a. 
Prior to the granting of final approval, the applicant shall have installed improvements required by the Planning Board. The Planning Board may solicit local, county, state, federal, public or semi-public agencies and knowledgeable individuals on what improvements shall be required. Improvements recommended by the other agencies such as utilities authority and county, state or other agencies may be required by the Planning Board as condition of final approval. The Planning Board may, however, permit the posting of a performance guarantee or surety, and a development agreement to cover the cost of the following improvements: (a) top course or surface of road; (b) sidewalks; (c) landscaping; (d) monuments.
b. 
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 guarantee to another governmental agency, no performance or maintenance guarantee, as the case may be, shall be required by the Borough for such utilities or improvements.
The following construction standards and improvements are necessary to protect the health, safety, and welfare of the Borough. It is recognized, however, that in particular situations all of the improvements listed below may not be appropriate or needed and may be waived.
All standards and specifications of the Borough as now or hereafter adopted, if any, shall govern the design, construction, and installation of all improvements. Failure of the applicant, his contractor or agent to conform to said specifications will be just cause for the suspension of the work being performed. No applicant shall have the right to demand or claim damages from the Borough, its officers, agency or servants by reason of said suspension.
a. 
Any reference to New Jersey Department of Transportation standard qualifications shall refer to New Jersey Department of Transportation 2007 Standard Specifications for Road and Bridge Construction, as amended.
b. 
Gas, electric, telephone and similar utilities shall be installed in accordance with applicable county, state and federal requirements.
All construction stakes and grades shall be set by a licensed land surveyor in the employ of the applicant or his contractor, and a duplicate copy of the cut sheets made therefor shall be filed with the Borough Engineer.
Prior to the start of the construction or installation of such improvements, the applicant shall advise the Borough Engineer, in writing, at least one week before the commencement of such work. No underground installation shall be covered until inspected and approved by the appropriate official. If, during the installation of any of the required improvements, the applicant fails to meet specification requirements or to correct unacceptable work, the applicant shall be notified by the Borough Engineer, in writing, by certified mail, return receipt requested, or by hand delivery, that the applicant has failed to comply with specifications or to correct unacceptable work properly, and said notice shall set forth in detail what has not been properly installed. If, within two days after receipt of such notice, the applicant has failed to institute corrective measures or has failed to contact the Borough Engineer with a view toward instituting such corrective measures, then, and in that event, the Borough Engineer shall have the authority to order immediate suspension of all work, and the Borough shall be free to proceed in such a manner as may be provided for by law.
During construction, the site shall be maintained and left each day in a safe and sanitary manner, and any condition which could lead to personal injury or property damage shall be immediately corrected by the applicant upon an order by any authorized personnel.
Developed areas shall be cleared of all stumps, litter, rubbish, brush, weeds, dead and dying trees, roots and debris, and excess or scrap building materials shall be removed or destroyed immediately upon the request of an to the satisfaction of the Construction Official prior to issuance of a certificate of occupancy. None of the same shall be buried within the Borough.
a. 
No topsoil shall be removed from the site or used as spoil except in accordance with an approved subdivision or site plan and in accordance with other Borough ordinances. Topsoil moved during the course of construction shall be redistributed so as to provide for at least six inches of loose cover to all areas of the subdivision and shall be stabilized by seeding or planting. Should construction stop on any portion or tract for a period of over one year, the topsoil shall be replaced over all areas in that portion from which it may have been stripped and shall be appropriately stabilized to the satisfaction of the Borough Engineer.
b. 
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 as shown on an approved preliminary plat.
c. 
Minimal changes in elevations or contours necessitated by field conditions may be made only after approval by the Borough Engineer.
d. 
All said changes necessitated by field conditions shall be shown on the final plat and indicated as a change from the preliminary plat or, if final approval has been granted, said changes shall be shown on the as-built plans.
During construction, the Borough Engineer may require the installation or construction of improvements to prevent or correct temporary conditions on the site which could cause personal injury, damage to property or constitute a health or safety hazard. These conditions may result from erosion and landslide, flooding, heavy construction traffic, creation of steep grades and pollution. Improvements may include grading, planting, retaining walls, culverts, pipes, guard rails, temporary roads and others appropriate to the specific conditions.
a. 
Provisions shall be made to collect stormwaters within the subdivision and to convey stormwaters from the subdivision to rivers and streams, drainage ditches or other stormwater conveyor capable of accommodating flows. The stormwater disposal system shall include all or some of the following: curbs, catch basins, culverts, pipes, stormwater drains, swales, drainage rights-of-way, ditches, channel improvement or combinations of all or some of the above, where appropriate. It may also include ground cover seeding, trees, shrubs, bushes and vegetation.
b. 
