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.
