The sketch plat shall be based on a deed description and a survey with metes and bounds of the minor subdivision plotted at a scale preferably not less than 100 feet to the inch, to be shown on one sheet and shall show or include the following information.
A. 
The location of that portion which is to be subdivided in relation to the entire tract on a key map with all existing streets within 500 feet to be shown thereon.
B. 
All existing structures, streets and wooded areas within the portion to be subdivided and within 200 feet thereof.
C. 
The name of the owner and of all adjoining property owners as disclosed by the most recent municipal tax record.
D. 
The Tax Map sheet, block and lot numbers or such other tax data as is shown on the tax bill.
E. 
All proposed lot lines and lot lines to be eliminated by the proposed subdivision.
F. 
The location, size and direction of flow of all streams, brooks, drainage structures and drainage ditches in the proposed subdivision and within 200 feet of the boundary thereof.
G. 
The location and width of all existing and proposed utility easements within the proposed subdivision.
H. 
Date, North point and scale of plat.
I. 
Acreage of the entire tract and of the area being subdivided.
J. 
The number of new lots created.
K. 
Name and address of the owner, subdivider and person preparing the plat.
L. 
A copy of any existing or proposed covenants or deed restrictions applying to the land being subdivided.
M. 
The front yard setback line for all lots laid out on the sketch plat.
N. 
All proposed lot lines, with the dimensions thereof, and the areas of all lots shown in square feet as determined scale.
O. 
Conservation easements proposed.
The preliminary plat shall be clearly and legibly drawn or reproduced at a scale of not less than one inch equals 100 feet. Preliminary plats shall be designed and drawn by a licensed New Jersey engineer holding full or associate membership in the American Institute of Planners. The plat shall be designed in compliance with the provisions of Articles III and IV of this chapter and shall show or be accompanied by the following information:
A. 
A key map showing the entire subdivision and its relation to surrounding areas, including proposed street patterns to existing and surrounding streets.
B. 
The tract name; Tax Map sheet, block and lot numbers or other data as is shown on the tax bill; date; reference meridian; graphic scale; and the following names and addresses:
(1) 
The name and address of the record owner and owners.
(2) 
The name and address of the subdivider.
(3) 
The name and address of the person who prepared the map.
C. 
Acreage of tract to be subdivided, to nearest tenth of an acre; number of lots to be created and zoning district.
D. 
Two-foot scale elevations or contours to determine the general slope and natural drainage of the land and the high and low points, and tentative cross sections and center-line profiles for all proposed new streets, curbing and sidewalks. All contour lines are to be referenced to United States Coast and Geodetic Survey datum.
E. 
The location of existing and proposed property lines, streets, buildings, watercourses, railroads, bridges, culverts, drainpipes and any natural features such as wooded areas and rock formations.
F. 
Plans of proposed utility layouts (sewers, storm drains, water, gas and electricity) showing feasible connections to existing or any proposed utility systems. When an individual water supply or sewage disposal system, or both, is proposed, the plan for such system must be approved by the appropriate local, county or state health agency. Any subdivision or part thereof which does not meet the established requirements of this chapter or other applicable regulations shall not be approved. Any remedy proposed to overcome such a situation shall first be approved by the appropriate local, county or state health agency.
G. 
A copy of any protective covenants or deed restrictions applying to the land being subdivided shall be submitted with preliminary plat.
H. 
All existing watercourses shall be shown and accompanied by the following information or data:
(1) 
When a brook or stream is proposed for alteration, improvement or relocation; or when a structure or fill is proposed over, under, in or along a running stream, evidence of submission and approval of the improvement to the Department of Environmental Protection, Division of Water Resources, shall accompany the subdivision application.
(2) 
Cross sections of watercourses at an appropriate scale showing extent of flood plan (if defined), top of bank, normal water level and bottom elevations at the following locations:
(a) 
At any point where a watercourse crosses a boundary of the subdivision.
(b) 
At fifty-foot intervals for a distance of 300 feet upstream and downstream of any proposed culvert or bridge within or adjacent to the subdivision.
(c) 
Immediately upstream and downstream of any point or juncture of two or more watercourses.
(d) 
At a maximum of 500-foot interims along all watercourses which run through or adjacent to the subdivision.
(3) 
When ditches, streams, brooks or watercourses are to be altered, improved or relocated, the method of stabilizing slopes and measures to control erosion and siltation, as well as typical ditch sections and profiles, shall be shown on the plan or accompany it.
(4) 
The boundaries of the floodplains of all watercourses within or adjacent to the subdivision (if defined).[1]
[1]
Editor's Note: For the location of floodplains and construction requirements in floodplain areas see Ch. 370, Flood Damage Prevention.
I. 