The stormwater disposal system shall be connected with an approved system where one exists and shall be adequate for all present and future development of the subdivision or outside areas tributary thereto.
c. 
In the event the water flows to a facility incapable of handling the expected flow and flooding or erosion may result, the applicant may be required to improve the stream or facility sufficiently to handle expected flows resulting from the subdivision.
d. 
The stormwater disposal system for any land area in the Borough shall be devised in such a manner that:
(1) 
The rate and/or velocity of stormwater runoff from said area shall not be increased over that which occurred prior to development.
(2) 
The drainage of adjacent areas is not adversely affected.
(3) 
Soil erosion during or after development is not increased over what naturally occurs.
(4) 
The natural drainage pattern of the area is not significantly altered.
e. 
Design Details. Plans for drainage improvements shall show the full area included within the proposed drainage limits, including lands outside the tract; present and future land use and approximate average slope of the drainage basin; the profile and rate of gradient; location and size of proposed storm drain; its point of discharge into stream, lake, existing storm drain, etc.; and show all existing storm sewers indicating size, grade and elevation. The minimum design requirements for storm sewers shall be based on a sewer size of sufficient capacity to carry runoff for a storm frequency period of 50 years with the land use fully developed. The rational or the Soil Conservation Service method shall be used to determine the quantity of runoff. The gradients of the storm sewers shall be set to provide velocities of 2-FPS-minimum flowing full and 15 FPS maximum. (Use Mannings Formula) Minimum size of pipe for storm sewer and cross drains shall be 15 inches in diameter. The interval between inlets shall be in accordance with good engineering design but in no event exceed 400 feet on both sides of the street. Inlets shall be at each intersection, as directed by the Borough Engineer. Any structure for enclosing, damming, or bridging a natural stream shall be in accordance with the regulation of the State of New Jersey, Department of Environmental Protection. Relocating or improving the channel of any such stream may also require a permit from said agency.
All storm drains shall be constructed of reinforced concrete storm drain pipe conforming to the requirements of the New Jersey State D.O.T. Standard Specifications, with amendments or what may be deemed appropriate by the Borough Engineer.
All manholes, inlets and catch basins shall be constructed in accordance with the New Jersey State D.O.T. Standard Specifications, with amendments. Manholes shall be constructed at all changes in grade or direction or as directed by the Borough Engineer.
Headwalls shall be constructed in accordance with the New Jersey State D.O.T. Standard Specifications, with amendments. The backfill for all storm drain pipe and around inlets, manholes and other subsurface structures shall be thoroughly compacted in strict accordance with the New Jersey State D.O.T. Standard Specifications, with amendments.
Subbase outlet drains shall be constructed in general conformity with the requirements of underdrain type F. The pipe used in this drain shall be reinforced concrete storm drain pipe conforming to the provisions of the New Jersey State D.O.T. Standard Specifications, with amendments.
Underdrains, type F, shall be constructed to intercept side hill seepage, to drain wet sections of the roadway and to drain springs and other underground water which affect the stability of the subgrade. These shall be installed where and when directed by the Borough Engineer.
Subbase outlet drains shall be constructed to drain all subbased areas as directed by the Borough Engineer.
Pipe for underdrains and subbase outlet drains shall be porous wall concrete pipe when laid outside the street pavement, and shall be perforated bituminous coated corrugated metal pipe when laid under the street pavement. The pipe shall conform to the New Jersey State D.O.T. Standard Specifications with amendments.
Underdrains, type F, and subbase outlet drains shall be constructed in accordance with the New Jersey State D.O.T. Standard Specifications, with amendments, and shall conform to Borough details.
If required:
a. 
Provisions shall be made to convey sanitary waste from each lot through laterals and interceptors of sufficient size, material and capacity to collectors and then through trunk sewers to public or private treatment facilities. The provisions of this § 17-22.2 shall apply to all areas of the Borough which are included in the approved municipal Wastewater Management Plan and designated for central sewer treatment.
b. 
The applicant shall be required to install within the subdivision a complete sewer pipe system including provisions of the connection thereto at each structure. Until such time as the public sanitary sewage disposal system is capable of becoming operable, individual septic systems or other appropriate and approved waste treatment facilities shall be required.
c. 
A sanitary waste disposal system shall include all or part of the following: pipes and necessary appurtenances, such as manholes, lampholes, pumping stations, drainage tiles, valves and siphons.
d. 
Design Details.
(1) 
All services shall be installed to the right-of-way line for each existing or proposed lot. All sewer construction work within the street right-of-way shall be laid sufficiently in advance of the construction of curbs, pavement, sidewalk and other surface installations to allow for complete excavation.
