrete or an equivalent approved by the Planning Board and shall be constructed in accordance with the specifications of the New Jersey State Highway Department. Walkways within the open space reserved under the cluster option shall be limited in scale and shall be composed of material compatible with the natural character of the area as approved by the Planning Board.
Streetlighting shall be provided in accordance with the recommendations of the City Engineer and as required by the Planning Board. Adequate lighting shall be provided at all intersections and along all roads classified as City collectors. The developer shall pay to the City the costs of operation of said streetlights (as determined by the standard rates of the utility) until the street upon which said streetlights are installed is accepted by the City as a public street.
A. 
All public services shall be connected to an approved public utilities system, where one exists. Prior to the granting of final approval, the subdivider shall submit three copies of a final plat, showing the installed location of these utilities as well as a written instrument from each serving utility which shall indicate compliance with this section.
B. 
For all major subdivisions, the subdivider shall arrange with the serving utility for the underground installation of the utility's distribution supply lines and service connections. Service connections shall be made underground for all major subdivisions whenever the supply lines that serve the lands are underground. Whenever the widening or extension of a street requires the replacement or relocation of utilities, such replacement or relocation shall be underground. Common trenches shall be utilized by utilities where practical.
C. 
In large scale development, easements along rear or side property lines may be required. Such easements shall be at least 20 feet wide and, to the extent possible, be centered on or adjacent to rear or side lot lines.
Street signs shall be metal posts of the type, design and standards utilized elsewhere in the city. The location of the street signs shall be determined by the Planning Board, but there shall be at least two street signs at each intersection. All street signs shall be located free of visual obstruction.
Monuments shall be installed in compliance with the requirements of N.J.S.A. 46:23-9.11q(9). All lot corners shall be marked with a durable metal-alloy pin.
A recreation area shall be dedicated and improved by the developer for each subdivision containing more than 20 lots. Said recreation area shall consist of at least one acre or 1,500 square feet per lot in the subdivision, whichever is greater. All land and recreation area shall be cleared as required, graded for proper drainage, leveled, topsoiled, limed, fertilized and seeded with athletic field and general purpose mixture in accordance with specifications contained in Lofts, Inc., guide, Seed and Sod in United States and Canada, current edition, and must be suitable for playing playground games, such as touch football and softball, on an informal basis. The recreation area shall meet all lot configuration design standards as set forth in § 130-138 of this chapter. The recreation area shall not include any wetlands, wetlands transition area, buffer area of any kind, streets, drives or space occupied for off-street parking or loading purposes for other facilities. The recreation area shall be contained within the subdivision and entirely within the City and readily accessible to all lots intended for residential development. The developer shall provide for an organization for the ownership and maintenance of the recreation area for the benefits of owners or residents of the subdivision. Such association shall be in accordance with the standards set forth for the ownership and maintenance of common open space in § 130-58H of this chapter.
A. 
Before final approval of preliminary plans, the Planning Board may require, in accordance with the standards of this Part 5, the installation of, or the furnishing of a performance guaranty in lieu thereof, any or all of the following off-site and off-tract improvements which are necessary or appropriate for the protection of the public interest by reason of the development's effect on lands other than the development's property:
(1) 
Street improvements.
(2) 
Surveyor's monuments.
(3) 
Water system.
(4) 
Storm sewers.
(5) 
Sanitary sewers or other means of sewage disposal.
(6) 
Drainage structures.
(7) 
Erosion control.
(8) 
Other improvements of similar physical character or type.
B. 
Where such off-site and off-tract improvements are required, the Planning Board shall, prior to preliminary approval, refer the requirements to the Council for confirmation. The Council shall confirm or reject the requirements. If the Council does not confirm the off-site and off-tract improvements within the mandatory time period or an extension thereof, the Planning Board shall proceed to act on the application without consideration of the off-site and off-tract improvements.
C. 
As part of its confirmation, the Council shall determine as to each required improvement whether the off-site and off-tract improvement is to be constructed by the City as a general improvement or as a local improvement or by the developer with a formula for providing partial reimbursement if the improvement specifically benefits properties other than the subdivision.
D. 
If the Council confirms any or all of the off-site and off-tract improvements required, the applicant shall provide an estimate of said improvements. The Planning Board, with the aid of the City Engineer and such other persons having pertinent information or expertise, shall review the cost of the improvement and the amount by which all properties to be serviced thereby, including the development property, will be specially benefited therefrom.
E. 
Any performance guaranty required in connection with a development application shall include an amount sufficient to ensure payment to the City of one of the following amounts:
(1) 
If the improvement is to be constructed by the City as a general improvement, an amount equal to the difference between the estimated cost of the improvement and the estimated total amount by which all properties to be services thereby, including the development property, will be specifically benefited by the improvement.
(2) 
If the improvement is to be constructed by the City as a local improvement, then, in addition to the amount referred to in Subsection E(1) above, the estimated amount by which the development property will be specifically benefited by the improvements.