The total acreage in the drainage basin of any watercourses running through or adjacent to a subdivision in the area upstream of the subdivision.
J. 
The total acreage in the drainage basin to the nearest downstream drainage structure and the acreage in the subdivision which drains to the structure.
K. 
The location and extend of drainage and conservation easements and stream encroachment lines.
L. 
The preliminary plat shall show or be accompanied by plans for any storm drainage systems, including the following:
(1) 
All existing or proposed storm sewer lines within or adjacent to the subdivision, showing size and profile of the lines and the location of each catch basin, inlet and manhole.
(2) 
The location and extent of any proposed dry wells, groundwater recharge basins, retention basins or other water conservation devices.
M. 
Identification of lands to be dedicated or reserved for public use.
N. 
The location and description of any other underground utilities and the easements to accommodate them shall be clearly indicated on the plan. All new utilities installed shall be underground.
O. 
The locations and dimensions of existing and proposed watercourses, railroad rights-of-way, bridges, culverts, drainpipes and natural features such as wooded areas, lakes, ponds and extensive rock formations. The location and species of all existing, individual specimen shade trees over 15 feet in height throughout the subdivision shall be shown. The height and diameter at a height two feet above ground level shall be shown for the individual specimen shade trees. If the tract is heavily and densely wooded, the general location of the wooded area shall be shown on the plat, together with a general note as to height, species and diameter of the trees within the densely wooded area.
P. 
The names, locations and widths of existing and proposed streets, easements and rights-of-way in the subdivision.
Q. 
All proposed lot lines, with the dimensions thereof, and the areas of all lots shown in square feet.
R. 
Locations of all existing and proposed structures, showing existing and proposed front, rear and side yard dimensions; the names of adjacent subdivisions, if any; and the owners of adjoining parcels of land.
S. 
All parcels proposed for either general or limited public use, such as parks, playgrounds, building sites, and the like, with their respective areas to within 1/100 of an acre and a statement of the purpose of each.
T. 
Proposed final construction plans and final construction profiles at a scale of one inch equals 50 feet horizontal and one inch equals five feet vertical, showing the following detailed information to be approved by the Unified Planning/Zoning Board engineer:
(1) 
Existing elevations with a minimum contour interval of two feet when slope exceeds 10% or one foot when slope is less than 10%.
(2) 
Proposed spot elevations or finished elevations at all property corners, curb opposite property corners, corners of all proposed structures or dwellings, first-floor elevation of all proposed structures or dwellings and drainage arrows designating direction of overland drainage flow on each lot.
(3) 
Complete information for storm drainage and sanitary sewer systems, including but not limited to invert, rim and top-of-casting elevation for all drainage structures and size, length, class of pipe and slope for all pipe.
(4) 
Slope, typical section and materials of construction for all streams, swales and ditches.
(5) 
Final street-center-line profile grades, correct to 0.01 foot with full information concerning vertical curve elevations.
(6) 
All center-line elevations of each street at a minimum interval of 50 feet.
(7) 
Complete construction details for all structures, including but not limited to manholes, inlets, headwalls, yard drains, culverts, bridges and pumping stations.
(8) 
Complete off-site information, including calculations concerning final disposition of stormwater runoff from the downstream end of the property being developed to a point 2,000 feet downstream of and from the property being developed or the Borough boundaries, whichever is less. The information shall include culverts, slopes and cross-section areas for the length specified. Complete off-site information and disposition of sanitary sewers, including connections of all proposed facilities.
The final plat shall be drawn in ink or tracing cloth at a scale of not less than one inch equals 100 feet and in compliance with all the provisions of N.J.S.A. 46:23-9.1 to 46:23-9.8. The final plat, to be titled "Final Plat," shall show, be accompanied by, and conform to the following:
A. 
A title containing the tract name, subdivision application number, a key map showing the general location of the subdivision, Tax Map sheet, block and lot number, date, North point, number of building lots, written and graphic scales. Acreage of the tract being subdivided and the names and addresses of the owner, the subdivider and the professional engineer or licensed land surveyor who made the map.
B. 
Certification, by a professional engineer or land surveyor licensed to practice in the State of New Jersey, as to the accuracy of the details of the plat and that the outer boundaries of the tract are surveyed.
C. 
Certification, in writing, that the applicant is the owner or the authorized agent of the owner of land, or that the owner has given consent by way of written sales agreement or other form of written agreement, the pertinent provisions thereof to be disclosed to the Unified Planning/Zoning Board and governing body upon request.
D. 
Tract boundary lines; exterior lines of streets, easements and other rights-of-way; street names; land reserved or dedicated to public use; all lot lines and other site lines, with accurate dimensions, bearings or deflection angles and radii, arcs, central angles and tangents of all curves. All dimensions, both linear and angular; the exterior boundaries of the subdivision; and all lots shall balance and close within a limit of error of one in 10,000.
