[Added 7-8-1980 by Ord.
No. 80-06-278]
Prior to the subdivision or resubdivision of land within the
Borough of Pine Beach and as a condition of filing of subdivision
plats with the County Recording Officer, a resolution of approval
of the Planning Board is required, and no building permit for any
structure to be erected on subdivided land shall be issued without
compliance with the provisions of this chapter.
A.
Subdivision shall mean the division of a lot, tract or parcel of
land into two or more lots, tracts, parcels or other divisions of
land for sale or development. The following shall not be considered
subdivisions within the meaning of this chapter but only if no new
streets are created as a result thereof:
B.
The term "subdivision" shall also include the term "consolidation,"
and a consolidation shall include the combination of existing lots
into one or more but less than the original number of lots; provided,
however, that no consolidation shall be permitted for multiple dwellings.
A subdivision classified as a minor subdivision shall meet the
following requirements:
A.
It shall contain not more than three lots.
B.
It shall have frontage on an existing street.
C.
It shall not involve any new street or road nor the extension of
municipal facilities.
D.
It shall not adversely affect the development of the remainder of
the parcel or adjoining property.
E.
It shall not be in conflict with any provisions or portions of the
Master Plan, Official Map or this chapter.
All subdivisions not classified as minor subdivisions shall
be deemed to be major subdivisions and the procedures applicable thereto
shall be as hereinafter set forth.
A.
Multiple dwellings are prohibited in major subdivisions.
B.
At the time of filing a submission for major subdivision approval, the applicant shall pay a nonrefundable fee to the Borough of Pine Beach by certified check, bank money order, cashier's check or attorney's trust account check in accordance with the fee schedule set forth in § 175-11 of this chapter. Proposals involving more than one use shall pay a fee equal to the sum of the fees for such elements.
C.
Performance guaranties, inspection fees and maintenance guaranties
shall be in addition to the fees applicable to subdivision applications.
Eight copies of the building and landscaping plans and such
other information shall be filed with the Borough Planning Board.
If the applicant proposes to develop the property in successive stages,
similar detail plans shall be submitted and approved by the Borough
Planning Board for each portion of the applicant's property. Plans
and information shall include the following:
A.
A map drawn to scale, showing the location, boundaries, dimensions
and ownership of the area to be included in such proposed development.
B.
A statement outlining the uses to be included, the general program
of development and other pertinent information with respect to the
proposed development.
C.
A plan showing the land areas to be allocated to major use groups,
access to public streets, buffer provisions and other such information
which can be shown in final form. In addition, such plans shall show,
in tentative form at least, the applicant's concept of the general
layout of the entire area proposed to be developed and its relationship
to surrounding areas.
D.
The location, use, design, dimensions and height of each proposed
building or structure.
E.
The location and arrangement of vehicular accessways and the location,
size and capacity of all areas to be used for off-street parking,
loading and unloading.
F.
The location and dimensions of sidewalks, walkways and all other
areas to be devoted to pedestrian use.
G.
The design and treatment of buffer areas and screening devices to
be maintained, including dimensions of all areas devoted to planting,
lawns, trees or other landscaping devices.
H.
Provisions for water supply, storm drainage and sewerage disposal.
I.
Sufficient data to indicate the effects of the proposed development
in producing traffic congestion and safety hazards and sufficient
additional data to enable the Planning Board to determine compliance
with the design requirements set forth in this and other pertinent
sections of this chapter.
J.
A study to be prepared by a person or firm approved by the borough at a fee to be paid by the applicant for the purpose of analyzing the land areas allocated to major use groups, access to public streets, buffer provisions, the applicant's concept of the general layout of the entire area to be developed and its relationship to surrounding areas and the data required in Subsections A and I above, together with such other factors relating to the content of this chapter as may be suggested by the Planning Board. Such study shall also include recommendations on the design and plan and provide a cost revenue analysis of the proposed project, showing the relationship of the cost of municipal services to be rendered to such project compared to the anticipated revenue to be received by the municipality from such project.
[Added 9-25-1995 by Ord.
No. 95-13-477]
A.
Blocks.
(1)
The block length, width and acreage within bounding roads shall be
such as to accommodate the size and dimensions of lots required for
zoning district by this chapter and to provide for convenient access,
circulation control and safety of vehicles and pedestrians.
(2)
Block lengths may vary between 500 and 3,000 feet, but blocks along
other than local, local collector, minor collector or major collector
streets shall not be less than 1,200 feet long.
(3)
Interior crosswalks with a right-of-way 20 feet wide containing a
sidewalk of four feet or greater in width and fenced on both sides
may be required for blocks longer than 1,200 feet, from the ends of
the culs-de-sac to adjacent streets and elsewhere as required by the
public convenience, including the provision of walks giving access
to schools, playgrounds and shopping centers, without the necessity
of crossing traffic thoroughfares.
B.
Buffer areas, screening, landscaping and shade trees.
(1)
Buffer areas. All uses, other than single-family detached and two-family
detached dwellings and their accessory uses (except as otherwise provided
in this chapter), shall provide buffer areas along all side and rear
property lines which abut areas zoned residentially including single-family
detached and along front property lines on local, local collector,
minor collector and major collector streets which abut areas zoned
for such residential uses.
(2)
If a home professional office, home occupation or an accessory use
to a single-family detached requires 10 or more off-street parking
spaces, the Planning Board shall consider the need for a buffer area
and may require that buffer areas of 20 feet in width be provided
along side and rear property lines adjacent to such accessory use
and/or off-street parking.
(3)
If a proposed single-family detached subdivision abuts a major collector
or minor or principal arterial highway or an area zoned for or occupied
by other uses, the Planning Board shall consider the need for buffer
areas and may require:
C.
Concrete requirements.
(1)
All concrete used in any subdivision or site improvement shall be
prepared in accordance with the requirements of the Standard Specifications
for the various classes of concrete used, except that the twenty-eight-day
compressive strength of the concrete used shall not be less than the
following:
|
Type of Concrete
|
Strength
(pounds per square inch)
|
|---|---|
|
Class A
|
4,500
|
|
Class B
|
3,500
|
|
Class C
|
3,000
|
|
Class D
|
2,500
|
(2)
Unless specific written permission is obtained from the Borough Engineer
to the contrary, only concrete obtained from dry-batch redi-mixed
trucks will be allowed.
D.
Curbs.
(1)
General requirements. Curb shall be constructed along both sides
of every street within a development. Any existing pavements damaged
by curb construction shall be repaired to the standards herein and/or
as shown on the final plat. Where one side of the development boundary
is along an existing street, the curb shall be constructed only on
the development side. Curbs shall be constructed of Class B concrete,
air-entrained, in accordance with the requirements of the Standard
Specifications. Preformed bituminous cellular-type joint filler, 1/2
inch thick, cut to match the cross section of the curb, shall be used
at all expansion joints at intervals not greater than 20 feet. Intermediate
plate joints shall be provided at intervals not exceeding 10 feet.
At places where a concrete curb abuts portland cement concrete pavement,
joints in the curb shall be placed to match the paving joints, and
intermediate joints shall be placed so as to create equal curb panels
not longer than 20 feet. Curb cross sections shall be as shown in
Figure 3. The requirement of the Standard Specifications regarding
curing precautions must be strictly observed.
 |
(2)
Timing of curb construction. In areas with bituminous concrete pavement,
required curb and/or curb and gutter shall be constructed prior to
the construction of the bituminous base courses. Any required repairs
to curbs and/or combination curb and gutter which are not suitable
for acceptance shall be made prior to construction of the final pavement
wearing course. In those areas having portland cement concrete pavement,
the curb shall be constructed after the construction and curing of
the portland cement concrete pavement.
(3)
Alternate curb types. In certain instances it may be necessary or
desirable to construct alternate curb types. For example, these may
be required by the Planning Board on the perimeter of channelizing
islands or in the areas of unusually heavy gutter drainage flow, or
may be desired by the developer for decorative purposes or to preserve
vegetation (e.g., granite block curb, rolled concrete curb, etc.).
If alternate curb types are to be permitted, an appropriate construction
detail shall be submitted for approval.
E.
(1)
Type of pavement. All roadways shall be constructed with either a
bituminous concrete flexible-pavement structure or a portland cement
concrete rigid-pavement structure. Only one type of pavement shall
be utilized throughout any development.
(2)
Pavement structure design.
(a)
The pavement structure design for each particular development
utilizing either a flexible- or rigid-pavement type shall be the responsibility
of the developer or his engineer. The pavement design shall be based
upon traffic loading projections and field sampling and laboratory
analysis of the subgrade soils to be encountered in roadway areas
in the development and shall follow current design recommendations
of the Asphalt Institute, the Portland Cement Concrete Association
or such other generally recognized standards as may be acceptable
to the Borough Engineer.
(b)
As minimum requirements, rigid portland cement paving shall
be joint type paving utilizing joints similar to Type A expansion
joints, according to the Standard Construction Details of the New
Jersey Department of Transportation, shall be reinforced, constructed
with Class B air-entrained concrete and shall have a minimum thickness
of 6 1/2 inches for local, local collector and minor collector
streets and eight inches for other classifications. Flexible bituminous
concrete pavements shall have an equivalent structural depth of at
least 10 inches for local, local collector and minor collector streets,
having a minimum wearing surface of not less than 1 1/2 inches
of pavement, Type FABC-1, a minimum bituminous stabilized base course
of not less than 2 1/2 inches and a dense graded aggregate base
course and an to provide the remaining depth; and an equivalent structural
depth of at least 13 inches for other street classifications, having
a minimum wearing surface of not less than two inches of pavement,
Type FABC-1, a minimum bituminous stabilized base course of not less
than three inches and a dense graded aggregate base to provide the
remaining depth. Bituminous stabilized base may be substituted for
aggregate base on a 1:3 ratio (stabilized base to aggregate base),
all in accordance with the applicable requirements of the Standard
Specifications.
(3)
Subgrades. All subgrade shall be prepared in accordance with the
applicable requirements of the Standard Specifications for bituminous
concrete and reinforced concrete pavements. Prior to the construction
of any subbase, base or pavement course, all soft or unyielding portions
of the subgrade which do not attain the required stability will be
removed and replaced with the suitable material, and the whole surface
of the subgrade shall be compacted. The provision of a uniform roadway
subgrade meeting the requirements of the Standard Specifications shall
be the full responsibility of the developer. In certain cases, special
treatment may be required because of the character or nature of the
subsoil. Such special treatment may include lime or cement stabilization,
wet excavation or construction of underdrainage fields. Any proposal
by the developer to stabilize subgrade shall be subject to the approval
of the Borough Engineer.
(4)
Subbase and/or aggregate base courses. Where granular subbase courses
are included in the pavement design section proposed by the developer,
they shall be constructed in accordance with the applicable requirements
of the Standard Specifications. Bituminous concrete pavements (and
stabilized bases) may be constructed on subgrade without subbase or
aggregate base courses, provided that the subgrade can be satisfactorily
prepared as hereinbefore described. Dense graded aggregate base courses
shall comply with the requirements of the Standard Specifications
for Soil Aggregate, Type 5, Class A, or Type 2, Class A or B. Portland
cement concrete pavements must be constructed with a minimum of six
inches of a granular-type subbase meeting the requirements of the
Standard Specifications for Soil Aggregate, Type 4, Class E. Any subbase
course of aggregate base course to be utilized with any type of pavement
shall have a minimum thickness of four inches.
(5)
Bituminous base courses.
(a)
Bituminous base courses for use with bituminous concrete pavements
shall consist of plant-mixed bituminous stabilized base course (stone
mix or gravel mix) in accordance with the requirements of the Standard
Specifications, except that the requirements for the construction
of the base course shall be amended to allow the laying of the base
course with a single lift maximum thickness not exceeding four inches.
(b)
Prior to placement of any bituminous stabilized base course,
the finished surface of any underlying subbase or aggregate base shall
receive a prime coat in accordance with the requirements of the Standard
Specifications.
(6)
Bituminous pavements. Bituminous pavements shall consist of a bituminous
concrete surface course, Type FABC-1, in accordance with the requirements
of the Standard Specifications. The bituminous pavement wearing surface
should generally not be installed until just prior to the time the
streets are prepared for final acceptance. Prior to the installation
of a bituminous concrete surface, the bituminous base course shall
be inspected by the Borough Engineer. Any areas of the base course
in need of repair shall be removed and replaced at the direction of
the Borough Engineer. If the Borough Engineer directs, a leveling
course of FABC material shall be placed on any uneven or below-grade
base courses prior to the placement of finished pavement. No pavement
surfaces shall be placed unless permission to do so has been granted
by the Borough Engineer.
(7)
Concrete pavements. Concrete pavements shall be constructed in accordance
with the requirements of the Standard Specifications. Expansion joints
shall be New Jersey State Department of Transportation Type A expansion
joints. The developer may submit, at the time of the submission of
the preliminary plat, an alternate expansion joint detail. The use
of such an alternate detail must be recommended by the Borough Engineer
and approved by the Planning Board. Where existing concrete roadways
are being widened as the result of the development of abutting properties,
the widened pavement shall be required to be of portland cement concrete.