(2) 
Where individual sewage disposal systems are used and new streets are installed in a subdivision, and dry sanitary sewer lines are required, they shall be installed with laterals extending to the right-of-way line for each existing or proposed lot. Dry sanitary sewer lines and laterals shall be tested and approved in accordance with the leakage, infiltration and other requirements of the Borough.
(3) 
The location, design, plans, materials and construction methods and operations shall be subject to the approval of the sanitary engineering consultant or Borough Engineer as designated by the Planning Board.
(4) 
If an inspection of the completed sewer or any part thereof shows any manholes, pipes or joints which allow the infiltration of water in a noticeable stream or jet, the defective work or materials shall be replaced or repaired as directed.
(5) 
After sewers have been laid and otherwise completed, a leakage test shall be made to demonstrate that the line will satisfactorily meet the conditions prevailing in place with leakage not in excess of 100 U.S. gallons per 24 hours per miles inch normal diameter of the pipe used. Rates of infiltration shall be determined by means of V-notch weirs or pipe spigot in an approved manner and at such times and locations as may be directed during the progress and at the completion of the work. The developer shall provide and install weir plates or other materials required and at such times and locations as may be directed. The attention of the developer is directed to the strict requirements relative to permissible rates of infiltration and to the importance of these specifications relative to tight joints required.
(6) 
Sanitary sewerage systems and sewer extensions, treatment plants, pumping stations, and other related sewerage installations require a permit from the New Jersey State Department of Environmental Protection. In the event that an applicant can clearly demonstrate that because of peculiar conditions pertaining to this land he cannot secure approval from the Board of Health of the Borough and the New Jersey State Department of Environmental Protection to install a package sanitary sewer plant to service the subdivision, the Planning Board may recommend to the Mayor and Council that the applicant be permitted to install a septic tank system discharging its effluent to a suitable subsurface disposal area upon the following conditions:
(a) 
That the septic tank and subsurface disposal area be approved by the Board of Health of the Borough and the New Jersey State Department of Environmental Protection.
(b) 
That the applicant install in addition to the septic tank and subsurface disposal area a sewer line including sewer mains to accommodate sewage from the structure to and along streets fronting the subdivision to a point where same can be connected to an interceptor sewage line as determined by the Borough Engineer.
(c) 
In addition to any other fees required by this Chapter or by the Borough, the applicant shall be responsible for and pay all reasonable engineering and legal fees incurred by the Borough in conjunction with aforesaid.
a. 
Provision shall be made to provide each lot with an adequate and continuous supply of potable water.
b. 
Where a P.U.C. regulated public water system is reasonably accessible, said system shall be connected to each lot.
c. 
In the event such a system is not reasonably accessible, an individual well shall be installed on each lot.
d. 
The applicant may be required to install within the subdivision a complete water system including provisions for connection to each structure. Until such time as the system is capable of becoming operable, individual wells shall be installed.
e. 
A water system shall include all or part of the following: water source, pipes, pumps, valves, pumping stations, standpipes and fire hydrants and necessary appurtenances. Fire hydrants shall be a design and type approved by the Bureau of Fire Prevention and be installed in accordance with said Bureau's recommendation.
f. 
Design Details.
(1) 
All services shall be installed to the right-of-way line for each existing or proposed lot. All water construction work, within the street right-of-way shall be laid sufficiently in advance of the construction of curbs, pavement, sidewalks and other surface installations to allow for complete settlement of the trenches and other excavations.
(2) 
All required approvals and/or permits shall be obtained from all municipal, county and state agencies having jurisdiction over the project or any part thereof before the Planning Board will consider applications for final approval of any major subdivision.
(3) 
The location of each fire hydrant shall be staked and the grade set by a licensed land surveyor. All hydrants shall be precisely to grade.
(4) 
The location, design, plans, materials and construction methods shall be approved by the Borough's Water Consultant or Engineer. Water mains shall be not less than eight inches in diameter.
(5) 
All water facilities and their appurtenances shall be installed and tested under the direction and supervision of the Borough's Water Consultant or Engineer. No extension of the existing water distribution system or any new system shall be accepted by the Borough until a recommendation for such acceptance is received from the Borough Water Consultant or Engineer.
a. 
Utility Easements. In any major subdivision or where unusual circumstances warrant, as determined by the Planning Board, easements may be required for utility installations. Such easements shall be at least 20 feet wide and located after consultation with the utility companies or Borough agencies concerned.
b. 
Underground Utilities. In all subdivisions, all utility distribution lines or mains and all services shall be installed underground. In all such subdivision, the applicant shall arrange with the serving utility for the underground installation of the utilities' distribution supply lines, in accordance with the provisions of the applicable standard terms and conditions incorporated as a part of its tariff, as the same are then on file with the State of New Jersey Board of Public Utility Commissioners, and shall submit to the Planning Board prior to the granting of final approval a written instrument from each serving utility which shall evidence full compliance with the provisions of this section; except, however, those lots in such subdivisions which abut existing streets where overhead electric or telephone distribution supply lines have heretofore been installed on any portion of the street involved may be supplied with electric and telephone service from those overhead lines, but the service connections from the utilities' overhead lines shall be installed underground.