E. 
The purposes of all easements and rights-of-way and all land reserved for or dedicated to public use, and the proposed use of lots other than residential shall be noted.
F. 
Any building setback lines.
G. 
Block numbers and lot numbers in accordance with established standards and in conformity with the Borough Tax Maps and as approved by the Tax Assessor.
H. 
The names, exact locations and widths along the property lines of all existing or recorded streets intersecting the tract boundaries or lying within 200 feet thereof; the delineation, name and block and lot numbers of all bordering subdivisions; the names of the owners of all bordering unsubdivided acreage.
I. 
Complete off-site information, including calculations concerning final disposition of stormwater runoff from the downstream end of the property being developed to a point 2,000 feet downstream of and from the property being developed or the Borough boundaries, whichever is greater distance. The information shall include culverts, slopes and cross-section areas for the length specified. Complete off-site information and disposition of sanitary sewers, including connections of all proposed facilities.
J. 
Existing elevations with a minimum contour interval of two feet when slope exceeds 10%, or one foot when slope is less than 10%.
K. 
Proposed spot elevations or finished elevations at all property corners, curb opposite property corners, corners of all proposed structures or dwellings, first-floor elevation of all proposed structures or dwellings, drainage and arrows designating direction of overland drainage flow on each lot.
L. 
Complete information for storm drainage and sanitary sewer system, including but not limited to invert, rim and top-of-casting elevation for all drainage structures and size, length, class of pipe and slope for all pipe.
M. 
Slope, typical section and materials of construction for all streams, swales, ditches and the watercourses.
N. 
Final center-line profile grades, correct to 0.01 foot, with full information concerning vertical curve elevations.
O. 
All center-line elevations of each street at a minimum interval of 50 feet; cross sections and profiles of streets.
P. 
Complete construction details for all structures, including but not limited to manholes, inlets, headwalls, yard drains, culverts, bridges and pumping stations.
Q. 
Location and description of all survey monuments.
R. 
Certifications of approval by the governing body, the Unified Planning/Zoning Board, and all other bodies or agencies, approval by which are required by law.
S. 
Certificate by the Tax Collector that all taxes levied against the land being subdivided have been paid to date.
T. 
The location of the portion of the subdivision for which final approval is required in relation to the entire subdivision of which it is a part (if the subdivision is being completed in sections as shown on the approved preliminary plat).
U. 
Copy of executed restrictive covenants, easements and proposed restrictions to the free use of the land to be recorded.
V. 
Such other requirements as required by law or the terms of the preliminary approval.
A. 
General. All improvements shall be installed in complete accordance with the standards of this chapter, with other particular specifications approved by the municipal agency and Borough Engineer and with all other applicable municipal, county, state and federal regulations. Should improvements be required which are not provided for within the particular sections of this chapter, they shall be designed and constructed in accordance with good engineering practice and recognized design standards. The developer (or his engineer) shall submit detailed design calculations and construction specifications in each such instance. Prior to the initiation of such specialized design, the particular standards to be utilized shall be submitted for review by the municipal agency and Borough Engineer.
B. 
Standard specification and construction details. The Standard Specifications for Road and Bridge Construction of the New Jersey Department of Transportation (latest edition), including all addenda, and the Standard Construction Details of the New Jersey Department of Transportation (latest revision), as modified, supplemented, amended or superseded by the requirements of this chapter; by the approval final plat; by particular agreement among the municipal agency, Borough Council and subdivider or by other applicable municipal, county, state or federal regulations shall govern the completion of the required improvements. Such Standard Specifications and Standard Construction Details are made a part of this chapter by reference and will not be herein repeated. It is the responsibility of all developers to familiarize themselves with these standards, copies of which may be examined at the offices of the Borough Clerk, administrative officer and Borough Engineer and may be obtained, upon payment of the cost thereof, from the New Jersey Department of Transportation. The requirements of this chapter, of an approved final plat or of particular municipal, county, state or federal regulations shall govern and prevail in the case of conflict between them and the Standard Specifications or Standard Construction and Details. Should the Borough adopt, subsequent to the effective date of this chapter, particular and specific standard construction details for the Borough, they shall govern and prevail over the Standard Construction Details of the New Jersey Department of Transportation previously referred to.
C. 