The remaining pavement in the development may, if the subdivider elects,
be bituminous concrete. This will be an exception to the requirements
that all pavement constructed within a development be of one type.
(8)
Alternate pavement types. In areas where alternate pavement types
are proposed or desired either for decorative purposes, because of
physical restrictions or existing conditions, or because of limitations
or shortages in certain types of construction materials, a detail
of the type and/or location of alternate pavement types proposed shall
be submitted for approval with the preliminary and/or final plat.
The use of alternate pavement types may only be permitted if the applicant
submits for review and approval details and specifications concerning
the equipment, materials and methods proposed for use, and if the
Borough Engineer has inspected the installation of and tested and
approved a suitable sample section of such pavement. In the event
that the Borough Engineer does not approve the sample section of pavement,
the developer shall remove the same section and replace it with a
type of pavement permitted by this chapter or such other alternate
as may be approved by the Planning Board.
F.
Storm drainage facilities.
[Amended 12-28-2006 by Ord. No. 06-17-645]
(1)
Scope and purpose.
(a)
Policy Statement. Flood control, groundwater recharge, and pollutant
reduction through nonstructural or low impact techniques shall be
explored before relying on structural BMPs. Structural BMPs should
be integrated with nonstructural stormwater management strategies
and proper maintenance plans. Nonstructural strategies include both
environmentally sensitive site design and source controls that prevent
pollutants from being placed on the site or from being exposed to
stormwater. Source control plans should be developed based upon physical
site conditions and the origin, nature, and the anticipated quantity
or amount of potential pollutants. Multiple stormwater management
BMPs may be necessary to achieve the established performance standards
for water quality, quantity, and groundwater recharge.
(c)
Applicability.
[1]
This subsection F. shall be applicable to all site plans and subdivisions for the following developments that require preliminary or final site plan or subdivision review:
[2]
This subsection F. shall also be applicable to all major developments undertaken by the Borough of Pine Beach.
[3]
Other than major developments.
(d)
Compatibility with other permit and ordinance requirements. Development approvals issued for subdivisions and site plans pursuant to this subsection F. are to be considered an integral part of development approvals under the subdivision and site plan review process and do not relieve the applicant of the responsibility to secure required permits or approvals for activities regulated by any other applicable code, rule, act, or ordinance. In their interpretation and application, the provisions of this subsection shall be held to be the minimum requirements for the promotion of the public health, safety, and general welfare. This subsection is not intended to interfere with, abrogate, or annul any other ordinances, rule or regulation, statute, or other provision of law except that, where any provision of this subsection imposes restrictions different from those imposed by any other ordinance, rule or regulation, or other provision of law, the more restrictive provisions or higher standards shall control.
(2)
CAFRA CENTERS, CORES OR NODES
CAFRA PLANNING MAP
COMPACTION
CORE
COUNTY REVIEW AGENCY
DEPARTMENT
DESIGN ENGINEER
DESIGNATED CENTER
DEVELOPMENT
DISTURBANCE
DRAINAGE AREA
EMPOWERMENT NEIGHBORHOOD
ENVIRONMENTALLY CONSTRAINED AREA
ENVIRONMENTALLY CRITICAL AREAS
EROSION
IMPERVIOUS SURFACE
INFILTRATION
MAJOR DEVELOPMENT
MUNICIPALITY
NODE
NUTRIENT
PERSON
POLLUTANT
RECHARGE
SEDIMENT
SITE
SOIL
STATE DEVELOPMENT AND REDEVELOPMENT PLAN METROPOLITAN PLANNING
AREA (PA1)
STATE PLAN POLICY MAP
STORMWATER
STORMWATER MANAGEMENT BASIN
STORMWATER MANAGEMENT MEASURE
STORMWATER RUNOFF
TIDAL FLOOD HAZARD AREA
URBAN COORDINATING COUNCIL EMPOWERMENT NEIGHBORHOOD
URBAN ENTERPRISE ZONES
URBAN REDEVELOPMENT AREA
WATERS OF THE STATE
WETLANDS or WETLAND
Definitions. Unless specifically defined below, words or phrases used in this Subsection F shall be interpreted so as to give them the meaning they have in common usage and to give this subsection its most reasonable application. The definitions below are the same as or based on the corresponding definitions in the Stormwater Management Rules at N.J.A.C. 7:8-1.2.
[Amended 5-12-2021 by Ord. No. 2021-03-779]
Those areas within boundaries accepted by the Department
pursuant to N.J.A.C. 7:8E-5B.
The geographic depiction of the boundaries for Coastal Planning
Areas, CAFRA Centers, CAFRA Cores and CAFRA Nodes pursuant to N.J.A.C.
7:7E-5B.3.
The increase in soil bulk density.
A pedestrian-oriented area of commercial and civic uses serving
the surrounding municipality, generally including housing and access
to public transportation.
An agency designated by the County Board of Chosen Freeholders
to review municipal stormwater management plans and implementing ordinance(s).
The county review agency may either be:
A county planning agency; or
A county water resource association created under N.J.S.A.
58:16A-55.5, if the ordinance or resolution delegates authority to
approve, conditionally approve, or disapprove municipal stormwater
management plans and implementing ordinances.
The New Jersey Department of Environmental Protection.
A person professionally qualified and duly licensed in New
Jersey to perform engineering services that may include, but not necessarily
be limited to, development of project requirements, creation and development
of project design and preparation of drawings and specifications.
A State Development and Redevelopment Plan Center as designated
by the State Planning Commission such as urban, regional, town, village,
or hamlet.
Means the division of a parcel of land into two or more parcels,
the construction, reconstruction, conversion, structural alteration,
relocation or enlargement of any building or structure, any mining
excavation or landfill, and any use or change in the use of any building
or other structure, or land or extension of use of land, for which
permission is required under the Municipal Land Use Law, N.J.S.A.
40:55D-1 et seq. In the case of development of agricultural land,
development means: any activity that requires a State permit, any
activity reviewed by the County Agricultural Board (CAB) and the State
Agricultural Development Committee (SADC), and municipal review of
any activity not exempted by the Right to Farm Act, N.J.S.A 4:1C-1
et seq.
Means the placement or reconstruction of impervious surface
or motor vehicle surface, or exposure and/or movement of soil or bedrock
or clearing, cutting, or removing of vegetation. Milling and repaving
is not considered disturbance for the purposes of this definition.
Means a geographic area within which stormwater, sediments,
or dissolved materials drain to a particular receiving waterbody or
to a particular point along a receiving waterbody.
A neighborhood designated by the Urban Coordinating Council
"in consultation and conjunction with" the New Jersey Redevelopment
Authority pursuant to N.J.S.A. 55:19-69.
Means the following areas where the physical alteration of
the land is in some way restricted, either through regulation, easement,
deed restriction or ownership such as: wetlands, floodplains, threatened
and endangered species sites or designated habitats, and parks and
preserves. Habitats of endangered or threatened species are identified
using the Department's Landscape Project as approved by the Department's
Endangered and Nongame Species Program.
Means an area or feature which is of significant environmental
value, including but not limited to: stream corridors, natural heritage
priority sites, habitats of endangered or threatened species, large
areas of contiguous open space or upland forest, steep slopes, and
well head protection and groundwater recharge areas. Habitats of endangered
or threatened species are identified using the Department’s
Landscape Project as approved by the Department’s Endangered
and Nongame Species Program.
The detachment and movement of soil or rock fragments by
water, wind, ice or gravity.
A surface that has been covered with a layer of material
so that it is highly resistant to infiltration by water.
The process by which water seeps into the soil from precipitation.
Any "development" that provides for ultimately disturbing
one or more acres of land. Disturbance for the purpose of this rule
is the placement of impervious surface or exposure and/or movement
of soil or bedrock or clearing, cutting, or removing of vegetation.
Any city, borough, town, Township, or village.
An area designated by the State Planning Commission concentrating
facilities and activities which are not organized in a compact form.
A chemical element or compound, such as nitrogen or phosphorus,
which is essential to and promotes the development of organisms.
Any individual, corporation, company, partnership, firm,
association, Borough of Pine Beach, or political subdivision of this
state subject to municipal jurisdiction pursuant to the Municipal
Land Use Law, N.J.S.A. 40:55D-1 et seq.
Any dredged spoil, solid waste, incinerator residue, filter
backwash, sewage, garbage, refuse, oil, grease, sewage sludge, munitions,
chemical wastes, biological materials, medical wastes, radioactive
substance (except those regulated under the Atomic Energy Act of 1954,
as amended (42 U.S.C. 2011 et seq.), thermal waste, wrecked or discarded
equipment, rock, sand, cellar dirt, industrial, municipal, agricultural,
and construction waste or runoff, or other residue discharged directly
or indirectly to the land, groundwaters or surface waters of the state,
or to a domestic treatment works. "Pollutant" includes both hazardous
and nonhazardous pollutants.
The amount of water from precipitation that infiltrates into
the ground and is not evapotranspired.
Solid material, mineral or organic, that is in suspension,
is being transported, or has been moved from its site of origin by
air, water or gravity as a product of erosion.
The lot or lots upon which a major development is to occur
or has occurred.
All unconsolidated mineral and organic material of any origin.
An area delineated on the State Plan Policy Map and adopted
by the State Planning Commission that is intended to be the focus
for much of the state's future redevelopment and revitalization efforts.
The geographic application of the State Development and Redevelopment
Plan's goals and statewide policies, and the Official Map of these
goals and policies.
Water resulting from precipitation (including rain and snow)
that runs off the land's surface, is transmitted to the subsurface,
or is captured by separate storm sewers or other sewage or drainage
facilities, or conveyed by snow removal equipment.
An excavation or embankment and related areas designed to
retain stormwater runoff. A stormwater management basin may either
be normally dry (that is, a detention basin or infiltration basin),
retain water in a permanent pool (a retention basin), or be planted
mainly with wetland vegetation (most constructed stormwater wetlands).
Any structural or nonstructural strategy, practice, technology,
process, program, or other method intended to control or reduce stormwater
runoff and associated pollutants, or to induce or control the infiltration
or groundwater recharge of stormwater or to eliminate illicit or illegal
nonstormwater discharges into stormwater conveyances.
Water flow on the surface of the ground or in storm sewers,
resulting from precipitation.
A flood hazard area, which may be influenced by stormwater
runoff from inland areas, but which is primarily caused by the Atlantic
Ocean.
A neighborhood given priority access to state resources through
the New Jersey Redevelopment Authority.
A zone designated by the New Jersey Enterprise Zone Authority
pursuant to the New Jersey Urban Enterprise Zones Act, N.J.S.A. 52:27H-60
et seq.
Previously developed portions of areas:
The ocean and its estuaries, all springs, streams, wetlands,
and bodies of surface or groundwater, whether natural or artificial,
within the boundaries of the State of New Jersey or subject to its
jurisdiction.
An area that is inundated or saturated by surface water or
groundwater at a frequency and duration sufficient to support, and
that under normal circumstances does support, a prevalence of vegetation
typically adapted for life in saturated soil conditions, commonly
known as hydrophytic vegetation.
(3)
General standards.
(a)
Design and Performance Standards for Stormwater Management Measures.
[1]
Stormwater management measures for major development shall be developed to meet the erosion control, groundwater recharge, stormwater runoff quantity, and stormwater runoff quality standards in subsection F(4). To the maximum extent practicable, these standards shall be met by incorporating nonstructural stormwater management strategies into the design. If these strategies alone are not sufficient to meet these standards, structural stormwater management measures necessary to meet these standards shall be incorporated into the design.
[2]
The standards in this subsection apply only to new major development
and are intended to minimize the impact of stormwater runoff on water
quality and water quantity in receiving water bodies and maintain
groundwater recharge. The standards do not apply to new major development
to the extent that alternative design and performance standards are
applicable under a regional stormwater management plan or Water Quality
Management Plan adopted in accordance with Department rules.
[3]
Stormwater management measures for other than major development
shall follow the requirements of major development to the extent practicable.
Stormwater recharge, reduction of the two-, ten- and one-hundred-year
storm events and compliance with RSIS and NJDOT standards as referred
to herein is required.
(4)
Stormwater management requirements for major development.
(a)
The development shall incorporate a maintenance plan for the stormwater management measures incorporated into the design of a major development in accordance with subsection F(10).
(b)
Stormwater management measures shall avoid adverse impacts of
concentrated flow on habitat for threatened and endangered species
as documented in the Department's Landscape Project or Natural Heritage
Database established under N.J.S.A. 13:1B-15.147 through 15.150, particularly
Helonias bullata (swamp pink) and/or Clemmys muhlenbergi (bog turtle).
(c)
The following linear development projects are exempt from the groundwater recharge, stormwater runoff quantity, and stormwater runoff quality requirements of subsections F(4)(f) and (g):
[1]
The construction of an underground utility line provided that
the disturbed areas are revegetated upon completion;
[2]
The construction of an aboveground utility line provided that
the existing conditions are maintained to the maximum extent practicable;
and
[3]
The construction of a public pedestrian access, such as a sidewalk
or trail with a maximum width of 14 feet.