(1) 
In any particular situation where the applicant can clearly demonstrate that, because of unusual topographic conditions or other unusual conditions having to do with the land, installation of such utilities underground is impracticable or otherwise not feasible due to such conditions, then the Planning Board, in its discretion, may waive this requirement of underground installation.
(2) 
All underground utility work which will be under the pavement of the street shall be laid sufficiently in advance to allow for complete settlement of the trenches, and in no event shall construction work be permitted over such excavation which, in the opinion of the Borough Engineer, has not properly settled.
c. 
Installation of Utilities. All work in connection with the installation of underground utilities within the street shall be completed sufficiently in advance of the construction of curbs, pavement, sidewalks, and other surface installations to allow for complete settlement of compaction by approved methods of all trenches and other excavations. In no case shall any construction work be permitted over any excavation which in the opinion of the Engineer has not completely settled or been properly compacted.
(1) 
All underground utility installations under the jurisdiction of the P.U.C. shall be subject to the regulations and the procedures concerning the utility having jurisdiction over the particular installation.
(2) 
All underground installations under the direct jurisdiction of the municipality such as water mains, sanitary sewer lines, storm sewers and their various appurtenances shall be subject to their various appurtenances shall be subject to inspection and approval by the Borough Engineer or the Borough's authorized representative.
(3) 
No underground installation under the direct jurisdiction of the municipality shall be covered prior to inspection and approval by the Borough Engineer, who shall be notified not less than 48 hours in advance of any proposed work or required inspection.
(4) 
Backfill operations shall be performed in accordance with the provisions of the New Jersey State D.O.T. Standard Specifications, with amendments, except as otherwise noted herein.
Such improvements shall include all or part of the following: street paving, curbs, gutters, concrete sidewalks where required by the Planning Board as a condition of preliminary approval, concrete driveway aprons, street lightning, traffic control devices and guard rails and other street improvements.
a. 
Streets
(1) 
General. The arrangement of streets shall conform to the circulation plan of the Master Plan or Official Map. The arrangement of streets not shown on the Master Plan or Official Map shall be such as to provide for the appropriate extension of existing streets.
(2) 
Right-of-Way and Pavement Widths. The right-of-way widths shall be measured from abutting lot line to abutting lot line, and the right-of-way widths and pavement widths shall not be less than the following:
(a) 
Arterial and primary roads shall have a right-of-way width as required by state or county.
(b) 
Secondary arteries shall have a right-of-way width as required by state or county.
(c) 
Collector streets, those with average daily traffic of 3,000 or less, shall have a right-of-way width of 50 feet and a pavement width of 32 feet.
(d) 
Minor streets, those with average daily traffic of 250 or less, shall have a right-of-way width of 50 feet and a pavement width of 26 feet.
(e) 
Cul-de-sac or dead-end turnarounds shall have a minimum radius of 50 feet on the curb.
(f) 
Internal Roads. The right-of-way and pavement widths for internal roads in multifamily, commercial and industrial developments and zones shall be determined on an individual basis and shall, in all cases, be of sufficient width and design to safely accommodate the maximum traffic, parking, loading and access for fire-fighting equipment, but in no case shall the pavement be less than 24 feet in width for two-way traffic.
b. 
Widening of Existing Streets. Subdivisions that include existing streets which do not conform to pavement and/or right-of-way widths as shown on the Master Plan or Official Map shall dedicate and improve to Borough specifications additional along the side or sides of said road abutting the property being subdivided. If the subdivision adjoins one side of an existing road which does not meet standards, 1/2 of the required extra width shall be dedicated and improved to Borough specifications.
c. 
Street Design Standards.
(1) 
Subgrade. All topsoil shall be stripped from the proposed subgrade. The subgrade when completed shall be true to the lines, graces and cross-sections given on the plan. After the subgrade has been shaped correctly it shall be brought to a firm, well compacted surface by rolling the entire area with a roller weighing not less than 10 tons. Alternate means of compaction will be permitted subject to the approval of the Borough Engineer. All soft and spongy places shall be excavated and refilled solidly with subbase, consisting of broken stopes, broken slag, gravel, suitable earth or sand as directed by the Borough Engineer. All loose rock or boulders shall be removed or broken off six inches below entirety. This shall be done before completing the rolling of the entire surface of the subgrade.