Precertification. Prior to the time that any owner or subdivider, his agents, servants, employees or contractor shall install any of the required improvements, the owner or subdivider, his agents, servants, employees or contractor shall be approved and accepted by the Borough Council and provide the Borough Council with a prequalification statement in respect to experience and financial ability to perform the scope of the work to be performed or contracted for with the owner or subdivider. The Borough Council reserves the right to refuse to allow the improvements to be installed by any owner or subdivider, his agents, servants or employees or contractor where, in the opinion of the Borough Council, such owner or subdivider, his agents, servants or employees or contractor does not have sufficient experience or financial ability to perform the work. The Borough Council, in such an event, shall, within 15 days of receipt of the prequalification form, state in writing its reasons for such refusal.
Prior to granting the final approval of a final plat, the subdivider or developer shall have installed or furnished performance guaranties for the installation of the following:
A. 
Grading.
B. 
Roadway construction.
C. 
Curbs and gutters.
D. 
Sidewalks and driveways.
E. 
Streetlighting.
F. 
Street signs.
G. 
Landscaping and shade trees.
H. 
Utilities, including the installation of water mains or other means of water supply, culverts, storm sewers, sanitary sewers or other means of sewage disposal consistent with drainage structures, and all appurtenances to such facilities properly connected with approved systems of water supply, sewerage and stormwater drainage, as the case may be, and adequate to handle all present and probable future development shall be accomplished in accordance with the Master Plan adopted by the Borough related thereto.
I. 
Fire hydrants.
J. 
Monuments.
K. 
Easements.
L. 
As-built drawings.
M. 
Off-site and off-tract improvements.
N. 
All other requirements of preliminary approval.
A. 
Grades and cross sections shall be such as to provide for the disposal of stormwater and such groundwater seepage as may be encountered all in accordance with the plans therefor, inclusive of the soil erosion and sediment control plan, approved at the time of approval of the preliminary plat and as further approved or modified at the time of approval of the final construction plans of the subdivision and as may be required in the field by the Borough Engineer as the work progresses.
B. 
All construction stakes and grades thereon shall be set by a licensed professional engineer or licensed land surveyor employed by the owner or subdivider.
A. 
General requirements. Roadways and all appurtenances, including subgrade, subbase, base courses and pavements, shall be constructed in accordance with the applicable requirements of the Standard Specifications as modified herein. All subsurface utilities, including service connections (terminating at least two feet behind sidewalks) to each lot, and all storm drains shall be installed in all roadway areas prior to the construction of final pavement surfaces.
B. 
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.
C. 
Pavement structure design.
(1) 
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.
(2) 
As minimum requirements, rigid portland cement paving shall be expansion-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, and a minimum bituminous stabilized base course of not less than 2 1/2 inches and a dense-graded aggregate base course 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.
D. 
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.
E. 
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.
F. 
Bituminous base courses.
(1) 
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.
(2) 
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.
G. 
Bituminous pavement. 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.
H. 
Concrete pavements. Concrete pavements shall be constructed in accordance with the requirements of the Standard Specifications. Expansions 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 alternative expansion joint detail. The use of such an alternate detail must be recommended by the Borough Engineer and approved by the municipal agency. 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.
I. 
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 the Borough Engineer does not approve the sample section of the 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 municipal agency.
J. 
Streets shall have a fifty-six-foot right-of-way width and shall be divided into a roadway area of 36 feet with a sidewalk area on each side of nine feet. The sidewalk area shall be graded to an elevation of two inches above the finished center-line grade. Off-street parking, i.e., driveways of 20 feet minimum width, shall also be provided for the use of any owners fronting on streets. Parking along any such street shall be permitted; subject, however, to the ordinance power of the Borough with respect to the regulation of parking, which power may be exercised at any time notwithstanding this provision or any inference that might be otherwise drawn herefrom.
[Amended 7-27-1994 by Ord. No. 94-09]
Curbs shall be constructed of Class B concrete, 4,000 PSI air-entrained, in accordance with New Jersey State Highway Department Standard Specifications for Road and Bridge Construction, 1961 and addenda. They shall be constructed to approved line and grade and on approved (prepared) subgrade. They shall have a top dimension of six inches, a total depth of 18 inches, a bottom dimension of eight inches and be constructed to have a face of curb from pavement to top of curb of six inches. All edging shall have a minimum of one inch of radius. Bituminous fiber expansion joints one-half inch thick shall be provided at intervals of 20 feet. Full-cut joints shall be provided at equal spaces between expansion joints.
A. 
Sidewalks.