(d)
A waiver from strict compliance from the groundwater recharge, stormwater runoff quantity, and stormwater runoff quality requirements of subsections F(4)(f) and (g) may be obtained for the enlargement of an existing public roadway or railroad; or the construction or enlargement of a public pedestrian access, provided that one of the following conditions are met:
[1]
The applicant demonstrates that there is a public need for the
project that cannot be accomplished by any other means;
[4]
The applicant demonstrates that it does not own or have other rights to areas, including the potential to obtain through condemnation lands not falling under (d)[3] above within the upstream drainage area of the receiving stream, that would provide additional opportunities to mitigate the requirements of subsections F(4)(f) and (g) that were not achievable on site.
(e)
Nonstructural stormwater management strategies.
[1]
To the maximum extent practicable, the standards in subsections F(4)(f) and (g) shall be met by incorporating nonstructural stormwater management strategies set forth at subsection F(4)(e) into the design. The applicant shall identify the nonstructural measures incorporated into the design of the project. If the applicant contends that it is not feasible for engineering, environmental, or safety reasons to incorporate any nonstructural stormwater management measures identified in paragraph [2] below into the design of a particular project, the applicant shall identify the strategy considered and provide a basis for the contention.
[2]
Nonstructural stormwater management strategies incorporated
into site design shall:
[a]
Protect areas that provide water quality benefits
or areas particularly susceptible to erosion and sediment loss;
[b]
Minimize impervious surfaces and break up or disconnect
the flow of runoff over impervious surfaces;
[c]
Maximize the protection of natural drainage features
and vegetation;
[d]
Minimize the decrease in the "time of concentration"
from preconstruction to post-construction. "Time of concentration"
is defined as the time it takes for runoff to travel from the hydraulically
most distant point of the watershed to the point of interest within
a watershed;
[e]
Minimize land disturbance including clearing and
grading;
[f]
Minimize soil compaction;
[g]
Provide low-maintenance landscaping that encourages
retention and planting of native vegetation and minimizes the use
of lawns, fertilizers and pesticides;
[h]
Provide vegetated open-channel conveyance systems
discharging into and through stable vegetated areas;
[i]
Provide other source controls to prevent or minimize
the use or exposure of pollutants at the site, in order to prevent
or minimize the release of those pollutants into stormwater runoff.
Such source controls include, but are not limited to:
(i)
Site design features that help to prevent accumulation of trash and debris in drainage systems, including features that satisfy subsection F(4)(e)[3] below;
(ii)
Site design features that help to prevent discharge
of trash and debris from drainage systems;
(iii)
Site design features that help to prevent and/or
contain spills or other harmful accumulations of pollutants at industrial
or commercial developments; and
(iv)
When establishing vegetation after land disturbance,
applying fertilizer in accordance with the requirements established
under the Soil Erosion and Sediment Control Act, N.J.S.A. 4:24-39
et seq., and implementing rules.
[3]
Site design features identified under subsection F(4)(e)[2][i](ii)
above shall comply with the following standard to control passage
of solid and floatable materials through storm drain inlets. For purposes
of this paragraph, "solid and floatable materials" means sediment,
debris, trash, and other floating, suspended, or settleable solids.
For exemptions to this standard see subsection F(4)(e)[3][c] below.
[a]
Design engineers shall use either of the following
grates whenever they use a grate in pavement or another ground surface
to collect stormwater from that surface into a storm drain or surface
water body under that grate:
(i)
The New Jersey Department of Transportation (NJDOT)
bicycle safe grate, which is described in Chapter 2.4 of the NJDOT
Bicycle Compatible Roadways and Bikeways Planning and Design Guidelines
(April 1996); or
(ii)
A different grate, if each individual clear space
in that grate has an area of no more than seven square inches, or
is no greater than 0.5 inch across the smallest dimension.
Examples of grates subject to this standard include grates in
grate inlets, the grate portion, (noncurb-opening portion) of combination
inlets, grates on storm sewer manholes, ditch grates, trench grates,
and grates of spacer bars in slotted drains. Examples of ground surfaces
include surfaces of roads (including bridges), driveways, parking
areas, bikeways, plazas, sidewalks, lawns, fields, open channels,
and stormwater basin floors.
[b]
Whenever design engineers use a curb-opening inlet,
the clear space in that curb opening (or each individual clear space,
if the curb opening has two or more clear spaces) shall have an area
of no more than seven square inches, or be no greater than two inches
across the smallest dimension.
[c]
This standard does not apply:
(i)
Where the review agency determines that this standard
would cause inadequate hydraulic performance, that could not practicably
be overcome by using additional or larger storm drain inlets that
meet these standards;
(ii)
Where flows from the water quality design storm as specified in subsection F(4)(g)[1] are conveyed through any device (e.g., end of pipe netting facility, manufactured treatment device, or a catch basin hood) that is designed, at a minimum, to prevent delivery of all solid and floatable materials that could not pass through one of the following:
(iii)
Where flows, are conveyed through a trash rack that has parallel bars with one inch spacing between the bars, to the elevation of the water quality design storm as specified in subsection F(4)(g)[1]; or
(iv)
Where the New Jersey Department of Environmental
Protection determines, pursuant to the New Jersey Register of Historic
Places Rules at N.J.A.C. 7:4-7.2(c), that action to meet this standard
is an undertaking that constitutes an encroachment or will damage
or destroy the New Jersey Register listed historic property.
[4]
Any land area used as a nonstructural stormwater management measure to meet the performance standards in subsection F(4)(f) and (g) shall be dedicated to a government agency, subjected to a conservation restriction filed with the appropriate County Clerk's office, or subject to an approved equivalent restriction that ensures that measure or an equivalent stormwater management measure approved by the reviewing agency is maintained in perpetuity.
(f)
Erosion control, groundwater recharge and runoff quantity standards.
[1]
This paragraph contains minimum design and performance standards
to control erosion, encourage and control infiltration and groundwater
recharge, and control stormwater runoff quantity impacts of major
development.
[a]
The minimum design and performance standards for
erosion control are those established under the Soil Erosion and Sediment
Control Act, N.J.S.A. 4:24-39 et seq. and implementing rules.
[b]
The minimum design and performance standards for
groundwater recharge are as follows:
(i)
The design engineer shall, using the assumptions and factors for stormwater runoff and groundwater recharge calculations at subsection F(5), either:
a.
Demonstrate through hydrologic and hydraulic analysis
that the site and its stormwater management measures maintain 100%
of the average annual preconstruction groundwater recharge volume
for the site; or
b.
Demonstrate through hydrologic and hydraulic analysis
that the increase of stormwater runoff volume from preconstruction
to post-construction for the two-year storm is infiltrated.
(ii)
This groundwater recharge requirement does not
apply to projects within the "urban redevelopment area," or to projects
subject to paragraph (iii) below.
(iii)
The following types of stormwater shall not be
recharged:
a.
Stormwater from areas of high pollutant loading.
High pollutant loading areas are areas in industrial and commercial
developments where solvents and/or petroleum products are loaded/unloaded,
stored, or applied, areas where pesticides are loaded/unloaded or
stored; areas where hazardous materials are expected to be present
in greater than "reportable quantities" as defined by the United States
Environmental Protection Agency (EPA) at 40 CFR 302.4; areas where
recharge would be inconsistent with Department approved remedial action
work plan or landfill closure plan and areas with high risks for spills
of toxic materials, such as gas stations and vehicle maintenance facilities;
and
b.
Industrial stormwater exposed to "source material."
"Source material" means any material(s) or machinery, located at an
industrial facility, that is directly or indirectly related to process,
manufacturing or other industrial activities, which could be a source
of pollutants in any industrial stormwater discharge to groundwater.
Source materials include, but are not limited to, raw materials; intermediate
products; final products; waste materials; by-products; industrial
machinery and fuels, and lubricants, solvents, and detergents that
are related to process, manufacturing, or other industrial activities
that are exposed to stormwater.
(iv)
The design engineer shall assess the hydraulic
impact on the groundwater table and design the site so as to avoid
adverse hydraulic impacts. Potential adverse hydraulic impacts include,
but are not limited to, exacerbating a naturally or seasonally high
water table so as to cause surface ponding, flooding of basements,
or interference with the proper operation of subsurface sewage disposal
systems and other subsurface structures in the vicinity or down gradient
of the groundwater recharge area.
[c]
In order to control stormwater runoff quantity impacts, the design engineer shall, shall, using the assumptions and factors for stormwater runoff calculations at subsection F(5), complete one of the following:
(i)
Demonstrate through hydrologic and hydraulic analysis
that for stormwater leaving the site, post-construction runoff hydrographs
for the two-, ten-, and one-hundred-year storm events do not exceed,
at any point in time, the preconstruction runoff hydrographs for the
same storm events;
(ii)
Demonstrate through hydrologic and hydraulic analysis
that there is no increase, as compared to the preconstruction condition,
in the peak runoff rates of stormwater leaving the site for the two-,
ten-, and one-hundred-year storm events and that the increased volume
or change in timing of stormwater runoff will not increase flood damage
at or downstream of the site. This analysis shall include the analysis
of impacts of existing land uses and projected land uses assuming
full development under existing zoning and land use ordinances in
the drainage area;
(iii)
Design stormwater management measures so that
the postconstruction peak runoff rates for the two-, ten- and one-hundred-year
storm events are 50, 75 and 80%, respectively, of the preconstruction
peak runoff rates. The percentages apply only to the post-construction
stormwater runoff that is attributable to the portion of the site
on which the proposed development or project is to be constructed.
The percentages shall not, be applied to post-construction stormwater
runoff into tidal flood hazard areas if the increased volume of stormwater
runoff will not increase flood damages below the point of discharge;
or
(iv)
In tidal flood hazard areas, stormwater runoff
quantity analysis in accordance with paragraphs (i), (ii) and (iii)
above shall only be applied if the increased volume of stormwater
runoff could increase flood damages below the point of discharge.
[2]
Any application for a new agricultural development that meets the definition of major development at subsection F(2) shall be submitted to the appropriate Soil Conservation District for review and approval in accordance with the requirements of this section and any applicable Soil Conservation District guidelines for stormwater runoff quantity and erosion control. For the purposes of this section, "agricultural development" means land uses normally associated with the production of food, fiber and livestock for sale. Such uses do not include the development of land for the processing or sale of food and the manufacturing of agriculturally related products.
(g)
Stormwater runoff quality standards.
[1]
Stormwater management measures shall be designed to reduce the
post-construction load of total suspended solids (TSS) in stormwater
runoff by 80% of the anticipated load from the developed site, expressed
as an annual average. Stormwater management measures shall only be
required for water quality control if an additional 1/4 acre of impervious
surface is being proposed on a development site. The requirement to
reduce TSS does not apply to any stormwater runoff in a discharge
regulated under a numeric effluent limitation for TSS imposed under
the New Jersey Pollution Discharge Elimination System (NJPDES) rules,
N.J.A.C. 7:14A, or in a discharge specifically exempt under a NJPDES
permit from this requirement. The water quality design storm is 1.25
inches of rainfall in two hours. Water quality calculations shall
take into account the distribution of rain from the water quality
design storm, as reflected in Table 1. The calculation of the volume
of runoff may take into account the implementation of nonstructural
and structural stormwater management measures.
|
Table 1: Water Quality Design Storm Distribution
| |||
|---|---|---|---|
|
Time
(Minutes)
|
Cumulative Rainfall
(Inches)
|
Time
(Minutes)
|
Cumulative Rainfall
(Inches)
|
|
0
|
0.0000
|
65
|
0.8917
|
|
5
|
0.0083
|
70
|
0.9917
|
|
10
|
0.0166
|
75
|
1.0500
|
|
15
|
0.0250
|
80
|
1.0840
|
|
20
|
0.0500
|
85
|
1.1170
|
|
25
|
0.0750
|
90
|
1.1500
|
|
30
|
0.1000
|
95
|
1.1750
|
|
35
|
0.1330
|
100
|
1.2000
|
|
40
|
0.1660
|
105
|
1.2250
|
|
45
|
0.2000
|
110
|
1.2334
|
|
50
|
0.2583
|
115
|
1.2417
|
|
55
|
0.3583
|
120
|
1.2500
|
|
60
|
0.6250
| ||
[2]
For purposes of TSS reduction calculations, Table 2 below presents the presumed removal rates for certain BMPs designed in accordance with the New Jersey Stormwater Best Management Practices Manual. The BMP Manual may be obtained from the address identified in subsection F(7), or found on the Department's website at www.njstormwater.org. The BMP Manual and other sources of technical guidance are listed in subsection F(7). TSS reduction shall be calculated based on the removal rates for the BMPs in Table 2 below. Alternative removal rates and methods of calculating removal rates may be used if the design engineer provides documentation demonstrating the capability of these alternative rates and methods to the review agency. A copy of any approved alternative rate or method of calculating the removal rate shall be provided to the Department at the following address: Division of Watershed Management, New Jersey Department of Environmental Protection, PO Box 418, Trenton, New Jersey, 08625-0418.
