[Ord. No. O-07-06 §§ 13—17]
A. Installation of On-tract and On-site Improvements for Subdivisions. Prior to the granting of final subdivision approval, the applicant shall have installed all improvements set forth below and all improvements designated upon the applicant's preliminary approvals; or in lieu of the installation of the improvements, the applicant may furnish, and the Borough may accept, adequate performance guaranties in accordance with Section
21-60 to assure the installation and maintenance of all improvements not installed and approved.
All improvements shall be subject to inspection and approval by the Borough Engineer, who shall be notified by the developer at least two (2) weeks prior to the start of construction of any improvement. All improvements shall be installed in accordance with the standards in Article
XI and the Uniform Site Improvement Standards (when adopted by the State). The following improvements will be required, except where the Board waives the requirement by specific resolution in conjunction with hardship, particular situations or special development provisions:
1. Streets and Pavements.
a. Nonresidential development. The developer 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 or Board Engineer, as applicable, where circumstances
so require.
b. Streets and parking lots in all residential developments shall be
designed and constructed in accordance with Subchapter 4 (Streets
and Parking) of N.J.S.A. 5:21 (Residential Site Improvement Standards),
as amended.
2. Curbs and Sidewalks.
a. Nonresidential development. The developer shall construct curbs and
sidewalks on both sides of all existing streets, avenues, highways
and public lanes and as required within the project site.
b. Residential development. Curbs and sidewalks in all residential developments
shall be designed and constructed in accordance with Subchapter 4
(Streets and Parking) of N.J.S.A. 5:21 (Residential Site Improvement
Standards), as amended.
3. Stormwater Management.
a. Nonresidential development. All streets shall be provided with sufficient
catch basins, storms sewers, culverts, water detention basins and
other appurtenances for the proper drainage of the area, with respect
to 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 or Board Engineer,
as applicable, where special circumstances so require.
b. Residential development and all developments regulated by the Municipal
Stormwater Regulations (N.J.A.C. 7:8). Stormwater management facilities
in all residential developments shall be designed and constructed
in accordance with Subchapter 7 (Stormwater Management) of N.J.S.A.
5:21 (Residential Site Improvement Standards), as amended.
4. Monuments. Monuments shall be of the size and shape required by N.J.S.A.
46:29-94, the Map Filing Law, and shall be placed in accordance with
said statute.
5. 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 and shall be placed in accordance with the
standards of the Borough. 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.
6. Streetlighting. The subdivider shall be responsible for the installation
of street lighting facilities as approved by the Board in accordance
with any applicable standards of the Borough.
7. 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 (6) inches of cover on areas to be used as building sites
from which topsoil was removed and shall be stabilized by seeding
or planting.
8. Street Trees. Street trees, when required, 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.
9. Sanitary Sewers.
a. Nonresidential development. 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 developer. All such installation
of sewer mains and connections shall be constructed in accordance
with the applicable specifications and requirements of the Borough.
b. 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 Borough, 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.
c. Residential development. Each lot within a subdivision or dwelling
unit shall be provided with sewage disposal facilities by the required
extension of sewer mains and connections thereon, the cost to be borne
by the developer. All such installation of sewer mains and connections
shall be constructed in the case of nonresidential development in
accordance with the applicable specifications of the Borough. In the
case of residential development, all sanitary sewer construction shall
be designed and constructed in accordance with Subchapter 6 (Sanitary
Sewers) of N.J.S.A. 5:21 (Residential Site Improvement Standards),
as amended.
10. Water Supply.
a. Nonresidential development. All developments shall be provided with
water supplied by the public water supply. All facilities for said
system shall be installed pursuant to and in accordance with the requirements
of the appropriate water supply authority.
b. Residential development. Water supply facilities in all residential
developments shall be designed and constructed in accordance with
Subchapter 7 (Water Supply) of N.J.S.A. 5:21 (Residential Site Improvement
Standards), as amended.
11. Fire Hydrants. Fire hydrants shall be installed in all developments
served by a central water system, in accordance with the requirements
of the Fire Department. Such installation shall be subject to the
inspection and approval of the New Jersey American Water Co.
12. Electric, Telephone and Cable Antenna Television Service. Except
as otherwise provided in the regulations of the Board of Regulatory
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.
13. Easements. Easements of a width sufficient, but not less than twenty
(20) feet, 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.
B. On-Tract Installations for Site Plans. Prior to the granting of final approval, the applicant shall have installed or furnished performance guaranties as set forth in Section
21-60 for the ultimate installation of any required public on-tract improvements as the same are described in paragraph A. In addition, the Board may require the installation of on-site improvements, as described in paragraph C below, prior to the issuance of a building permit, which it finds essential before building construction. All such improvements shall be subject to approval and inspection by the Borough Engineer as provided in paragraph A above.
C. On-Site Installations for Site Plans. All improvements shall be installed in accordance with the standards in Article
XI and the Uniform Site Improvement Standards (when adopted by the State).
1. Pavement. All parking and loading areas shall be installed and paved in accordance with the specifications in subsection
21-65.15 of this chapter.
2. 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 subsection
21-65.22 of this chapter.
3. Parking. Parking spaces, pedestrian walkways and entrance and exit
driveways shall be painted on the finished pavement in traffic paint.
Where a gravel or other approved surface is used, other permanent
demarcation shall be provided as approved by the Board or Borough
Engineer.
4. Curbs. All paved areas shall be bounded by curbs constructed of Belgian
block or concrete.
5. Sidewalks. Concrete sidewalks, in accordance with subsection
21-65.17 of this chapter, shall be constructed where required.
6. 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 (4) nor more
than six (6) 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 section 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 (5) feet with slopes at a ratio of not less than
two to one (2:1).
7. Lighting. Adequate lighting shall be provided for parking areas in operation between one-half (1/2) hour before sunset and one-half (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 subsection
21-65.11.
8. 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.
9. Utilities. All uses shall be provided with adequate water supply
and sanitary disposal facilities, all in accordance with applicable
local and State requirements.
10. Fire Alarm Boxes. Any required fire alarm boxes shall be tied into
the Borough fire alarm system.
11. 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.
Prior to any construction and coincident with the furnishing
of the performance guaranty by the developer, there shall be drafted
an agreement between the developer and the Borough of Highlands incorporating
all of the terms and conditions of approval approved by the Board
in accordance with this chapter.
A. Inspection Fees. The agreement shall also provide for the deposit
with the Borough of fees for engineering inspection of all improvements
required by the Board and based upon the cost of such improvements,
as determined by the Borough Engineer, all fees and procedures to
be in accordance with this chapter.
B. Notification of Borough Engineer. At least two (2) weeks prior to
the start of construction, the applicant shall notify the Borough
Engineer in writing, with a copy to the Secretary of the Board, of
said date when construction will begin so that a preconstruction conference
can be held and so that inspections may be conducted from time to
time by the Borough Engineer. In the event that other governmental
agencies or public utilities automatically will own the utilities
to be installed or the improvements are covered by a performance or
maintenance guaranty to another governmental agency, no performance
or maintenance guaranty, as the case may be, shall be required by
the Borough for such utilities or improvements.