(1) 
Sidewalks shall have a minimum width of four feet and four inches thickness, except at driveways and aprons where the sidewalk shall be six inches in thickness. The sidewalk at driveways and aprons shall be reinforced with six-inch, No. 6 gauge, welded mesh reinforcement or equivalent placed four inches below the finished sidewalk surface. Sidewalks shall be constructed at the locations and to the prescribed lines and grades as approved on the preliminary plat, but sidewalks shall be constructed after the adjacent curb has first been installed. The subgrade shall be smooth and even and shall be compacted by rolling, and three-quarter-inch broken stone shall be spread to a depth of not less than four inches and compacted where directed by the Borough Engineer. Concrete for sidewalks shall be State Mix Class B air entrained 4,000 pounds per square inch concrete, and shall be manufactured in accordance with New Jersey State Highway Department's Standard Specifications for Road and Bridge Construction, 1961 and addenda, and shall originate in a ready-mixed plant that has been certified and approved by the National Ready-Mixed Concrete Association.
(2) 
Concrete shall be placed to a thickness of four inches, tamped, screened and finished to true grade. The finish shall be with a wood float, followed by brushing with a set of soft-haired brushes to a neat, workmanlike surface. Expansion joints one-half inch wide shall be provided at intervals of 16 feet and filled with preformed bituminous expansion joint filler. Surface grooves shall be cut perpendicular to the line of the sidewalk at intervals of eight feet and full cuts at sixteen-foot intervals. Exposed edges shall be neatly rounded to a radius of one-half inch.
(3) 
The sidewalks will be located within the street right-of-way one foot from the street right-of-way line as measured toward the center line of the street.
(4) 
At street intersections, the sidewalks shall be placed so that pedestrian traffic can cross the street by stepping directly from the sidewalk to the street. The minimum width of the additional sidewalk required at the street intersection of effect this, shall be four feet.
B. 
Driveways shall have a minimum width of 12 feet and shall consist of not less than two inches of FABC-1, over six inches of dense aggregate base (Type 5, Class A or Type 2, Class A or B), all in accordance with the specifications for streets. Bituminous stabilized base may be substituted for aggregate base on a 1:3 ratio. If concrete driveways are constructed, they will be 12 feet wide and shall be six inches throughout. The entire length of the driveway shall be reinforced (or equivalent) placed four inches below the finished driveway surface. All driveways will be of adequate length and width to provide off-street parking for a minimum of one-fourth inch per foot toward the street curb.
A. 
Streetlights shall be of a type and at locations approved by the Unified Planning/Zoning Board and the electric utility company.
B. 
Streetlights shall be installed prior to certificates of occupancy being issued. The cost of electricity for streetlighting in all streets within the development shall be paid for by the owner or subdivider until such streets are accepted by the Borough.
A. 
Street signs shall be installed within the street right-of-way wherever two or more streets intersect.
B. 
Street signs shall be metal and of the size and type standard within the Borough.
C. 
The signs shall be firmly placed on a two-and-one-half-inch-outside-diameter, two-inch-inside-diameter, galvanized steel pipe. The pipe shall be a minimum length of 13 feet and shall be firmly set in a concrete footing eight inches in diameter, to a depth of three feet.
A. 
No topsoil shall be removed from the site or used as spoil. Topsoil moved during the course of construction shall be redistributed on the surface to a minimum depth of six inches so as to provide an even cover, and shall be stabilized by seeding or planting within the time period provided in the soil erosion and sediment control plan as submitted to the Unified Planning/Zoning Board and, by resolution, adopted by it.
B. 
Any tree on the site having a trunk diameter of more than four inches at a height of five feet from the ground shall not be removed unless such removal is in accordance with a plan approved by the Shade Tree Commission.
[Amended 3-15-1988 by Ord. No. 88-07]
(1) 
Stripping trees from a lot or filling soil around trees on a lot shall not be permitted unless it can be shown that grading requirements necessitate removal of trees. Where trees are removed, an equivalent number of new trees shall be planted, placed in appropriate locations considering soil stabilization, existing trees remaining reestablishing the tone of the area, and compatibility with adjacent lots. Dead or dying trees shall be replaced by the developer during the next recommended planting season.
(2) 
Maximum effort should be made to save fine specimens (because of size or relative rarity). No material or temporary soil deposits shall be placed within four feet of shrubs or 10 feet of trees designated to be retained on the preliminary and/or final plat. Protective barriers or tree wells shall be installed around each plant and/or group of plants that are to remain on the site. Barriers shall not be supported by the plants they are protecting, but shall be self-supporting. They shall be a minimum of four feet high and constructed of a durable material that will last until construction is completed. Snow fences and silt fences are examples of acceptable barriers.
C. 
No tree stumps or portions of trees or limbs shall be buried on any lot or streets.
D. 
Shade trees shall be located outside the street right-of-way in accordance with a plan approved by the Unified Planning/Zoning Board and Shade Tree Commission. In approving the locations and types of shade trees, the Unified Planning/Zoning Board shall consider:
(1) 
Safety and vehicular and pedestrian traffic, including visibility and sight distances.
(2) 
Breakage of limbs of brittle trees.
(3) 
Interference with existing utility lines (note: all new utilities must be underground).