[3]
If more than one BMP in series is necessary to achieve the required,
80% TSS reduction for a site, the applicant shall utilize the following
formula to calculate TSS reduction:
|
R = A + B - (AxB)/100
|
|
Where:
| ||
|
R
|
=
|
total TSS percent load removal from application of both BMPs,
and
|
|
A
|
=
|
the TSS percent removal rate applicable to the first BMP
|
|
B
|
=
|
the TSS percent removal rate applicable to the second BMP
|
|
Table 2: TSS Removal Rates for BMPs
| |
|---|---|
|
Best Management Practice
|
TSS Percent Removal Rate
|
|
Bioretention Systems
|
90
|
|
Constructed Stormwater Wetland
|
90
|
|
Extended Detention Basin
|
40-60
|
|
Infiltration Structure
|
80
|
|
Manufactured Treatment Device
|
See subsection F(6)(c)
|
|
Sand Filter
|
80
|
|
Vegetative Filter Strip
|
60-80
|
|
Wet Pond
|
50-90
|
[4]
If there is more than one on-site drainage area, the 80% TSS
removal rate shall apply to each drainage area, unless the runoff
from the subareas converge on site in which case the removal rate
can be demonstrated through a calculation using a weighted average.
[5]
Stormwater management measures shall also be designed to reduce, to the maximum extent feasible, the post-construction nutrient load of the anticipated load from the developed site in stormwater runoff generated from the water quality design storm. In achieving reduction of nutrients to the maximum extent feasible, the design of the site shall include nonstructural strategies and structural measures that optimize nutrient removal while still achieving the performance standards in subsections F(4)(f) and (g).
[6]
Additional information and examples are contained in the New Jersey Stormwater Best Management Practices Manual, which may be obtained from the address identified in subsection F(7).
[7]
In accordance with the definition of FW1 at N.J.A.C. 7:9B-1.4,
stormwater management measures shall be designed to prevent any increase
in stormwater runoff to waters classified as FW1.
[8]
Special water resource protection areas shall be established
along all waters designated Category One at N.J.A.C. 7:9B, and perennial
or intermittent streams that drain into or upstream of the Category
One waters as shown on the USGS Quadrangle Maps or in the County Soil
Surveys, within the associated HUC14 drainage area. These areas shall
be established for the protection of water quality, aesthetic value,
exceptional ecological significance, exceptional recreational significance,
exceptional water supply significance, and exceptional fisheries significance
of those established Category One waters. These areas shall be designated
and protected as follows:
[a]
The applicant shall preserve and maintain a special
water resource protection area in accordance with one of the following:
(i)
A 300-foot special water resource protection area
shall be provided on each side of the waterway, measured perpendicular
to the waterway from the top of the bank outwards or from the center
line of the waterway where the bank is not defined, consisting of
existing vegetation or vegetation allowed to follow natural succession
is provided.
(ii)
Encroachment within the designated special water
resource protection area under paragraph (i) above shall only be allowed
where previous development or disturbance has occurred (for example,
active agricultural use, parking area or maintained lawn, area). The
encroachment shall only be allowed where applicant demonstrates that
the functional value and overall condition of the special water resource
protection area will be maintained to the maximum extent practicable.
In no case shall the remaining special water resource protection area
be reduced to less than 150 feet as measured perpendicular to the
top of bank of the waterway or center line of the waterway where the
bank is undefined. All encroachments proposed under this subparagraph
shall be subject to review and approval by the Department.
[b]
All stormwater shall be discharged outside of and
flow through the special water resource protection area and shall
comply with the Standard for Off-Site Stability in the "Standards
For Soil Erosion and Sediment Control in New Jersey," established
under the Soil Erosion and Sediment Control Act, N.J.S.A. 4:24-39
et seq.
[c]
If stormwater discharged outside of and flowing
through the special water resource protection area cannot comply with
the Standard For Off-Site Stability in the "Standards for Soil Erosion
and Sediment Control in New Jersey," established under the Soil Erosion
and Sediment Control Act, N.J.S.A. 4:24-39 et seq., then the stabilization
measures in accordance with the requirements of the above standards
may be placed within, the special water resource protection area,
provided that:
(i)
Stabilization measures shall not be placed within
150 feet of the Category One waterway;
(ii)
Stormwater associated with discharges allowed
by this section shall achieve a 95% TSS post-construction removal
rate;
(iii)
Temperature shall be addressed to ensure no impact
on the receiving waterway;
(iv)
The encroachment shall only be allowed where the
applicant demonstrates that the functional value and overall condition
of the special water resource protection area will be maintained to
the maximum extent practicable;
(v)
A conceptual project design meeting shall be held
with the appropriate Department staff and Soil Conservation District
staff to identify necessary stabilization measures; and
(vi)
All encroachments proposed under this section
shall be subject to review and approval by the Department.
[d]
A stream corridor protection plan may be developed by a regional stormwater management planning committee as an element of a regional stormwater management plan, or by a municipality through an adopted municipal stormwater management plan. If a stream corridor protection plan for a waterway subject to subsection F(4)(g)[8] has been approved by the Department of Environmental Protection, then the provisions of the plan shall be the applicable special water resource protection area requirements for that waterway. A stream corridor protection plan for a waterway subject to paragraph (g)[8] shall maintain or enhance the current functional value and overall condition of the special water resource protection area as defined in paragraph (g)[8][a](i) above. In no case shall a stream corridor protection plan allow the reduction of the Special Water Resource Protection Area to less than 150 feet as measured perpendicular to the waterway subject to this subsection.
[e]
Paragraph (g)[8] does not apply to the construction
of one individual single-family dwelling that is not part of a larger
development on a lot receiving preliminary or final subdivision approval
on or before February 2, 2004, provided that the construction begins
on or before February 2, 2009.
(5)
Calculation of stormwater runoff and groundwater recharge.
(a)
Stormwater runoff shall be calculated in accordance with the
following:
[1]
The design engineer shall calculate runoff using one of the
following methods:
[a]
The USDA Natural Resources Conservation Service
(NRCS) methodology, including the NRCS Runoff Equation and Dimensionless
Unit Hydrograph, as described in the NRCS National Engineering Handbook
Section 4 - Hydrology and Technical Release 55 - Urban Hydrology for
Small Watersheds; or
[b]
The Rational Method for peak flow and the Modified
Rational Method for hydrograph computations.
[2]
For the purpose of calculating runoff coefficients and groundwater
recharge, there is a presumption that the preconstruction condition
of a site or portion thereof is a wooded land use with good hydrologic
condition. The term "runoff coefficient" applies to both the NRCS
methodology at subsection F(5)(a)[1][a] and the Rational and Modified
Rational Methods at subsection F(5)(a)[1][b]. A runoff coefficient
or a groundwater recharge land cover for an existing condition may
be used on all or a portion of the site if the design engineer verifies
that the hydrologic condition has existed on the site or portion of
the site for at least five years without interruption prior to the
time of application. If more than one land cover have existed on the
site during the five years immediately prior to the time of application,
the land cover with the lowest runoff potential shall be used for
the computations. In addition, there is the presumption that the site
is in good hydrologic condition (if the land use type is pasture,
lawn, or park), with good cover (if the land use type is woods), or
with good hydrologic condition, and conservation treatment (if the
land use type is cultivation).
[3]
In computing preconstruction stormwater runoff, the design engineer
shall account for all significant land features and structures, such
as ponds, wetlands, depressions, hedgerows, or culverts, that may
reduce preconstruction stormwater runoff rates and volumes.
[4]
In computing stormwater runoff from all design storms, the design
engineer shall consider the relative stormwater runoff rates and/or
volumes of pervious and impervious surfaces separately to accurately
compute the rates and volume of stormwater runoff from the site. To
calculate runoff from unconnected impervious cover, urban impervious
area modifications as described in the NRCS Technical Release 55 -
Urban Hydrology for Small Watersheds and other methods may be employed.
[5]
If the invert of the outlet structure of a stormwater management
measure is below the flood hazard design flood elevation as defined
at N.J.A.C. 7:13, the design engineer shall take into account the
effects of tailwater in the design of structural stormwater management
measures.
(b)
Groundwater recharge may be calculated in accordance with the
following:
[1]
The New Jersey Geological Survey Report GSR-32 A Method for
Evaluating Ground-Water Recharge Areas in New Jersey, incorporated
herein by reference as amended and supplemented. Information regarding
the methodology is available from the New Jersey Stormwater Best Management
Practices Manual; at http://www.state.nj.us/dep/njgs/; or at New Jersey
Geological Survey, 29 Arctic Parkway, P.O. Box 427, Trenton, New Jersey
08625-0427; (609) 984-6587.
(6)
Standards for structural stormwater management measures.
(a)
Standards for structural stormwater management measures are
as follows:
[1]
Structural stormwater management measures shall be designed
to take into account the existing site conditions, including, for
example, environmentally critical areas, wetlands; flood-prone areas;
slopes; depth to seasonal high water table; soil type, permeability
and texture; drainage area and drainage patterns; and the presence
of solution-prone carbonate rocks (limestone).
[2]
Structural stormwater management measures shall be designed to minimize maintenance, facilitate maintenance and repairs, and ensure proper functioning. Trash racks shall be installed at the intake to the outlet structure as appropriate, and shall have parallel bars with one inch spacing between the bars to the elevation of the water quality design storm. For elevations higher than the water quality design storm, the parallel bars at the outlet structure shall be spaced no greater than 1/3 the width of the diameter of the orifice or 1/3 the width of the weir, with a minimum spacing between bars of one inch and a maximum spacing between bars of six inches. In addition, the design of trash racks must comply with the requirements of subsection F(8)(b).
[3]
Structural stormwater management measures shall be designed,
constructed, and installed to be strong, durable, and corrosion resistant.
Measures that are consistent with the relevant portions of the Residential
Site Improvement Standards at N.J.A.C. 5:21-7.3, 7.4, and 7.5 shall
be deemed to meet this requirement.
[4]
At the intake to the outlet from the stormwater management basin,
the orifice size shall be a minimum of 2 1/2 inches in diameter.
[5]
Stormwater management basins shall be designed to meet the minimum safety standards for stormwater management basins at subsection F(8).
[6]
Storm drain pipe. The minimum size of storm drain pipe permitted
shall be 15 inches, except that 18 inches minimum shall be used for
all pipes draining low points. All storm drain pipes shall be either
gasketed slip joint-type reinforced concrete or subject to the restrictions
herein, fully coated, invert paved, corrugated steel culvert pipe
meeting the requirements of the Standard Specifications and of a wall
thickness sufficient to meet the proposed conditions of service; but
in any event, no wall thickness less than Class 3, Wall B, for concrete
pipe or 14 gauge for corrugated steel pipe shall be allowed. Generally,
concrete pipe will be used except in areas of steep grades or other
restrictive physical conditions where corrugated or other types of
pipe may be permitted. No concrete pipe may be laid on grades exceeding
10%. All concrete pipe will be jointed using a preformed bituminous
mastic pressure-type joint sealer or rubber-ring-type or other equivalent
approved joint. All corrugated pipe shall be fully bituminous coated
with paved invert and of a gauge per manufacturer's data sufficient
for the proposed service. Where conditions permit, corrugated-aluminum
storm drains may be substituted for corrugated steel storm drains
where the same are otherwise permitted on the basis of an equivalent
three edge bearing or crushed strength. Substitution on an equivalent-gauge
basis will not be allowed. Corrugated Polyethylene pipe and Ductile
Iron pipe shall also be permitted in accordance with RSIS. All storm
drains shall be tangent between inlets, manholes or other structures,
except that the use of fittings or factory-curved or mitered pipe
may be allowed by the Borough Engineer when necessary to accommodate
existing geometry or utilities. Prior to laying any storm drains,
the bottom of all trenches shall be inspected by the Borough Engineer.
Should the engineer determine that the trench is unsuitable for placement
of the pipe, the developer shall take all necessary action to remove
or eliminate any unsuitable conditions. These may include, but are
not limited to, excavation and backfilling with suitable material,
placement of bedding material, construction of pipe cradles or such
other action necessary to remove all unsuitable conditions. Proposed
storm drainage installations which do not conform to the above must
be fully detailed and approved as part of the final plat.
[7]
Headwalls. All pipe terminations shall be provided with poured-concrete
headwalls, pre-cast-concrete end sections or corrugated metal end
sections in accordance with the approved final plat. Poured-concrete
headwalls shall be wing-type headwalls with aprons in accordance with
the Standard Construction Details.
[8]
Inlet and manhole location.
[a]
In continuous conduit runs, spacing between structures
(inlets or manholes) shall not exceed 400 feet.
[b]
Structures (inlets or manholes) shall be located
so as not to interfere with primary routes of pedestrian travel or
any proposed handicapped ramp or similar facility.
[c]
In general, surface flow length, for flows of four
or more cubic feet per second, on paved surfaces shall not exceed
400 feet, provided that:
(i)
Gutter flow widths on local and local collector
streets shall not exceed 11 feet or such narrower width as may be
necessary to provide a twelve-foot wide clear lane in the center of
the roadway.