(2) 
Embankments (Fills). Embankments shall be formed of suitable material placed on successive layers of not more than 18 inches in depth for the full width of the cross-section, and shall be compacted by rolling with a 10 ton roller or alternate means or as directed by the Borough Engineer. Stumps, trees, rubbish, and/or any other unsuitable materials or substance shall not be placed in the fill. The fill shall be allowed to thoroughly settle before constructing pavement upon it and must be approved by the Borough Engineer.
(3) 
Subbase.
(a) 
Description. Subbase shall be placed when in the opinion of the Borough Engineer the subgrade material is unsuitable to be used as a base for pavement. Subbase shall be not less than six inches thick.
(b) 
Material. Subbase material shall consist of soil aggregate Class A, Type 1 or 2 or 2-1/2 inches quarry process stone.
(c) 
Methods of Construction. Subbase shall be of the thickness as specified by the Borough Engineer, but in no case shall it be less than six inches thick. Subbase shall not be constructed during freezing weather or with frozen material. Subbase shall be compacted in lifts, not greater than six inches. The subbase shall be rolled with a 10 ton, or alternate methods as approved by the Borough Engineer. It shall be compacted to a density of not less than 95%, at a moisture content within 2 A.S.T.M. designation D698. The subbase shall be constructed in accordance with New Jersey State D.O.T. Standard Specifications, with amendments.
(4) 
Base Course. The base course shall consist of four inches compacted thickness of soil aggregate Class A, Type 1 or 2, or quarry process stone.
(5) 
Intermediate Course. The intermediate course shall consist of three inches compacted thickness of bituminous concrete base and shall comply with New Jersey State D.O.T. Standard Specifications, with amendments.
(6) 
Surface Course. The surface course shall be hot-mixed bituminous concrete Type FABC-1 with a compacted thickness of two inches conforming to the requirements of New Jersey State D.O.T. Standard Specifications, with amendments.
(7) 
Method of Construction. The pavement shall be constructed in accordance with New Jersey State D.O.T. Standard Specifications, with amendments.
(8) 
Grades. Grades of arterial, primary and secondary roads shall be as determined by state or county. Grades of collector streets shall not exceed 10%. Grades of local streets shall not exceed 12%. No street shall have a minimum grade of less than 1/2 of 1%.
(9) 
Intersections. Street intersections shall be laid out as nearly at right angles as possible and in no case shall be less than 60 degrees. The block corners at intersections shall be rounded at the curbline with a curb having a radius of not less than 35 feet.
(10) 
Jogs. Street jogs with centerline offsets of less than 125 feet shall be prohibited.
(11) 
Reverse Curves. A tangent at least 100 feet long shall be introduced between reverse curves.
(12) 
Connecting Street Lines. When connecting street lines deflect from each other at any one point by more than 10 degrees and not more than 45 degrees, they shall be connected by a curve with a centerline radius of not less than 100 feet for minor streets and 300 feet for primary and secondary streets.
(13) 
Grade Changes. All changes in grade shall be connected by vertical curves of sufficient radius to provide a smooth transition and proper sight distance in accordance with ASSHO standards.
(14) 
Dead-end Streets. All dead-end streets shall have a turnaround installed and shall not be longer than 1,000 feet or provide access to more than 30 detached dwellings, whichever is more restrictive. The turnaround shall have a curb radius of 50 feet and shall be tangent wherever possible to the right side of the street. When a dead-end street terminates at an adjoining property line and where it is possible to extend the street at a future time, the turnaround right-of-way shall be considered temporary in nature, and provisions shall be made for future extension of the street and reversion of the excess right-of-way to the adjoining property or properties, the removal of such turnaround and the extension of the street to be accomplished by the future developer. Wherever a turnaround is proposed on any street, the front yard setback line shall be measured from said turnaround.
(15) 
Names. Streets shall not have a name which will duplicate or so nearly duplicate as to be confused with the names of existing streets. The continuation of an existing street shall have the same name. All street names shall be approved by the Planning Board.
d. 
Curbs.
(1) 
Curbs shall be constructed on both sides of the street pavement as well as on the perimeter of the turnarounds of culs-de-sac at a radius of not less than 50 feet from the center. Curbs may be waived by the Planning Board if not warranted for reasons of drainage, stormwater management, safety or other valid objectives. Curbs shall be constructed true to the lines, grades and dimensions shown on the plans, and shall be neat and workmanlike in appearance. Excavation and backfill shall conform to the requirements of the New Jersey State D.O.T. Standard Specifications, with amendments. The foundation for the curb, and backfilling shall be thoroughly compacted by means of flat faced mechanical tampers approved by the Borough Engineer. Curb shall not be constructed on embankments or trenches which have not completely settled unless adequately compacted. Curbs shall not be constructed until all roadway excavation has been completed.
(2) 
Concrete shall not be placed when the atmospheric temperature is below 36° F, except that when the temperature is within the range of 30° F to 36° F, concrete containing an anti-freeze and mixture approved by the Borough Engineer may be placed.