(4) 
Consistency with the general character of the area.
E. 
Street trees shall be installed on both sides of all streets in accordance with an approved landscape plan. Trees shall either be massed at critical points or spaced evenly along the street, or both.
[Amended 3-15-1988 by Ord. No. 88-07]
(1) 
When trees are planted at predetermined intervals along streets, spacing shall depend on tree size as follows:
Tree Size
(feet)
Planting Interval
(feet)
Large trees (40 +)
50 to 70
Medium-sized trees (30 to 40)
40 to 50
Small trees (to 30)
30 to 40
(2) 
When the spacing interval exceeds 40 feet, small ornamental trees can be spaced between the larger trees. If a street canopy effect is desired, trees may be planted closer together, following the recommendations of a certified landscape architect. Tree location, and landscaping design, and spacing plan shall be approved by the Unified Planning/Zoning Board as part of the landscape plan.
(3) 
All trees shall have at least a caliper of two to two-and-one-half inches, and they shall be balled and burlapped, nursery-grown, of substantially uniform size and shape, free from insects and disease, have straight trunks and true to species and variety. Trees shall be properly planted and staked and provision made by the applicant for regular watering and maintenance until they are established. Dead or dying trees shall be replaced by the applicant during the next planting season.
F. 
Trees shall be of a type approved by the Unified Planning/Zoning Board and Borough Engineer.
[Amended 3-15-1988 by Ord. No. 88-07]
G. 
The Unified Planning/Zoning Board, after examination and review, may waive all or any part of the provisions of this section because of exceptional surrounding conditions after receiving a report from the Shade Tree Commission.
H. 
All owners or subdividers shall be required to consult with the Borough Shade Tree Commission relative to the time and method of planting the required shade trees before proceeding with the planting, and the planting shall thereafter be done under the direct supervision of the Englishtown Borough Shade Tree Commission.
[Amended 5-10-2006 by Ord. No. 2006-13]
The following shall comply with the provisions of this chapter:
A. 
Cesspools. Cesspools or any other type of open or exposed sanitary systems are prohibited.
B. 
Sanitary sewer. All new development shall be connected to the Borough sewer system where possible, and shall be adequate to handle all present and probable future usage and development.
(1) 
All installations of sewer mains and connections thereto shall conform as to size and grade and in detail to the Plumbing Code of the State of New Jersey and current rules and regulations of the State Department of Health, or as they may be amended and supplemented after adoption of this chapter.
(2) 
Upon letter of advice by the Borough Engineer or other properly designated official that the sewer mains have been completed in accordance with the standards herein set forth in a satisfactory way, the Mayor and Borough Council shall acquire, by dedication, the improvement with all of its component parts or so much the same as it deems best for the benefit of the inhabitants of the Borough of Englishtown, in the following manner and on the following basis: The owner or owners shall give a bill of sale to the Borough, transferring title absolutely to the Borough of Englishtown; or transfer of ownership may be accomplished by incorporation in a deed conveying a street to the Borough.
C. 
Septic systems. Where allowed by the Unified Planning/Zoning Board for special reasons proven by the developer, the location, size and type of septic system shall be in conformance with the laws, rules and regulations of the New Jersey Department of Environmental Protection.
D. 
Water. Water mains shall be connected to the Borough water system and shall be installed in accordance with the following:
(1) 
Engineering requirements or all water extensions shall conform in detail to the rules and regulations of the State Department of Health as contained in its rules and regulations for water supplies.
(2) 
Class 150 cast-iron pipe, its equivalent or better of not less than six inches in diameter meeting the specifications of the American Water Works Association shall be used.
(3) 
All joints shall be sealed with lead or leadite or its equivalent.
(4) 
The depth of pipe beneath the surface shall be not less than three feet six inches measured from the top of the pipe.
(5) 
Valves shall be furnished and installed with all fire hydrants.
(6) 
Water extensions must be of the same size pipe as the main being tapped into; provided, however, that no pipe may be used that is less than six inches in diameter.
(7) 
Water extensions on all house service connections to the curbline shall be laid and compacted before surfacing at the street.
(8) 
No backfilling shall be done until the installed extension, fully exposed, is examined by the Borough official whose approval is required.
E. 
Storm drainage facilities.
(1) 
All stormwater management measures for a development regardless of use, including structural stormwater management strategies, detention basins and other stormwater management facilities and stormwater collection and conveyance structures, shall be designed in accordance with and comply with the provisions of Chapter 544, Stormwater Control, of the Code of the Borough of Englishtown and the Residential Site Improvement Standards, N.J.A.C. 5:21-7 et seq.