(ii)
Gutter flow widths on minor collector streets
shall not exceed nine feet or such narrower width as may be necessary
to provide two twelve-foot wide clear lanes in the center of the roadway.
(iii)
Gutter flow widths on major collector streets
without shoulders shall not exceed five feet or such narrower width
as may be necessary to provide four ten-foot wide clear lanes in the
center of the roadway.
(iv)
Gutter flow widths on minor and principal arterial
streets and major collector streets with shoulders shall be retained
within the shoulder areas.
(v)
Swale gutter flow widths in parking areas shall
not exceed 12 feet.
(vi)
Gutter flow widths shall provide for a maintenance
of two ten-foot wide clear lanes in all access and major circulation
drives and one twelve-foot wide clear lane in all other aisles in
all parking areas.
[e]
Only Type B inlets shall be used in curbed roadways
or curbed access or major circulation drives.
[f]
Generally, sufficient inlets will be placed to
eliminate any flow exceeding two cubic feet per second across any
intersections.
[g]
Parking areas may be designed to allow ponding in order to decrease intensity of runoff. In such case, ponding will not be allowed in any access or major circulation drive or in any area of heavy pedestrian activity and shall not exceed six inches at any point calculated for the appropriate design storm in accordance with subsection F(5)(a) and shall meet the criteria set forth in this section.
[9]
Open channels.
[a]
Open channels shall be designed to contain the
required flow and shall have a design velocity low enough, in the
judgment of the Planning Board Engineer, to prevent erosion. The minimum
easement for open channel sections shall be the maximum design top
width of the channel section segment plus 25 feet rounded to the next
highest five foot increment. The excess easement area shall be provided
offset to that side of the channel most convenient for use by maintenance
crews. The minimum distance between the channel top edge and any easement
line shall be five feet. Excess velocity, if any, as determined by
the Planning Board Engineer, in open channels must be controlled by
sod, rip-rap, paving, ditch checks or other suitable methods. Changes
of direction in open channels must have a maximum radius of 800 feet
or be adequately paved or rip-rapped.
[b]
Generally, unlined open channel cross sections
shall have side slopes not steeper than 4:1 for channel depths of
two feet or less and not steeper than 8:1 for channel depths of more
than two feet. Lined open channel side slopes shall not be steeper
than 2:1.
[c]
The bottoms of all unlined open channels and the
channel side slopes, to at least the design flow level, will be sodded
with suitable coarse grass sod.
[d]
All unlined open channel side slopes above the
design minimum flow level will be topsoiled and seeded or otherwise
suitably stabilized in accordance with an approved soil disturbance
permit.
[e]
All unlined open channels which can be expected
to have a base flow of five cubic feet per second or more for at least
two out of every 12 months will be provided with a low flow channel
using gabions, rip-rap, lining, 1/3 pipe sections or other arrangements
approved as part of the final plat submission.
[10]
Minimum basis for calculations.
[a]
Design storm frequency.
(i)
For closed conduits: 25 years; or if the above
results in a conduit size at least equivalent to a fifty-four inch
reinforced concrete pipe, then 100 years.
(ii)
For open channels: 25 years; or if the tributary
area exceeds 50 acres, then 100 years. The flooding limits for storms
with a return period of twice the design storm shall be determined
for all open channels. Such limits shall form the basis of the drainage
or conservation easements delineated on the plat.
(iii)
For detention facilities: A twenty-four-hour
flood with a return period not less than 50 years or, if the tributary
area exceeds 50 acres, then 100 years.
(iv)
For retention facilities: Twice the one-hundred-year
storm for all conditions.
(v)
For gutter flow calculations: 10 years for local,
local collector and minor collector streets, 25 years for major collectors
and minor arterials and 50 years for principal arterials.
[11]
Special drainage provisions.
[a]
The existing system of natural drainage within
each development shall be preserved to the maximum extent possible.
To this end, the Board may require the preservation of natural drainage
swales, recharge areas, wet weather ponds and similar non-structural
management options as described and regulated in the New Jersey Best
Management Practices Manual, latest edition and may require suitable
drainage and conservation easements and possible increases in lot
size to allow usable lots with the preservation of such features.
[b]
Subject to review and approval by the Board, the
design of the development may be modified to take advantage of the
natural drainage features of the land. In such review, the Board will
use the following criteria:
(i)
The utilization of the natural drainage system
to the fullest extent possible.
(ii)
The maintenance of the natural drainage system
as much as possible in its unimproved state.
(iii)
When drainage channels are required, wide shallow
swales with natural vegetation will be preferred to other sections.
(iv)
The construction of flow-retarding devices, detention
areas and recharge berms to minimize runoff value increases.
(v)
Maintenance of the base flow in streams, reservoirs
and ponds.
(vi)
The reinforcement, improvement and/or extension
of the natural drainage system to such an extent as is necessary to
eliminate flooding and excess maintenance requirements.
[c]
All developments or portions of total schemes of
development which, based upon the preliminary plat submission, total
15 or more acres will be expected, to the extent that the Board considers
possible, to limit the total stormwater runoff from the site after
development to not more than 115% of the runoff from the site in its
undeveloped state. The utilization of the provisions of this section
to limit such runoff are encouraged. However, the Board may require
the use of reasonable artificial methods of detention and/or recharge
if it determines that natural provisions are not feasible. The Board
may waive the provision so this section if the nature of the development,
the character of adjacent previously developed areas or other factors
make the utilization of natural drainage features or runoff limiting
devices inadvisable or impractical.
[12]
All stormwater management systems shall comply
with the New Jersey Department of Environmental Protection Stormwater
Management Rules, N.J.A.C. 7:8-5 & 6.
(b)
Stormwater management measure guidelines are available in the
New Jersey Stormwater Best Management Practices Manual. Other stormwater
management measures may be utilized provided the design engineer demonstrates
that the proposed measure and its design will accomplish the required
water quantity, groundwater recharge and water quality design and
performance standards established by paragraph (4) of this subsection.
(c)
Manufactured treatment devices may be used to meet the requirements
of paragraph (4) of this subsection, provided the pollutant removal
rates are verified by the New Jersey Corporation for Advanced Technology
and certified by the Department.
(7)
Sources for technical guidance.
(a)
Technical guidance for stormwater management measures can be
found in the documents listed at paragraphs [1] and [2] below, which
are available from Maps and Publications, New Jersey Department of
Environmental Protection, 428 East State Street, P.O. Box 420, Trenton,
New Jersey, 08625; telephone (609) 777-1038.
[1]
Guidelines for stormwater management measures are contained
in the New Jersey Stormwater Best Management Practices Manual, as
amended. Information is provided on stormwater management measures
such as: bioretention systems, constructed stormwater wetlands, dry
wells, extended detention basins, infiltration structures, manufactured
treatment devices, pervious paving, sand filters, vegetative filter
strips, and wet ponds.
[2]
The New Jersey Department of Environmental Protection Stormwater
Management Facilities Maintenance Manual, as amended.
(b)
Additional technical guidance for stormwater management measures
can be obtained from the following:
[1]
The "Standards for Soil Erosion and Sediment Control in New
Jersey" promulgated by the State Soil Conservation Committee and incorporated
into N.J.A.C. 2:90. Copies of these standards may be obtained by contacting
the State Soil Conservation Committee or any of the Soil Conservation
Districts listed in N.J.A.C. 2:90-1.3(a)4. The location, address,
and telephone number of each Soil Conservation District may be obtained
from the State Soil Conservation Committee, P.O. Box 330, Trenton,
New Jersey, 08625; (609) 292-5540;
[2]
The Rutgers Cooperative Extension Service, (732)932-9306; and
[3]
The Soil Conservation Districts listed in N.J.A.C. 2:90-1.3(a)4.
The location, address, and telephone number of each Soil Conservation
District may be obtained from the State Soil Conservation Committee,
P.O. Box 330, Trenton, New Jersey, 08625, (609) 292-5540.
(8)
Safety standards for stormwater management basins.
(a)
This section sets forth requirements to protect public safety
through the proper design and operation of stormwater management basins.
This section applies to any new stormwater management basin.
(b)
Requirements for trash racks, overflow grates and escape provisions.
[1]
A trash rack is a device designed to catch trash and debris
and prevent the clogging of outlet structures. Trash racks shall be
installed at the intake to the outlet from the stormwater management
basin to ensure proper functioning of the basin outlets in accordance
with the following:
[a]
The trash rack shall have parallel bars, with no
greater than six inch spacing between the bars.
[b]
The trash rack shall be designed so as not to adversely
affect the hydraulic performance of the outlet pipe or structure.
[c]
The average velocity of flow through a clean trash
rack is not to exceed 2.5 feet per second under the full range of
stage and discharge. Velocity is to be computed on the basis of the
net area of opening through the rack.
[d]
The trash rack shall be constructed and installed
to be rigid, durable, and corrosion resistant, and shall be designed
to withstand a perpendicular live loading of 300 lbs./ft. sq.
[2]
An overflow grate is designed to prevent obstruction of the
overflow structure. If an outlet structure has an overflow grate,
such grate shall meet the following requirements:
[a]
The overflow grate shall be secured to the outlet
structure but removable for emergencies and maintenance.
[b]
The overflow grate spacing shall be no less than
two inches across the smallest dimension.
[c]
The overflow grate shall be constructed and installed
to be rigid, durable, and corrosion resistant, and shall be designed
to withstand a perpendicular live loading of 300 lbs./ft. sq.
[3]
For purposes of this paragraph [3], escape provisions means
the permanent installation of ladders, steps, rungs, or other features
that provide easily accessible means of egress from stormwater management
basins. Stormwater management basins shall include escape provisions
as follows:
[a]
If a stormwater management basin has an outlet
structure, escape provisions shall be incorporated in or on the structure.
With the prior approval of the reviewing agency identified in paragraph
(8)(c) a freestanding outlet structure may be exempted from this requirement.
[b]
Safety ledges shall be constructed on the slopes
of all new stormwater management basins having a permanent pool of
water deeper than 2 1/2 feet. Such safety ledges shall be comprised
of two steps. Each step shall be four to six feet in width. One step
shall be located approximately 2 1/2 feet below the permanent
water surface, and the second step shall be located one to 1 1/2
feet above the permanent water surface. See paragraph (8)(d) for an
illustration of safety ledges in a stormwater management basin.
[c]
In new stormwater management basins, the maximum
interior slope for an earthen dam, embankment, or berm shall not be
steeper than three horizontal to one vertical.
(c)
Variance or exemption from safety standards.
[1]
A variance or exemption from the safety standards for stormwater
management basins may be granted only upon a written finding by the
appropriate reviewing agency (municipality, county or Department)
that the variance or exemption will not constitute a threat to public
safety.
(d)
Illustration of safety ledges in a new stormwater management
basin.
 |
(9)
Requirements for a site development stormwater plan.
(a)
Submission of site development stormwater plan.
[1]
Whenever an applicant seeks municipal approval of a development
subject to this subsection F., the applicant shall submit all of the
required components of the Checklist for the Site Development Stormwater
Plan at paragraph (9)(c) below as part of the submission of the applicant's
application for subdivision or site plan approval.
(b)
Site development stormwater plan approval. The applicant's site development project shall be reviewed as a part of the subdivision or site plan review process by the municipal board or official from which municipal approval is sought. That municipal board or official shall consult the engineer retained by the Planning and/or Zoning Board (as appropriate) to determine if all of the checklist requirements have been satisfied and to determine if the project meets the standards set forth in this subsection F.
(c)
Checklist requirements. The following information shall be required:
[1]
Topographic base map. The reviewing engineer may require upstream
tributary drainage system information as necessary. It is recommended
that the topographic base map of the site be submitted which extends
a minimum of 200 feet beyond the limits of the proposed development,
at a scale of one inch equals 200 feet or greater, showing two-foot
contour intervals. The map as appropriate may indicate the following:
existing surface water drainage, shorelines, steep slopes, soils,
erodible soils, perennial or intermittent streams that drain into
or upstream of the Category One waters, wetlands and floodplains along
with their appropriate buffer strips, marshlands and other wetlands,
pervious or vegetative surfaces, existing man-made structures, roads,
bearing and distances of property lines, and significant natural and
man-made features not otherwise shown.
[2]
Environmental site analysis. A written and graphic description
of the natural and man-made features of the site and its environs.
This description should include a discussion of soil conditions, slopes,
wetlands, waterways and vegetation on the site. Particular attention
should be given to unique, unusual, or environmentally sensitive features
and to those that provide particular opportunities or constraints
for development.
[3]
Project description and site plan(s). A map (or maps) at the
scale of the topographical base map indicating the location of existing
and proposed buildings, roads, parking areas, utilities, structural
facilities for stormwater management and sediment control, and other
permanent structures. The map(s) shall also clearly show areas where
alterations occur in the natural terrain and cover, including lawns
and other landscaping, and seasonal high groundwater elevations. A
written description of the site plan and justification of proposed
changes in natural conditions may also be provided.