(3) 
Granite block curbs. The granite block shall be of the best quality medium or fine-grained granite dressed so that all faces are approximately rectangular and measuring not less than 10° from top to bottom.
(4) 
The concrete to be used shall be Class B as specified in the New Jersey State D.O.T. Standard Specifications, with amendments. The granite block shall be laid in concrete with the longest dimensional wall vertical. Sufficient concrete shall be laid beneath the block to provide a total curb height of 18 inches. Concrete shall also be placed on both the front and rear of the block to provide sufficient support as shown on the Borough Details. The concrete in front, rear and underneath the block shall be placed in a monolithic pour. A form consisting of 2" × 12" plank shall be used on both sides of the curb footing to insure a uniform width and depth of the concrete. The concrete beneath the block shall be 12 inches in width.
(5) 
Joints shall measure 3/8 inch to 1/2 inch in width and shall be pointed with mortar consisting of one part portland cement and two parts sand, and shall be tooled as directed by the Engineer. Pointing shall be completed before the curb is backfilled. The curb shall be constructed to show a vertical face of six inches above the finished pavement.
(6) 
The curb at all driveway openings shall be depressed to a point two inches above the finished pavement.
(7) 
All block shall be clean and free from mortar, bituminous materials or other substances.
(8) 
The curb shall be completely backfilled in front and rear before heavy equipment of any kind shall be permitted to operate on the roadway area within four feet of the curb. Bituminous material, cement or other substance deposited on the blocks during or after construction shall be removed by the developer by sandblasting or other approved means.
(9) 
Plywood may be used for form on corners with sharp curves. When a section of existing full height curb is removed to construct a driveway entrance, it shall be completely removed, including the concrete foundation. Depressed curb shall then be constructed.
(10) 
When a section of depressed curb is not used for a driveway entrance because the driveway has been constructed at another location on the lot, the depressed curb shall be removed in its entirely and raised to full height by the construction of new curb.
(11) 
Curbs may be waived by the Planning Board if not warranted for reasons of drainage, stormwater management, safety or other valid objectives.
e. 
Sidewalks. Sidewalks shall be provided on those streets within a subdivision designated as minor, collector, secondary or primary arteries as deemed necessary by the Planning Board.
(1) 
Sidewalks shall be constructed a minimum distance of four feet from the curbline true to the lines, grades and dimensions shown on the plans and Borough details, and shall be neat and workmanlike in appearance.
(2) 
The sidewalk shall be paved with Portland Cement for a width of not less than four feet. Concrete shall be Class B as specified in the New Jersey State D.O.T. Standard Specifications, with amendments, and shall be air-entrained. All sidewalk pavement shall be laid parallel to the existing centerline of the street, except as otherwise directed by the Borough Engineer.
(3) 
Sidewalk pavement shall be uniformly sloped toward the established curb line at the rate of 1/4 inch per foot. The area between the sidewalk pavement and the curb or curb line shall have a uniform slope of 1/4 inch per foot toward the curb or curb line except where otherwise directed by the Borough Engineer.
(4) 
The sidewalk pavement shall have a uniform thickness of not less than four inches except at driveway crossings and driveway ramps where it shall have a uniform thickness of not less than six inches, reinforced with round steel reinforcing bars approved by the Borough Engineer. The size and placement of the bars shall be as directed by the Borough Engineer. Sidewalks shall not be constructed on embankments or newly backfilled trenches unless the subgrade has been properly compacted.
(5) 
The sidewalk pavement shall be laid on a bed of 3/4-inch broken stone having a compacted thickness of four inches. Outlet drains shall be constructed to drain the broken stone bed where directed by the Borough Engineer.
(6) 
The subgrade shall be constructed smooth and even and shall be thoroughly compacted by means of flat-faced mechanical tampers or other means approved by the Borough Engineer.
(7) 
Portland Cement Concrete sidewalks shall be constructed in accordance with the provisions of the New Jersey State D.O.T. Standard Specifications, with amendments, except as otherwise specified herein.
(8) 
The area between the curb and sidewalk shall be topsoiled and seeded. No trees shall be planted between the sidewalk and curb. The topsoil shall be screened and shall have a depth of not less than four inches. Topsoiling and seeding shall conform to the provisions of the New Jersey State D.O.T. Standard Specifications, with amendments, using Type A grass seed, except as otherwise specified above.
f. 
Street Lighting. The subdivider shall provide or install or cause to be installed street lighting where required. Plans and specifications covering same must be submitted with subdivision plans and must be approved by the public utility supplying said service.
g. 