(3) 
If the improvement is to be constructed by the developer, an amount equal to the estimated cost of the improvement, plus up to 20% of the estimated cost to allow for inflation.
F. 
Upon full completion of any required off-site and off-tract improvement for which the developer has posted a performance guaranty, the estimated amounts used to calculate the amount of the guaranty shall be redetermined to the end that the developer shall be required to pay his appropriate share of the actual cost of the improvement.
G. 
All financial obligations and allocations concerning off-site and off-tract improvements shall be resolved prior to final plan approval.
A. 
The following additional improvement and design standards shall be required of any major subdivision application:
§ 130-122
Off-street parking
§ 130-123
Off-street loading
§ 130-124
Access
§ 130-125
Exterior lighting
§ 130-126
Buffering; screening
§ 130-127
Landscaping
§ 130-128
Provision of off-tract improvements
B. 
The Planning Board may waive entirely or partially specific standards or parts thereof as found appropriate and relevant to the application before it.
No final plat or plan shall be approved by the Planning Board until completion of all such required improvements as set forth in the resolution granting preliminary approval shall have been so certified to the Planning Board by the City Engineer, unless the developer shall have filed with the City a sufficient performance guaranty assuring the installation of all required on-tract improvements. The Planning Board may require a performance guaranty in favor of the City in an amount not to exceed 120% of the cost of installation of the improvements it may deem necessary or appropriate.
A. 
Form. The performance guaranty shall be in a form approved by the City Attorney.
B. 
Procedure. All performance guaranties shall be submitted to the Secretary of the Planning Board, who shall forward a copy to the City Engineer and City Attorney. The City Engineer shall determine that the performance guaranty is in sufficient amount to assure the completion of all required improvements, and the City Attorney shall notify the Planning Board as to the acceptability of the performance guaranty in terms of form and execution. Upon the granting of final plat approval and after receipt of an approved final plat, the Secretary shall forward any performance guaranty posted with and accepted by the Planning Board to the City Clerk for filing. The Planning Board Secretary shall maintain a record of all surety bonds received by the City in connection with subdivisions and shall, within 90 days of the expiration of any surety bond, notify the City Council of said pending bond expiration. Copies of said notice shall be sent to the City Clerk, City Attorney and City Engineer.
C. 
Such performance guaranties shall run for a period to be fixed by the Planning Board but in no case for a term of more than three years. However, with the consent of the obligor and the surety, the City Council may, by resolution, extend the term of such performance guaranty for an additional period not to exceed three years. The amount of the performance guaranty may be reduced by the City Council by resolution when portions of the required improvements have been installed. If the required improvements have not been installed in accordance with the performance guaranty, the obligor and surety shall be liable thereon to the City for the reasonable cost of improvements not installed.
D. 
Release of any performance guaranty posted in connection with a development shall be in accordance with the provisions of N.J.S.A. 40:55D-53.
All developers shall execute a maintenance guaranty and post said guaranty with the City in a surety for the maintenance and repair of all improvements required to be installed by the developer except when the cost of said improvements is less than $10,000. The maintenance guaranty shall be for a period of two years from the date of final acceptance of the improvements by resolution of the City Council, and its amount shall not exceed 15% of the City Engineer's estimate of the cost of construction of the required improvements. The maintenance guaranty shall apply to such repairs as may be necessitated by substandard original construction or by damage by the developer in the course of development of the subdivision.
A. 
The maintenance guaranty shall be in a form as provided in § 130-150A.
B. 
All maintenance guaranties shall be submitted to the City Clerk, who shall forward a copy to the City Engineer and City Attorney. The City Engineer shall determine that the maintenance guaranty is in sufficient amount to assure the completion of all required improvements, and the City Attorney shall notify the City Council as to the acceptability of the maintenance guaranties in terms of their form and execution.
C. 
Upon acceptance of the maintenance guaranty, the City Clerk shall notify the Secretary of the Planning Board, who shall maintain a record of all surety bonds received by the City in connection with developments in accordance with the provisions of § 130-150B.
D. 
The release of a maintenance guaranty shall be by resolution of the City Council, after recommendation of release by the City Engineer.
All of the required improvements of a development shall be inspected during the time of their installation by the City Engineer to ensure satisfactory construction.
A. 
Notice. The City Engineer shall be notified at least seven days prior to the start of construction and at least two days before each stage of construction. No underground installation of any type shall be covered until inspected and approved by the City Engineer. In no case, shall any paving work be done without permission from the City Engineer's office so that he or a qualified representative may be present at the time work is to be done. The City Engineer's office shall be notified after each phase of work has been completed (i.e., road subgrade, curb forms, curbing, etc.) so that he or a qualified representative may inspect the work.
B. 
A final inspection of all improvements and utilities will be started within 10 days' notification by the developer to determine whether the work is in agreement with the approved final plat plans and City specifications. Upon a final inspection report, action will be taken to release or declare in default any performance guaranty concerning such improvements. Inspection by the City of the installation of improvements shall not operate to subject the City to liability, suits and claims of any kind that may at any time arise because of defects or negligence during construction.