[4]
Land use planning and source control plan. This plan shall provide a demonstration of how the goals and standards of subsection F(3) through (6) are being met. The focus of this plan shall be to describe how the site is being developed to meet the objective of controlling groundwater recharge, stormwater quality and stormwater quantity problems at the source by land management and source controls whenever possible.
[5]
Stormwater management facilities map. The following information,
illustrated on a map of the same scale as the topographic base map,
shall be included:
[a]
Total area to be paved or built upon, proposed
surface contours, land area to be occupied by the stormwater management
facilities and the type of vegetation thereon, and details of the
proposed plan to control and dispose of stormwater.
[b]
Details of all stormwater management facility designs,
during and after construction, including discharge provisions, discharge
capacity for each outlet at different levels of detention and emergency
spillway provisions with maximum discharge capacity of each spillway.
[6]
Calculations.
[a]
Comprehensive hydrologic and hydraulic design calculations for the predevelopment and post-development conditions for the design storms specified in paragraph (4) of this subsection F.
[b]
When the proposed stormwater management control
measures (e.g., infiltration basins) depend on the hydrologic properties
of soils, then a soils report shall be submitted. The soils report
shall be based on on-site boring logs or soil pit profiles. The number
and location of required soil borings or soil pits shall be determined
based on what is needed to determine the suitability and distribution
of soils present at the location of the control measure.
[7]
Maintenance and repair plan. The design and planning of the stormwater management facility shall meet the maintenance requirements of subsection F(10).
[8]
Waiver from submission requirements. The municipal official or board reviewing an application under this subsection F. may, in consultation with the Municipal Engineer, waive submission of any of the requirements in paragraphs (9)(c)[1] through (9)(c)[6] of this subsection F. when it can be demonstrated that the information requested is impossible to obtain or it would create a hardship on the applicant to obtain and its absence will not materially affect the review process.
(10)
Maintenance and repair.
(b)
General maintenance.
[1]
The design engineer shall prepare a maintenance plan for the
stormwater management measures incorporated into the design of a major
development.
[2]
The maintenance plan shall contain specific preventative maintenance
tasks and schedules; cost estimates, including estimated cost of sediment,
debris, or trash removal; and the name, address, and telephone number
of the person or persons responsible for preventative and corrective
maintenance (including replacement). Maintenance guidelines for stormwater
management measures are available in the New Jersey Stormwater Best
Management Practices Manual. If the maintenance plan identifies a
person other than the developer (for example, a public agency or homeowners'
association) as having the responsibility for maintenance, the plan
shall include documentation of such person's agreement to assume this
responsibility, or of the developer's obligation to dedicate a stormwater
management facility to such person under an applicable ordinance or
regulation.
[3]
Responsibility for maintenance shall not be assigned or transferred
to the owner or tenant of an individual property in a residential
development or project, unless such owner or tenant owns or leases
the entire residential development or project.
[4]
If the person responsible for maintenance identified under paragraph
(10)(b)[2] above is not a public agency, the maintenance plan and
any future revisions based on paragraph (10)(b)[7] below shall be
recorded upon the deed of record for each property on which the maintenance
described in the maintenance plan must be undertaken.
[5]
Preventative and corrective maintenance shall be performed to
maintain the function of the stormwater management measure, including
repairs or replacement to the structure; removal of sediment, debris,
or trash; restoration of eroded areas; snow and ice removal; fence
repair or replacement; restoration of vegetation; and repair or replacement
of nonvegetated linings.
[6]
The person responsible for maintenance identified under paragraph
(10)(b)[2] above shall maintain a detailed log of all preventative
and corrective maintenance for the structural stormwater management
measures incorporated into the design of the development, including
a record of all inspections and copies of all maintenance-related
work orders.
[7]
The person responsible for maintenance identified under paragraph
(10)(b)[2] above shall evaluate the effectiveness of the maintenance
plan at least once per year and adjust the plan and the deed as needed.
[8]
The person responsible for maintenance identified under paragraph
(10)(b)[2] above shall retain and make available, upon request by
any public entity with administrative, health, environmental, or safety
authority over the site, the maintenance plan and the documentation
required by paragraph (10)(b)[6] above.
[9]
The requirements of paragraph (10)(b)[3] and [4] do not apply
to stormwater management facilities that are dedicated to and accepted
by the municipality or another governmental agency.
[10]
When the basin is the; responsibility, of the
property owner, they shall post a two-year maintenance guarantee in
accordance with N.J.S.A. 40:55D-53. Guidelines for developing- a maintenance
and inspection program are provided in the New Jersey Stormwater Best
Management Practices Manual and the NJDEP Ocean County Demonstration
Study, Stormwater Management Facilities Maintenance Manual, dated
June 1989 available from the NJDEP, Watershed Management Program.
[11]
In the event that the stormwater management facility
becomes a danger to public safety or public health, or if it is in
need of maintenance or repair, the municipality shall so notify the
responsible person in writing. Upon receipt of that notice, the responsible
person shall have 14 days to effect maintenance and repair of the
facility in a manner that is approved by the Municipal Engineer or
his designee. The municipality, in its discretion, may extend the
time allowed for effecting maintenance and repair for good cause.
If the responsible person fails or refuses to perform such maintenance
and repair, the municipality or county may immediately proceed to
do so and shall bill the cost thereof to the responsible person.
(c)
Nothing in this section shall preclude the municipality in which
the major development is located from requiring the posting of a performance
or maintenance guarantee in accordance with N.J.S.A. 40:55D-53.
(11)
Penalties. Any person who erects, constructs, alters, repairs, converts, maintains, or uses any building, structure or land in violation of this subsection F. shall be subject to the following penalties:
All penalties shall comply with Section 175-13, Violations and penalties, of the Municipal Code.
[Added 9-25-1995 by Ord.
No. 95-13-477]
A.
Submission optional. Applicants are encouraged to submit a sketch
plat of a major subdivision during the early design stages containing
that information necessary to form a basis for discussion of alternatives
for development. A detailed review of a sketch plat will minimize
the necessity of major revisions in the more detailed preliminary
plat submission. Application fees paid at the sketch plat submission
stage will be deducted from the required application fees at the preliminary
plat stage if submittal of the preliminary plat is made within one
year from the date of sketch plat approval.
B.
Required documents. Prior to issuance of a certificate of completeness
or scheduling of a sketch plat of a major subdivision for public hearing
before the Planning Board, the Administrative Officer shall determine
that the following have been submitted in proper form:
C.
Plat requirements.
(1)
General requirements. The sketch plat shall be based on a land
survey, a deed plotting, the current Tax Map or other suitable base
map and shall be drawn at a scale not less than 100 feet to the inch.
(2)
Title block. The title block shall appear on all sheets and
shall include:
(a)
Title of "Sketch Plat - Major Subdivision."
(b)
Name of the subdivision, if any.
(c)
Tax Map sheet, block and lot number(s) of the tract to be subdivided
as shown on the latest Tax Map, the date of which should also be shown.
(d)
Date of original and all revisions.
(e)
Names and addresses of owner and subdivider so designated.
(f)
Name(s), signature(s), address(es) and license number(s) of
the engineer and/or land surveyor who prepared the map. The plat should
bear the embossed seal of said engineer and/or land surveyor.
[Added 9-25-1995 by Ord.
No. 95-13-477]
A.
Title block.
(1)
The title of "Preliminary plat - Major Subdivision."
(2)
Name of subdivision, if any.
(3)
Tax Map sheet, block and lot number(s) of the tract to be subdivided
as shown on the latest Tax Map, the date of which shall also be shown.
(4)
Date of original and all revisions.
(5)
Names and addresses of owner and subdivider, so designated.
(6)
Name(s), signature(s), address(es) and license number(s) of
the engineer and/or land surveyor who prepared the map. The plat shall
bear the embossed seal of said engineer and land surveyor.
B.
A key map adequately showing the location of the site with reference
to surrounding areas, existing streets, the names of all such streets
and any zone boundary or borough boundary which is within 500 feet
of the subdivision.
C.
A schedule shall be placed on the map indicating the acreage of the
tract, the number of lots, the zone, the minimum required lot areas,
setbacks, yards and the dimensions and percentage of recreation acreage
provided.
D.
Zone boundaries and the names of all owners, Tax Map sheet, lot and
block numbers and property lines of parcels within 200 feet of the
land to be subdivided, including properties across the street, as
shown by the most recent records of the Borough of Pine Beach, or
of the municipality of which the property is a part.
E.
The preliminary plat shall be based on a current certified boundary
survey as required above with sufficient lines of the adjoining tracts
surveyed to establish any overlap or gap between the adjoining boundary
lines and the boundary lines of the tract in question. The date of
the survey and the name of the person making the same shall be shown
on the map.
F.
Contours.
(1)
Existing one foot interval contours based on United States Coast
and Geodetic Survey data (MSL=0) shall be shown extending a minimum
of 100 feet beyond the boundary of the tract in question and shall
be certified by a New Jersey licensed surveyor or professional engineer
as to accuracy, except that where the slopes exceed 5%, a two foot
interval may be used, and if the slopes exceed 10%, a five foot interval
is permissible. The source of elevation datum base shall be noted.
If contours have been established by aerial photography, a check profile
shall be made on the boundary line of the tract and certified by a
New Jersey licensed land surveyor.
(2)
90% of elevations interpolated from contour lines will be within
1/2 the contour interval when referred to the nearest bench mark.
All spot elevations shall be to the nearest 0.1 foot and accurate
to within three-tenths foot.
(3)
90% of all planimetric features shown on the map will be within
1/40 inch of their true position, and no planimetric features will
be out of true position more than 1/20 inch at map scale when referenced
to the nearest field established station. A statement of compliance
and/or a complete statement concerning any areas of noncompliance
with this requirement shall be placed on the tentative plat.
G.
All existing streets, watercourses, floodplains, floodways and flood
areas within the proposed subdivision and within 200 feet of the boundaries
thereof, both the width of the paving and the width of the right-of-way
of each street, existing public easements and Township borders within
200 feet of the subdivision.
H.
All existing structures, an indication of those which are to be destroyed
or removed, and the front, rear and side yard dimensions of those
to remain.
I.
The boundaries, nature, extent and acreage of wooded areas and other
important physical features, including swamps, bogs and ponds within
the proposed subdivision and within 200 feet thereof.
J.
The layout of the proposed subdivision drawn in compliance with the
provisions of the chapter.
K.
All existing and proposed public easements or right-of-way and the
purposes thereof, and proposed streets within the proposed subdivision.
The proposed streets shall show the right-of-way and proposed pavement
width.
L.
The existing system of drainage of the subdivision and of any larger
tract of which it is a part, together with information on how it is
proposed to dispose of surface drainage.
M.
The acreage of the drainage area or areas of each natural or man-made
watercourse traversing the subdivision, including the area within
the subdivision and the area upstream from the subdivision.
N.
All proposed lot lines and the areas of all lots in square feet.
The areas and dimensions specified should be accurate to within -0%
and +4% [for example, a lot line specified as 250 feet long should
not be less than 250 feet but may be as long as 260 feet].
O.
North arrow and basis therefor and written and graphic scales.
P.
Preliminary utility layouts showing methods of connection and sources
of service.
Q.
The proposed location and area, in acres or square feet, of all proposed
common open space areas.
R.
The types and locations of all stakes, marks or flagged points, if
any, placed on the property to aid in on-site inspections. The Planning
Board may require that the marks or stakes, as a minimum, be placed
at the intersection of all lines of the tract boundary with existing
streets, at the center of all culs-de-sac, at all internal street
intersections, along street tangents at intervals not exceeding 500
feet and at such additional locations as the Planning Board may deem
necessary. The locations indicated on the plat shall be accurate within
plus or minus 10 feet. Any traverse lines cut out and/or marked on
the site shall be shown on the plat. If such on-site points, as above
discussed, have not been established at the time of submission of
a tentative plat, the Planning Board may give the subdivider 15 days'
notice of the date of any proposed site inspection by the Board, so
the points can be set.
S.
The tentative plat shall show, on the property to be subdivided and
within 200 feet of that property, all existing paper streets, dirt
roads, paved streets, curbs, manholes, sewer lines, water and gas
pipes, utility poles, ponds, swamps and all other topographical features
of a physical or engineering nature.
T.
Preliminary on-site grading and drainage plan.
(1)
The preliminary plat shall show or be accompanied by a preliminary
grading and drainage plan which shall show locations of all existing
and proposed drainage swales and channels, retention-recharge basins,
the scheme of surface drainage and other items pertinent to drainage,
including the approximate proposed grading contours at one foot intervals,
except that if slopes exceed 5%, a two foot interval may be used,
and if they exceed 10%, a five foot interval is permissible. Data
shall be United States Coast and Geodetic Survey data (MSL=0), and
the source of data shall be noted.
(2)
The plan shall outline the approximate area contributing to
each inlet.
(3)
All proposed drainage shall be shown with preliminary pipe types
and sizes, invert elevations, grades and direction of flow. The direction
of flow of all surface waters and all watercourses shall be shown.