(2) 
In a development not defined as a "major development," stormwater management measures shall only be developed to meet the stormwater runoff quantity requirements in Chapter 544, Stormwater Control, of the Code of the Borough of Englishtown.
A. 
Fire hydrants shall be installed at locations and of such type and specifications as approved by the Borough Engineer, the Fire Insurance Rating Organization of the State of New Jersey and/or the Board of Fire Commissioners. Hydrants shall be the improved type meeting the requirements of AWWA Specification C-502 as manufactured by the Mueller Company or approved equal and shall close with the system pressure. A valve opening of four-and-one-half-inch Mueller Company No. A-24009 shall be furnished for water mains of eight inches in diameter and a valve opening four-and-one-half-inch Mueller Company No. 1-24105 shall be furnished for water mains 10 inches or greater in diameter. One four-and-one-half-inch outlet and two two-and-one-half-inch outlets with National Standard threads shall be provided. Hydrants shall be furnished with hexagonal operating nuts. Hydrants shall be set with the four-and-one-half-inch outlet facing the street and the center line of the outlet 16 inches above the finished grade.
B. 
Hydrants shall be shop tested under 300 pounds per square inch applied above and below the compression valve. Any hydrant showing sweating of metal or leaking or any other defect shall be rejected. A break-off flange and valve stem shall be provided at the ground line.
C. 
All parts of hydrants shall be interchangeable with similar parts of hydrants of the same size and type. Hydrants shall be painted to conform to the existing hydrants in the Borough.
The subdivider shall install surveyor's monuments of a size and shape required by the provisions of N.J.S.A. 46:23-9.4. Such monuments shall be placed in accordance with the above provisions and shall be subject to approval of the Borough Engineer.
A. 
Drainage easements.
(1) 
If the property on which a proposed development is to be located is or is proposed to be traversed by a drainage facility of any kind, including a pipe, channel, stream or swale, the municipal agency may require that a stormwater and drainage easement or right-of-way along said facility be provided by the developer. If existing land drainage structures, such as french drains, are encountered during the course of construction of any development, such drainage structures shall either be removed entirely or a revised final plat showing the location of such drainage structures and accompanied with detailed cross sections thereof shall be filed with the Borough Engineer for consideration by the municipal agency. The municipal agency, after consulting its engineer and other appropriate agencies, shall either require a drainage easement, require that the structure be removed in part or in its entirety, or recommend such other action to the governing body, as it deems appropriate.
(2) 
All easements shall be shown on the final plat with a notation as to the purpose and restrictions of the easement. Easement lines on the final plat shall be shown with accurate dimensions and bearings unless the easement lines are parallel or concentric with lot lines.
(3) 
The land which is the subject of an easement or right-of-way shall, in the case of storm drains or constructed channels, be of a suitable width meeting the requirements for design of drainage facilities or be a strip which conforms substantially to the floodplain of any watercourse along both sides of the watercourse to a width of 35 feet in each direction from the center line of the watercourse, whichever is greatest; except, however, that if the location of such watercourse is at or near the boundary of the subdivision, the dimensions of the easement and right-of-way shall be modified to retain it within the confines of the development.
(4) 
Said easement and right-of-way shall include provisions assuring the following:
(a) 
Preservation of the channel of the watercourse.
(b) 
Except in the course of an authorized drainage improvement, prohibition of alteration of the contour, topography or composition of the land within the easement and right-of-way.
(c) 
Prohibition of construction within the boundaries of the easement and right-of-way, which will obstruct or interfere with the natural flow of the watercourse.
(d) 
Reservation of a public right of entry for the purpose of maintaining the storm drain, drainage channel or the natural flow of drainage through the watercourse, of maintaining any and all structures related to the exercise of the easement and right-of-way and of installing and maintaining a storm or sanitary sewer system or other public utility.
B. 
Conservation easement.
(1) 
Conservation easements may be required along all drainage and stormwater rights-of-way in the development and may be required also along ponds, marshes, swamps and streams or other watercourses along which drainage rights-of-way are not required. Such easements are intended to help prevent the siltation of streams and other courses and the erosion of stream banks, other watercourses and adjacent lands. The land subjected to a conservation easement shall be a strip at least 25 feet but not more than 100 feet in width, independently located or running adjacent to each side of any required drainage or stormwater right-of-way. Such conservation easement shall contain provisions to restrict the removal of trees and ground cover except for the following purposes: removal of dead or diseased trees, thinning of trees and other growth to encourage the more desirable growth, removal of trees to allow for structures designed to impound water, and removal of trees in areas to be flooded for the creation of ponds or lakes. The easements shall also prohibit filling or grading of the lands or the disposal of refuse or waste material of any type within the limits of the easements.
(2) 
The easement shall be indicated on the plat and shall be marked on the land by iron stakes wherever the lines of such easement change direction or intersect lot lines.
