A.
The subdivider shall be required to provide and install the improvements listed in § 311-14 below as a condition for final approval for recording the final plat, or the subdivider may post performance guarantee in lieu thereof pursuant to § 311-9G of this chapter.
(1)
Prior to final approval, if the applicant has not
installed all improvements meeting the requirements of this chapter,
he shall have filed with the City a performance guarantee sufficient
in the amount to cover 120% of the cost of all such improvements or
uncompleted portions thereof as estimated by the City Engineer, and
assuring the installation of such uncompleted improvements on or before
an agreed date. Such performance guarantee may be in the form of a
performance bond which shall be issued by a bonding or surety company
approved by City Council; a certified check, returnable to the subdivider
after full compliance; or any other type of surety approved by the
City Solicitor.
(2)
The performance guarantee shall be approved by the
City Solicitor as to form, sufficiency and execution. Such performance
guarantee shall run for a period to be fixed by the Planning Board
but, in no case, for a term of more than three years. However, with
the consent of the owner and the surety, if there be one, the City
Council may by resolution extend the term of such performance guarantee
for an additional period not to exceed one year. Prior to the release
of the performance bond, the developer shall provide as-built details
indicating the improvements as constructed and as approved by the
City Engineer.
B.
All required improvements shall be installed or constructed in accordance with the design standards set forth in Article VI of this chapter or in accordance with standards and specifications adopted by appropriate county or state agency or such other governmental agency or utility commission as may have jurisdiction over a particular improvement.
(1)
When there is a conflict between the standards set
forth in this chapter and those adopted by other governmental agencies,
the more strict standards shall apply, and the subdivider shall install
the improvements as though the more strict standards were a part of
this chapter.
(2)
Standards set forth in this chapter are considered
to be minimum standards. However, nothing contained herein shall be
construed as prohibiting the subdivider from installing improvements
meeting higher standards than the minimum requirements.
The following improvements shall be installed
or provided by the subdivider in accordance with the requirements
of the City Engineer and the Planning Board:
A.
Streets.
(1)
Graded and gravelled roadbed and cartway wearing surface
on all new streets within and adjacent to the subdivision.
(2)
Existing streets which do not meet the requirements
of this chapter with regard to width or type of construction shall
be widened and brought into conformity on that portion of the street
within or adjoining the subdivision.
(3)
Curbs and gutters on all streets.
(4)
Street trees where required by the Planning Board.
(5)
Street name signs at all street intersections.
(6)
Streetlighting.
C.
Utility and drainage easements. Where it is practical,
utility easements shall be located at the rear of the subdivision
lots.
D.
Utilities.
E.
Surface drainage and flood control facilities.
(1)
The subdivision shall be provided with such storm
drains, culverts, drainageways, or other works as are necessary to
collect and dispose of surface and storm water originating on or flowing
across the subdivision, in order to prevent inundation and damage
to streets, lots, and buildings.
(2)
All drainage problems shall be resolved to the satisfaction
of the City Engineer and are subject to his approval in accordance
with accepted engineering methods.
F.
Erosion and sedimentation control. All subdivision
plans shall include adequate provision for erosion and sediment control,
both during construction and after completion of construction.
H.
Recreation and open space.
I.
Planted buffer areas. Planted buffer areas shall be
provided where the Planning Board determines that buffer planting
is necessary to protect the general welfare of the public.
J.
Compensatory planting. The subdivider shall replace
natural growth of trees and shrubs removed in the process of developing
the subdivision as directed by the Planning Board.
K.
Monuments. Surveyor's monuments shall be placed in
accordance with the Map Filing Act, P.L. 1960, c. 141 (N.J.S.A. 46:23-9.9
et seq.).
L.
Off-site improvements.
B.
Approval.
(1)
No improvement shall be approved by the City Engineer
until he has received accurate as-built drawings, detailed description
of location, and the completion date of the improvement as it was
actually constructed.
(2)
No utility shall be covered until approval is given
by the City Engineer.
(3)
No street base or surface shall be installed until
any utility improvement located thereunder has been inspected and
approved by the City Engineer.
(4)
Approval of improvements by the City Engineer does
not relieve the subdivider of his responsibility to obtain approval
from county, state or other government agency or such public utility
commission as may have jurisdiction over the improvement.