(4)
The preliminary grading and drainage plan shall be accompanied
by drainage calculations made in accordance with standards set forth
in this chapter.
U.
Preliminary off-site drainage plan. The preliminary plat shall also
be accompanied by a preliminary off-site drainage plan prepared in
accordance with the following standards:
(1)
The plan shall consist of an outline of the entire drainage
basin in which the property to be subdivided is located. The terminus
of the basin and existing ground contours or other basis for determining
basin limits shall be shown.
(2)
Pertinent off-site existing drainage, which receives or discharges
runoff from or onto the site, shall be shown with elevations of inverts,
pipe types and sizes or other appropriate physical data for open or
nonpipe conduits.
(3)
To the extent that information is available and may be obtained
from the county or municipal engineer(s), any existing plans for drainage
improvements shall be shown.
(4)
In the event that a temporary drainage system is proposed, tentative
plans of that system shall be shown.
V.
Preliminary center-line profiles showing all proposed drainage; all
existing and proposed finished roadway grades; channel section details;
pipe sizes, type and inverts; road crowns and slopes; and all other
proposed drainage structures and connections shall be shown.
W.
Boring logs. Unless the Planning Board Engineer shall determine that
fewer boring logs are required or that some or all of the boring logs
may be deferred to the final plat stage, the preliminary plat shall
be accompanied by a set of boring logs and soil analyses for borings
made in accordance with the following requirements:
(1)
Borings shall be spaced evenly throughout the tract.
(2)
One boring not less than 15 feet below the proposed grade or
20 feet minimum depth shall be made for every five acres, or portion
thereof, of land within a tract where the water table is found to
be 10 feet or more below the proposed or existing grade at all boring
locations.
(3)
One additional boring shall be made per acre, or portion thereof,
in those areas where the water table is found to be less than 10 feet
below the proposed or existing grade.
(4)
In addition to the above, in those areas where the water table
is found to be five feet or less below the existing or proposed grade,
two additional borings per acre, or portion thereof, will be required.
If construction of homes with basements is contemplated, at least
one boring will be located on each lot within the building setback
lines.
(5)
Boring logs shall show soil types and characteristics encountered,
ground water depths, the methods and equipment used, the name of the
firm, if any, making the borings and the name of the person in charge
of the boring operation. The boring logs shall also show surface elevations
to the nearest one-tenth foot.
(6)
Based on the borings, the preliminary plat shall clearly indicate
all areas having a water table within two feet of the existing surface
of the land, or within two feet of proposed grade, or all areas within
which two feet or more of fill is contemplated or has previously been
placed.
X.
The location, dimensions, area and disposition of any park and recreation
areas shall be shown and noted on the preliminary plat and shall be
subject to the approval of the Planning Board.
Y.
Sectionalization and staging plans. The preliminary sectionalization
and staging plan showing the following:
(1)
If the subdivision is proposed to be filed for final approval
in sections, the plan shall show each such section and the anticipated
date of filing for each section. The staging of the various sections
in the subdivision shall be such that if development of the subdivision
were to be discontinued after the completion of any section, the developed
portion of the subdivision would be provided with adequate street
drainage and utility systems. The size and staging of the section
in a subdivision shall be established to promote orderly development
and shall be subject to the approval of the Planning Board.
(2)
The sectionalization and staging plan shall identify for each
lot or group of lots in the subdivision those improvements that will
be completed prior to application for certificates of occupancy. The
plan should demonstrate that the staging of construction will minimize
adverse effects upon occupied buildings in the subdivision and adjoining
properties.
Z.
If the Planning Board Engineer, Planning Board or Environmental Commission
determines that specimen trees located on the site may have an effect
on the proper layout of the subdivision, it may be required that the
location, caliper and type be shown on the plat for the following:
(1)
Living deciduous trees having a trunk of six inch diameter or
more at breast height.
(2)
All living coniferous trees having a trunk of six inch or more
diameter at breast height.
(3)
All living dogwood (Cornus florida) or American holly (Ilex
opaca) trees having a trunk of one inch or greater diameter at breast
height.
(4)
All native laurel (Kalmia latifolia) shrubs having a root crown
of three inches or greater measured at the soil or surface level.
AA.
The location of proposed depressed pedestrian ramps and other facilities
for the handicapped.
BB.
Such other information as the Planning Board and/or Planning Board
Engineer may require or request during the review of the preliminary
plat.
CC.
It is recognized that in certain instances, the uniqueness of a particular
proposal may require the waiver of some of the information required
herein. The Planning Board may consider and for cause shown may waive
strict conformance with such of these plat map details and other engineering
documents as it sees fit. Any developer desiring such action should
present with his application for development a listing of all such
waivers desired, together with the reasons therefor. It shall also
be indicated on the plat map that this plan, as some plat map details
and engineering documents are not so indicated on the plat map, will
not be used for construction purposes.
DD.
Conditions of approval.
(1)
Any approval of an application for development for a preliminary
plat of a major subdivision by the Planning Board shall be subject
to the following conditions being satisfied prior to the signing of
the plat:
(a)
Payment of reproduction fee, if required.
(b)
Submission of additional prints of the plat and attachments
for distribution, if required.
(c)
Preliminary Ocean County Planning Board approval, if not previously
granted.
(d)
Ocean County Soil Conservation Service.
(e)
Publication of notice of decision by the applicant.
(f)
Any other conditions which may be imposed by the Planning Board
or may be required by federal, state or local law.
(2)
The Planning Board may also condition its preliminary approval
upon the applicant providing for certain revisions or additions to
the final plat submission.
EE.
Certification. In the event that the application for development
for a preliminary plat of a major subdivision is approved, a certificate
to that effect in this form:
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shall be endorsed as the preliminary plat, and the original
reproducible thereof shall be provided to the Planning Board by the
applicant. Said original shall be signed by the Chairman and Secretary
or Assistant Secretary of the Planning Board after they receive certification
from the Administrative Officer that all conditions of approval have
been satisfied.
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FF.
Applicant's rights upon approval. Approval of a preliminary plat
shall confer upon the applicant the rights set forth in N.J.S.A. 40:55D-49.
GG.
Improvements not to be installed. Approval of a preliminary plat
shall not confer upon the developer the right to undertake any clearing,
grading and/or to install any improvements prior to final plat approval
unless it shall be determined by the Planning Board and the Borough
Engineer that such clearing, grading and/or installation of improvements
would not hinder future development or create physical or aesthetic
problems in the event that further development of the subdivision
is not undertaken and that required inspection fees have been paid
and adequate performance guaranties have been posted to provide for
the cost to the Borough of performing work that may be necessary to
protect adjacent property owners and the public interest in the event
that such clearing, grading and/or installation of improvement is
not completed and/or further development of the subdivision is not
undertaken. Such performance guaranties shall include but are not
limited to the cost to the Borough of providing erosion control facilities,
seeding or otherwise stabilizing the site, drainage facilities necessary
to protect off-tract acres from flooding, screening or fencing that
may be required and all improvements to be undertaken which are within
public rights-of-way or easements.
[Added 9-25-1995 by Ord.
No. 95-13-477]
A.
Required documents. Prior to issuance of a certificate of completeness
or scheduling of a final plat of a major subdivision for public hearing
before the Planning Board, the Administrative Officer shall determine
that the following has been submitted in proper form:
(1)
Application for final Ocean County Planning Board approval.
(2)
Application for final sewerage approval.
(3)
Application for Ocean County Soils permit.
(4)
Application for tree removal permit, where required.
(5)
Application for municipal and/or state wetlands approval, where
required.
(6)
Application for floodplain encroachment permit, where required.
(7)
Application for stream encroachment permit, where required.
(8)
Where applicable, a copy of the permit issued or, if the permit
has not been issued, the application filed with the New Jersey Department
of Environmental Protection, under the Coastal Area Facility Review
Act, and copies of the environmental impact statement and any attachments
thereto filed in accordance with the provisions of the Act, or, in
the alternate, a statement issued by the Department of Environmental
Protection that the proposed development is exempt from the Act.
(9)
A certificate of title, which may be in letter form, signed
by a member of the New Jersey Bar or by a title officer or authorized
agent of a title insurance company licensed to do business in the
State of New Jersey, which certificate shall confirm that the owner
of the premises in question is the owner as shown on the plat.
(10)
Other submittals that may be required by the Planning Board
Engineer, Planning Board or federal, state or local law.
(11)
Unless waived by the Planning Board, a formal request, in appropriate
statutory form, requesting that the applicable provisions of Title
39 of the New Jersey Revised Statutes be made applicable to the site
in order to permit police regulation of traffic control devices prior
to acceptance of streets.
(12)
Required application fees.
(13)
Fifteen copies of the plat and attachments meeting the requirements
set forth below.
B.
Plat requirements.
(1)
General requirements. A final plat may, for all or any portion
of an approved preliminary plat, be submitted to the Planning Board
within three years of the date of approval of the preliminary plat.
In general, all requirements set forth in this chapter for tentative
plats shall apply to final plats with the addition of the specific
additional requirements set forth herein.
(a)
A final plat shall be drawn at a scale of not less than 100
feet to the inch, shall conform to the provisions of Chapter 141 of
the Laws of 1960 of the State of New Jersey, as amended and supplemented,
and shall include or be accompanied by the information specified herein.
(b)
All dimensions, both linear and angular of the exterior boundaries
of the subdivision and all lots and all lands reserved or dedicated
for public use shall balance, and their description shall close within
a limit of error of not more than one part in 10,000.
(2)
Purpose of final plat. A final plat and supporting drawings
and documents for a proposed subdivision constitute the complete and
fully detailed and documented development of the subdivision proposal
and becomes the basis for the construction of the subdivision and
inspection by the Borough Engineer, other officials and Planning Board.
The portion of the plat intended for filing must be recorded at the
County Clerk's Office to have legal status.
(3)
Title block. The title block shall appear on all sheets and
shall include:
(a)
Title of "Final Plat - Major Subdivision."
(b)
Development name, if any.
(c)
Tax Map sheet, block and lot number(s) of the tract to be subdivided
as shown on the latest Borough Tax Map, the date of which shall also
be shown.
(d)
Date of original and all revisions.
(e)
Names and addresses of owner and subdivider, so designated.
(f)
The name(s), signature(s), address(es) and license number(s)
of the engineer and land surveyor who prepared the map. The plat shall
bear the embossed seal of said engineer and land surveyor.
(4)
The final plat shall be based on a monumented, current, certified
boundary survey. The date of the survey and the name of the person
making the same shall be shown on the map. If 12 months or more has
passed since the date of (or date of last recertification of) the
survey, it shall be recertified and, if necessary, brought up-to-date.
Any necessary revisions from the survey used as a base for the tentative
plat shall be specifically noted.
(5)
A schedule shall be placed on the map indicating the acreage
of the tract, the number of lots, the zone, the dimensions and percentage
of recreation acreage provided.
(6)
All design information submissions required by the provisions
of the improvements and design standards portions of this chapter
shall accompany the final plat.
(7)
A grading plan showing existing and proposed grading contours
at one-foot intervals throughout the tract, except that if slopes
exceed 5%, a two-foot interval may be used, and if they exceed 10%,
a five-foot interval is permissible. Data shall be United States Coast
and Geodetic Survey data (MSL=0), and the source of data shall be
noted. In addition to proposed grading contours, sufficient additional
spot elevations shall be shown to clearly delineate proposed grading,
including corner elevations of buildings and first floor and basement
elevations.
(8)
The limits of all areas of proposed cuts and fills, exclusive
of excavations for basements, shall be clearly designated.
(9)
On-site drainage plan.
(a)
The drainage plan shall be presented in graphic form which shall
clearly show the street and lot layout and those items which are pertinent
to drainage, including existing and proposed contours as previously
required.
(b)
The plan shall outline each area contributing to each inlet.
(c)
All proposed drainage shall be shown with pipe types and sizes,
invert and grate or rim elevations, grades and direction of flow.
The direction of flow of all surface waters and of all streams shall
be shown.
(d)
The drainage plan shall be accompanied by complete drainage
calculations made in accordance with standards set forth herein.
(10)
Off-site drainage plan. The final plat shall also be accompanied
by an off-site drainage plan prepared in accordance with the following
standards:
(a)
The plan shall consist of an outline of the entire drainage
basin in which the property to be subdivided is located. The terminus
of the basin and existing ground contours or other basis for determining
basin limits shall be shown.
(b)
The pertinent off-site existing drainage shall be shown with
elevations of inverts and grade to the nearest one-tenth foot.
(c)
To the extent that information is available and may be obtained
from the county or municipal engineer(s), any existing plans for drainage
improvements shall be shown.
(d)
In the event that a temporary drainage system is proposed, full
plans of that system shall be shown.
(e)
The off-site drainage plans shall be accompanied by profiles
of all proposed drainage, showing existing and proposed finished grades,
channel section details; pipe sizes, types, inverts, crowns and slopes;
all proposed structures and connections; and design hydraulic grade
lines for all conduits designed to carry 40 or more cubic feet per
second. Cross sections at intervals not exceeding 100 feet shall be
shown for all open channels.