Street Name Signs. Street name signs shall be placed at all street intersections within or abutting the subdivision. At least two street name signs shall be placed at each four-way street intersection and one at each "T" intersection. Signs shall be installed under light standards and free of visual obstruction. The design of street name signs should be consistent, of a style appropriate to the community, of a uniform size and color, and erected in accordance with the standards of the Borough of Mount Arlington. Site information signs in planned developments shall follow a design theme related and complementary to other elements of the overall site design.
h. 
Driveways. Driveways constructed of concrete or bituminous concrete in accordance with the specifications of the Borough shall be installed from curb to house or garage except as required in § 17-22.5e(4).
Driveways shall be so constructed that there be a grade of 2% starting at the curb line and running for a distance of not less than 10 feet. There shall be a standing area in front of the garage a minimum of 25 feet in length with a grade not to exceed 5%.
That portion of the driveway connecting the standing area of the garage and the 2% grade from the curb line shall be constructed with smooth transitional curves and shall not exceed the grade of 15%. Where the driveway on a particular lot is to be constructed two or more feet below the grade of the surrounding terrain, said driveway shall be a minimum of 16 feet in width in order to allow for the storage of plowed snow during inclement weather. Otherwise driveways shall not be less than nine feet in width.
Driveways shall not be located where visibility is limited. Lots fronting on arterial or collector roads shall, at the discretion of the Planning Board, have driveways with turnarounds.
i. 
Guide Rails. These shall be designed to prevent cars from leaving the road. They shall be installed where danger exists to the traveling public due to steep topography, narrow roadways, location of drainage ditches or other similar conditions. Guide rails similar to those used by the New Jersey State Department of Transportation shall be installed in accordance with the standards used by the New Jersey Department of Transportation whenever, in the interest of general public safety, they shall be required by the Planning Board.
j. 
Parking Areas. Parking areas and other areas likely to experience similar light traffic shall be paved with not less than four inches of quarry process stone, Type 5A, with a minimum two inch thick compacted wearing surface of bituminous concrete (FABC) constructed thereon in accordance with the New Jersey State Highway Department specifications and amendments thereto.
Where subbase conditions of proposed parking and loading areas are wet, springy or of such a nature that surfacing would be inadvisable without first treating the subbase, the treatment of the subbases shall be made in the following manner: The areas shall be excavated to a suitable depth below the proposed finished grade and filled with suitable subbase material as determined by the Borough Engineer. Where required by the Borough Engineer, a system of porous concrete pipe subsurface drains or an alternative solution approved by the Borough Engineer shall be constructed beneath the surface of the parking area and connected to a suitable drain. After the subbase material has been properly placed and compacted, the parking area surface material as described heretofore, shall be spread thereon.
These improvements shall include all or some of the following: shade trees, topsoil, earth removal, borrow and fill improvements to prevent erosion and landslides and improvements to prevent damage to adjacent property.
a. 
Shade Trees. Not less than two shade trees shall be provided on each lot, located in accordance with Borough specifications. New trees, where required, shall be nursery-grown stock balled and burlapped, and not less than 2 1/2-inch caliper measured three feet from the root system, planted and double staked. Trees shall be of a species approved by the Planning Board for use as a shade tree.
Shade trees shall be provided on both sides of any new street. Trees shall be located within the front yard area and within five feet of the right-of-way line. The trees shall be spaced not less than 40 feet apart.
All trees shall be planted within the normal planting season; that is, from April 1 to May 15 and from October 1 to November 15. All trees shall be firmly supported with three guy wires attached to stakes. Pieces of rubber hose shall be used under the wires where they are attached to the trees.
b. 
Stormwater Basins. Lands disturbed during the construction of stormwater retention/detention basins shall be landscaped with suitable plant materials designed to blend new construction into the existing natural environment. A landscape plan shall be prepared utilizing evergreen and deciduous trees in sufficient quantity and variety to revegetate those disturbed areas. A minimum 20 foot wide planted buffer shall be provided between the stormwater basin and abutting properties or homes. The plan shall indicate existing vegetation and the variety, quantity, size and location of all proposed landscaping.
c. 
Planted Nonwooded Areas. In all instances, not including shade trees, where the Planning Board determines that proposed building lots are located in nonwooded areas, not less than 12 trees per acre, having a caliper of 25 inches or greater, shall be planted in such nonwooded areas. The variety and planting design shall be as approved by the Planning Board.
d. 
Compensatory Planting. Every effort should be made to avoid removal of trees having a caliper of five inches or greater from the property in the process grading or installing improvements. Where, in the judgment of the Planning Board, such removal is unavoidable, the developer shall plant new trees in such locations and of such size, variety and quantity as the Planning Board shall direct. Notwithstanding the five inch caliper limitation, no substantial area of smaller trees or shrub cover shall be removed without the provision of comparable replacement plantings, as approved by the Planning Board.
e. 