C. 
Sight triangle easements. In addition to right-of-way widths required for the full design of all streets and the wider intersections as specified, sight triangle easements may be required on all corners at all street intersections. Such easements shall include provisions to restrict the planting of trees or other plantings or the location of structures exceeding 30 inches in height that would obstruct the clear sight across the area of the easements and a reservation to the public right-of-entry for the purpose of removing any object, natural or otherwise, that obstructs the clear sight. Such easements shall include the area on each street corner that is bounded by the right-of-way lines and a straight line connecting points on each right-of-way line 50 feet from the intersection of the right-of-way lines with points on the intersecting right-of-way, which points are the following distances from the intersection of the right-of-way lines (or of their prolongations):
(1) 
On local streets: 50 feet.
(2) 
On collector streets: 100 feet.
(3) 
On arterial streets: 200 feet.
(4) 
Where intersections occur on highways or roadways under the jurisdiction of the State of New Jersey or County of Monmouth, the sight triangle easements required by the state or the County of Monmouth may be substituted in lieu of the requirements above.
Upon completion of construction of the required improvements and prior to the release of the performance bond, the owner or developer shall submit to the Borough Engineer final as-built reproducible drawings of all utility systems installed.[1]
[1]
Editor's Note: Original Sec. 2.115.24.1, Plat Details; Proper owner notification prior to release of refunding bond, added 9-25-1996 by Ord. No. 96-05, of the 1997 Code, which immediately followed, was repealed at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
[Amended 3-15-1988 by Ord. No. 88-6; 4-19-1988; by Ord. No. 88-10; 1-17-1995 by Ord. No. 95-02]
A. 
Any application for development before the Unified Planning/Zoning Board of the Borough of Englishtown for final approval of a major or minor subdivision or site plan shall be subject to the Board's requirement of the payment of the developers pro rata share of the following off-site and off-tract improvements: street improvements, water system, sewage, drainage facilities and easements.
B. 
When the Board finds that off-site and off-tract improvements would be advisable although not essential and the improvements would promote the objectives of this chapter and can be most appropriately accomplished in connection with the development, and particularly where the off-site and off-tract improvements could not be required to be made as a local improvement by the Borough with the cost thereof to be assessed against all properties specifically benefited thereby, including the property of the developer, the following provisions shall apply:
(1) 
During the processing of this application, the Board shall refer its recommendations for off-site and off-tract improvements to the Mayor and Council of the Borough of Englishtown. If the Mayor and Council of the Borough of Englishtown concur, then the Municipal Engineer or other authority retained by the Borough shall determine the nature of the off-site and off-tract improvements, including the needs created by the applicant's proposed development and the then-existing needs in the area, notwithstanding any work of the applicant.
(2) 
The Municipal Engineer or other authority retained by the Borough shall estimate the costs of such work, including costs to be assigned to the developer and those to be assessed to others. This shall include costs for construction, engineering, easements or right-of-way acquisition, legal work, advertising, contingencies, bonding and assessments.
(3) 
Once the Municipal Engineer has made his assessments, the Board shall then proceed in the following manner:
(a) 
The Board shall determine the anticipated amount that the lands of the applicant would be expected to be assessed, and said amount shall then be deposited by the applicant with the Borough prior to final approval.
(b) 
Such deposits shall be made concurrent with an agreement between the applicant and the Borough concerning the uses of the deposit, which shall include the following stipulations: Said funds shall be used by the Borough solely for the expenses of such off-site and off-tract improvements; said deposit may be appropriated by the Borough with other funds of the Borough and may be commingled with other appropriated funds and expended by the Borough in connection with such purposes; if said deposit is not used by the Borough within a specified time agreed to by the applicant, said funds shall be distributed in accordance with the terms of the agreement; once the work is completed, the properties specifically benefited by such improvement shall be assessed as provided by law, including the property of the applicant; the applicant's deposit shall be credited against the assessment made upon applicant's property, whether or not applicant is the owner thereof; if the deposit was less than the amount ultimately assessed against such property, then the owners of said property shall pay the difference between the deposit and such assessment. If the deposit exceeded the amount assessed, the excess shall be refunded to the applicant without interest.
(c) 
When said off-site and off-tract improvements are found by the Board to be advisable and important to the sound development of the site but the developer is unwilling to make such deposit as specified above, then there shall be no final approval granted by the Board. However, final approval may be granted if the funds are deposited by the developer under protest and legal action is instituted within one year of such payment in order to preserve the right to a judicial determination as to the fairness and reasonableness of such amount pursuant to N.J.S.A. 40:55D-42.[1]
[1]
Editor's Note: See Ch. 518, Site Plan Review.