(12)
Where required by the Borough Engineer, cross sections of proposed
streets to at least 10 feet outside of any grading limit at intervals
of at least every 100 feet, of all proposed streets.
(13)
The location, caliper and type of the following may be required
to be shown on the plat for a tree removal permit:
(a)
Living deciduous trees having a trunk of six inch diameter or
more at breast height.
(b)
All living coniferous trees having a trunk of six inch or more
diameter at breast height.
(c)
All living dogwood (Cornus florida) or American holly (Ilex
opaca) trees having a trunk of one inch or greater diameter at breast
height.
(d)
All native laurel (Kalmia latifolia) shrubs having a root crown
of three inches or greater measured at the soil or surface level.
(14)
The number, location and species of all proposed shade trees
or other plantings.
(15)
Detailed utility layouts, specifications and cross sections
(sewers, water, gas, electric, telephone, etc.), showing feasible
connections to any existing or proposed utility systems; provided,
however, that detailed layouts of gas, electric and telephone lines
are not required. An indication of these on a typical road cross section
shall be sufficient. Layouts shall include proposed locations of streetlights
and fire hydrants. If private utilities are proposed, they shall comply
with all local, county and state regulations.
(16)
The tops of the banks and boundaries of the floodways and flood
hazard areas of all existing watercourses, where such have been delineated,
or the limits of alluvial soils where the boundaries of floodways
and flood hazard areas have not been determined, and/or such other
information as may assist the Planning Board in the determination
of floodway and flood hazard area limits. In cases where all or a
portion of a subdivision within the unnumbered "A" Zone as shown on
the Flood Insurance Rate Maps of the Federal Insurance Administration,
the applicant shall undertake and submit such studies as are necessary
to determine the base flood elevation.
(17)
Tract boundary lines, right-of-way lines of streets, easements
and other rights-of-way; and to be reserved or dedicated to public
use, all lot lines and site easement lines, with accurate dimensions
and bearings and radii, tangents, chords, arcs and central angles
of all curves and all front, rear and side (or yard) setback lines.
(18)
All monuments in accordance with Chapter 141 of the Laws of
1960 of the State of New Jersey, including all monuments found, monuments
set and monuments to be set, and an indication of monumentation found
and reset.
(19)
Certificate of engineer or land surveyor as to accuracy of the
details of the plat.
(20)
Lot and block numbers shown on the final plat shall conform
to the Borough Tax Map, or proposed revisions thereof, and shall be
obtained by the applicant's engineer from the Borough Engineer. Proposed
house numbers shall also be obtained from the Borough Engineer and
shall be shown encircled on the final plat, or one of the attachments
thereto. The Borough Engineer shall not affix his signature to the
final plat unless the applicant has fully complied in this regard.
(21)
Subdivision names and street names shown on the final plat shall
not be the same or similar to any name of any existing subdivision
or street in the Borough of Pine Beach and shall be approved by the
Borough Engineer.
(22)
The location of areas dedicated for park and recreation facilities
or common open space as approved by the Planning Board.
(23)
Unless waived by the Planning Board, a detailed plan setting
forth the type and location of all traffic control and regulatory
devices. This plan shall have been approved by, or in the opinion
of the Borough Engineer be likely to be approved by, the New Jersey
Department of Transportation. This plan shall be prepared in consultation
with the Borough Engineer and the Pine Beach Police Department and
shall provide for all appropriate traffic control measures necessary
for the health, safety, convenience and well-being of those occupying,
or likely to occupy, the subdivision between final approval and final
acceptance.
(24)
Such other information as the Planning Board and/or Planning
Board Engineer may request during review.
(25)
All plats submitted to the Planning Board for final approval
shall comply with the provisions of the Map Filing Law (N.J.S.A. 46:23-9.8,
et seq.) and shall not contain more than 100 lots. Simultaneous consideration
of approval of multiple final sections, each containing not more than
100 lots, may be entertained by the Board.
(26)
Sectionalization of final plats shall be in conformance with
the sectionalization and staging plan, if any, approved with the preliminary
plat.
C.
Conditions of approval. Any approval of an application for development
of a final plat of a major subdivision shall be subject to the following
conditions being satisfied within a period of time specified by the
Planning Board, prior to the signing of the plat or issuance of a
development permit.
(1)
Proof of payment of any outstanding real estate taxes.
(2)
Submission of additional prints of the plat map and attachments
for distribution, if required.
(3)
Publication of a notice of the decision by the applicant.
(4)
Final Ocean County Planning Board approval, if not previously
obtained.
(5)
Final sewerage approval, if not previously obtained.
(6)
Payment of required reproduction fees, if required.
(7)
Issuance of an Ocean County Soils permit.
(8)
Issuance of a tree removal permit, if not previously obtained.
(9)
Granting of state or municipal wetlands permit, if required.
(10)
Granting of a floodplain permit, if required.
(11)
Certification of approval of plans for drainage or watercourse
diversions by the State of New Jersey, Department of Environmental
Protection, where required.
(12)
Granting of a Coastal Area Facility Review Act (CAFRA) permit,
where required.
(13)
Granting of drainage and/or access permits by the New Jersey
Department of Transportation, where required.
(14)
Approval of any required riparian grants or licenses.
(15)
Granting of any required construction permits.
(16)
Posting of required performance guaranties. In the event that
the development does not propose the construction of a new roadway,
the Planning Board may, upon favorable recommendations of the Borough
Engineer, permit the installation and approval of, or posting of performance
guaranties for the installation of, any improvements required by the
Planning Board.
(17)
Payment of required inspection fees. In the event that the development
does not propose the construction of a new roadway, the Planning Board
may, upon favorable recommendation of the Borough Engineer, reduce
the required inspection fees.
(18)
Evidence of a comprehensive general liability insurance policy
in an amount not less than $300,000 per occurrence, identifying and
saving harmless the Borough of Pine Beach and its agencies, employees
and agents from any liability for any acts of the subdivider or his
agents, contractors or employees in the implementing of the approved
subdivision. The insurance policy shall provide for 30 days' notice
to the Borough prior to cancellation. It shall be a violation of this
chapter for any property owner, subdivider or builder to carry on
the construction of a subdivision without having current valid evidence
of insurance on file.
(19)
Submission of an agreement from the applicant authorizing proposed
roadways to be governed by State Statute Title 39, Subtitle 1.
(20)
Any other conditions which may be imposed by the Planning Board
or may be required by federal, state or local law.
D.
Certification. In the event that the application for development
for a final plat of a major subdivision is approved, a certification
to that effect in this form:
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shall be endorsed on the plat, and the original reproducible
thereof shall be provided to the Planning Board by the applicant.
Said original shall be signed by the Chairman and Secretary or Assistant
Secretary of the Planning Board and the Borough Engineer (as to the
Map Filing Law certification) after they receive a certification from
the Administrative Officer that all conditions of approval have been
satisfied.
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E.
Filing of approved plat. If the applicant desires to proceed with
a subdivision for which final approval has been granted, he shall
file with the county recording officer a plat map drawn in compliance
with Chapter 141 of the Laws of 1960, as amended and supplemented,
within 95 days from the date upon which the plat was signed by the
Planning Board Chairman and Secretary or Assistant Secretary. The
applicant shall, within one week after filing the subdivision with
the county recording officer, notify, in writing, the Borough Engineer
of the date of filing of the subdivision with the county recording
officer and the case and sheet or page number for the filed map. A
duplicate tracing of the filed map, indicating thereon the filing
date, shall be obtained from the county recording officer by the Borough
Engineer, who shall distribute copies of the filed map to appropriate
municipal officials. In the event that the subdivider fails to so
file within the period allowed, the approval of the plat shall expire
unless, prior to expiration, such time is extended by the Planning
Board for a period not to exceed 95 days for good cause shown.
F.
Applicant's rights upon approval. Approval of a final plat shall
confer upon the applicant all the rights set forth in N.J.S.A. 40:55D-52.
G.
Display of final plat. The subdivider or his agent shall keep a clear
and legible copy of the approved final plat in plain view in a prominent
location in his offices and/or salesrooms from which sales in the
approved subdivision are made so that prospective purchasers may have
the opportunity to learn the special conditions, if any, under which
approval was given.
[Added 9-25-1995 by Ord.
No. 95-13-477]
[1]
Editor's Note: Major Subdivision Preliminary Plat Checklist is included as an attachment to this chapter.
[Added 9-25-1995 by Ord.
No. 95-13-477]
[1]
Editor's Note: Minor Subdivision Plat Detail Requirement Checklist is included as an attachment to this chapter.
[Added 9-25-1995 by Ord.
No. 95-13-477]
If application is submitted in conjunction with a Preliminary
plat of a Major Subdivision, please use both checklists.
[1]
Editor's Note: Major Subdivision Final Plat Detail Requirement Checklist is included as an attachment to this chapter.
Each dwelling unit shall be provided with public water supply
and sewerage disposal at the time of development. Electric service,
telephone and cable television shall be supplied by underground installation.
Adequate sewer trunking shall be provided throughout the subdivision
in accordance with Ocean County Sewer Authority specifications and
shall be checked by the Borough Engineer.
Prior to the recording of a final subdivision plat, the granting
of final site plan approval and as a condition to the issuance of
any zoning permit required under this chapter pertaining to minor
and major subdivisions and site plans, the applicant or developer
shall:
A.
Furnish a performance guaranty in favor of the Borough of Pine Beach
in an amount equal to 120% of the cost of installation for improvements,
including but not limited to streets, grading, pavements, gutters,
curbs, sidewalks, streetlighting, shade trees, surveyor's monuments,
water mains, culverts, storm sewers, sanitary sewers or other means
of sewage disposal, drainage structures, erosion control and sedimentation
control devices, public improvements of open space and, in the case
of site plans only, other on-site improvements and landscaping.
B.
Provide for a maintenance guaranty to be posted with the Mayor and
Council of the Borough of Pine Beach for a period of two years after
final acceptance of the improvement in an amount equal to 15% of the
cost of the improvement; provided, however, that in the event that
other governmental agencies or public utilities automatically will
own the utilities to be installed or the improvements are covered
by a performance or maintenance guaranty to another governmental agency,
no performance or maintenance guaranty shall be required by the Borough
of Pine Beach for such utilities or improvements.
C.
Performance and maintenance guaranties shall be in the form of cash
or surety bonds in form acceptable to the Borough of Pine Beach.
Where an off-tract improvement is required, the following criteria
shall be utilized in determining the proportionate share of such improvement
to the owner or developer.
A.
For street widening, alignment, corrections, channelization of intersections,
construction of barriers, new or improved traffic signalization, signs,
curbs, sidewalks, trees, utility improvements not covered elsewhere,
the construction of new streets and other similar street or traffic
improvements, the owner's or developer's proportionate cost shall
be in the ratio of the estimated peakhour traffic generated by the
proposed development to the sum of the present deficiency in peakhour
traffic capacity of the present facility and the estimated peakhour
traffic generated by the proposed development. The ratio thus calculated
shall be increased by 10% for contingencies.
B.
For water supply facilities, including the installation of new water
mains, storage, production or treatment facilities, the extension
of existing water mains, the relocation of such facilities and the
installation of other appurtenances associated therewith, the owner's
or developer's proportionate cost shall be in the ratio of the estimated
daily use of water by the proposed development in gallons to the sum
of the deficiency in gallons per day of the existing system or subsystem
and the estimated daily use of water for the proposed development.
The ratio thus calculated shall be increased by 10% for contingencies.
C.
For sanitary sewage distribution facilities, including the installation,
relocation or replacement of collector and interceptor sewers and
the installation, relocation or replacement of other appurtenances
associated therewith, the owner's or developer's proportionate cost
shall be in the ratio of the estimated daily flow of sewage from the
proposed development in gallons to the sum of the present deficient
flow capacity for the existing system or subsystem and the estimated
daily flow from the proposed project or development. In the case where
the peak flow from the proposed development may occur during the peak
flow period for the existing system, the ratio shall be the estimated
peak flow rate from the proposed development in gallons per minute
to the sum of the present peak flow deficiency in the existing system
and the estimated peak flow rate from the proposed development. The
greater of the two ratios thus calculated shall be increased by 10%
for contingencies and shall be the ratio used to determine the cost
to the owner or subdivider.
D.
For stormwater and drainage improvements, including the installation,
relocation or replacement of transmission lines, culverts, catch basins
and the installation, relocation or replacement of the other appurtenances
associated therewith, the owner's or developer's proportionate cost
shall be in the ratio of the estimated peak surface runoff from the
proposed development to be delivered into the existing system measured
in cubic feet per second to the sum of the deficient existing peak
flow in cubic feet per second for the existing system and the estimated
peak flow as proposed to be delivered. The ratio thus calculated shall
be increased by 10% for contingencies.
E.
Any improvements which may be required to or within any street or
road fronting or bounding the property to be developed will be considered
an on-site improvement, the cost of which shall be borne entirely
by the developer.