Excavations and Fills. No excavation shall be made with a cut face steeper in slope than two horizontal to one vertical in wooded areas, or three horizontal to one vertical in nonwooded or lightly wooded areas, except as approved by the engineer when handled under special conditions.
No fill shall be placed which creates any exposed surface steeper in slope than two horizontal to one vertical in wooded areas, or three horizontal to one vertical in nonwooded areas, except as approved by the engineer when handled under special conditions.
Fill slopes shall be stabilized as follows: Topsoil to a depth of four inches shall be spread over the entire slope and the slopes shall be seeded. Plantings or ground cover may be substituted for seeding in areas of steep slopes with the approval of the Borough Engineer. An erosion control plan must be approved by the Morris County Soil Conservation Service.
Retaining walls or cribbing shall be required where needed to prevent the surface of excavations or fills from exceeding at any point the maximum allowable slope.
Excavations shall not be made so close to property lines as to endanger adjoining property without supporting and protecting the face of the excavation.
No fill or excavation shall be made closer than five feet from a property line or proposed property line.
f. 
Retaining Walls. No permit is required for the construction of any wall which is four feet or less in height. No retaining wall exceeding four feet in height from the lowest elevation of the finished grade to the top of the retaining wall shall be built in any zone district unless and until a site plan has been submitted to and approved by the Planning Board.
Retaining walls located parallel to each other, stepped, shall be spaced horizontally at least two times the height of the lower wall.
No retaining wall shall be closer than the height of the wall from any lot line. Retaining walls shall not be constructed within any public street right-of-way.
Retaining walls shall be constructed in accordance with good engineering practice. Excavation and backfill shall conform to the requirements of the New Jersey State D.O.T. Standard Specifications, with amendments. The methods of construction including forms, finishing, curing, etc., shall conform to the requirements of the New Jersey State D.O.T. Standard Specifications, as amended.
Fences may be required along the tops of retaining walls at the direction of the Planning Board.
g. 
Drainage Easements. Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided an easement or drainage right-of-way at least 20 feet wide on each side conforming substantially with the lines of such watercourse and such further width as will be adequate for the purpose of disposing of stormwaters and for flood control. Such easements shall be deeded to the Borough prior to final subdivision approval.
All lots shall require monuments of such size and shape as required by N.J.S.A. 46:23-94, as the same may be amended and supplemented, and shall be placed in accordance with said statute. When any subdivision overlaps the boundary between the Borough and any other municipality, then, and in that event, said boundary line shall be monumented in accordance with the direction of the Borough Engineer.
a. 
General. Block length and width or acreage within bounding roads shall be such as to accommodate size of the lot required in the area by this article and to provide adequately for sewage disposal, convenient access, circulation, control and safety of street traffic.
b. 
Pedestrian Crosswalks. In blocks over 1,000 feet long, public rights-of-way through the blocks may be required in locations deemed necessary by the Planning Board. Such rights-of-way shall be at least 10 feet wide and be straight from street to street.
c. 
Sizes. Block sizes for group housing, business or industrial use shall be sufficient to meet all area and yard requirements for such use.
d. 
Easements. Rights-of-way and easements within blocks in commercial, business or industrial areas shall be not less than 20 feet in width.
e. 
Sidewalks. Sidewalks shall be required in all major subdivisions on both sides of the street and in those minor subdivisions where the construction of sidewalks would continue an existing pattern.
a. 
General. Lot dimensions, front, side and rear yards and total area in square feet shall not be less than required by the Borough Zoning Ordinances and Article VIII, Zoning.
b. 
Side Lines. Insofar as is practical, side lot lines shall be at right angles to streets and radial to curved streets.
c. 
Frontage. Each lot must front upon an approved street, and frontage shall not be less than required.
d. 
Setbacks. Where land has been dedicated for a widening of existing streets, lots shall begin at such new street line as may have been established, and all setbacks shall be measured from such line.
e. 
Substandard Suitability. Where there is a question of the suitability of a lot or lots for their intended use due to factors such as rock formations, flood conditions, high water table, sewage disposal, excessive topographic slope or similar circumstances, the Planning Board may, after adequate investigation, with professional assistance, if deemed necessary, withhold approval of such lots.
[Ord. No. 2008-16 § 2]
a. 
There shall be included in any new multifamily housing development, any single-family housing development of 50 or more units, or any commercial or industrial development proposal for the utilization of 1,000 square feet or more of land (except those exempt under § 144-3B of the borough Code), that requires subdivision or site plan approval indoor and outdoor recycling areas for the collection and storage of recyclable materials.
b. 
Specification, including but not limited to, dimensions, location, lighting and landscaping of recycling areas are detailed in § 17-24.9, Solid Waste and Recycling.