Township of Cedar Grove, NJ
Essex County
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Table of Contents
Table of Contents
[1]
Editor's Note: See also Ch. 201, Public Improvement Specifications.
[Amended 8-5-1963; 1-31-1977 by Ord. No. 77-35]
As a condition to the granting of final approval, the subdivider will install in accordance with Township specifications or shall furnish performance guaranties for the ultimate installation of the following improvements or any other improvements where required:
A. 
Streets.
B. 
Street signs.
C. 
Curbs.
D. 
Sidewalks shall be required in all subdivisions and shall be four feet wide; unless, however, the Planning Board finds that there should be sidewalks on only one side of the street, or that no sidewalk should be provided because of one of the following conditions which the Planning Board shall also find exists and further finds that the public safety will not be adversely affected thereby:
(1) 
The new street shown on the subdivision plat is an extension of an existing street where there is a sidewalk on only one side or there is no sidewalk, as the case may be.
(2) 
There are other subdivisions in the neighborhood where there are sidewalks on only one side of the street or no sidewalks, and it would be unreasonable to require a sidewalk on more than one side of the street or any sidewalk.
(3) 
The open or rural character of the subdivision development would be best preserved by a sidewalk on only one side of the street or by no sidewalk.
E. 
Shade trees.
F. 
Topsoil protection. No topsoil shall be removed from the site or used as spoil. A minimum depth of six inches of topsoil shall be stabilized and maintained in all open areas. The subdivider shall ensure that no rubbish or debris (dead trees and the like) is left on public land at the completion of his project.
G. 
Monuments as required by state statute.
H. 
Water mains, culverts, storm sewers and sanitary sewers or other means of sewage disposal, drainage structures and all appurtenances to such facilities. All such installations shall be properly connected to the Township, county and state systems and shall be adequate to handle all present and probable future development.
I. 
Fireboxes as required by the Fire Department.
J. 
Rear yard electric service and telephone service shall be required and easements therefor shall be provided as set forth in § 234-15B(2). If, however, the Township Planning Board finds that one of the following conditions exists and further finds that the public safety, public good and general welfare will not be adversely affected thereby, the requirement for rear yard electrical and telephone service may be waived and the service installed in the bed of the street, provided that:
(1) 
The street or streets in the subdivision are an extension of an existing street or streets which have the electrical and telephone service within the bed of the street and the area of the subdivision and area of land proposed to be in street use would not exceed that in Subsection J(3) of this section.
(2) 
The physical characteristics or topography of land within the subdivision is such that it would be impractical to require rear line service.
(3) 
The total area of the subdivision does not exceed five acres and the total area of land to be used for street purposes within the subdivision, not including existing developed streets, does not exceed 27,500 square feet.
K. 
Ornamental streetlighting and underground conduits therefor, with location being determined by the Township Engineer.
L. 
The subdivider shall be responsible for setting final property grades in such a way as to protect property from the action of runoff water. The Township Engineer will approve final grades for the subdivision.
[Amended 12-17-1979 by Ord. No. 79-119]
All improvements listed in § 234-20 shall be subject to inspection and approval by the Township Engineer, who shall be notified by the subdivider at least 24 hours prior to the start of any construction. No underground installations shall be covered until inspected and approved. The subdivider shall be responsible for the cost of Township inspection. The Township will utilize either regular Township personnel or the services of a competent outside inspection firm, and the Township will further bill the developer on a regular basis for all inspection services as well as the cost of testing materials utilized in building public improvements required under this chapter and Township specifications. The Township inspection shall in no way be construed as engineering supervision or as final acceptance of work completed. It shall be the responsibility of the engineer for the subdivider to submit in writing to the Township Engineer any proposed changes or deviations from the approved construction plans. It will further be the responsibility of the engineer for the subdivider to record such approved changes or deviations on the final as-built plans before submitting them to the Township. On-site inspection fees will be charged to major subdivisions for engineering time at a uniform rate of $15 per hour.
If the improvements specified in § 234-20 have all been completed, the Township Engineer shall so advise the subdivider. If they have not been completed, the Township Engineer shall estimate the cost of work required to complete the improvements, and the subdivider shall furnish adequate performance guaranties, as herein defined and required, prior to and as a condition to Planning Board approval of the final plat. An adequate performance guaranty shall include compliance with the following provisions of Subsections A, B and D or, in lieu thereof, the following provisions of Subsections C and D:
A. 
A performance bond, issued by a bonding or surety company licensed to do business in this state, in a maximum amount equivalent to 90% of the aforesaid Township Engineer's estimated cost. Such bond shall be approved as to form by the Township Attorney and posted with the Township Clerk.
B. 
A deposit, in cash, in an escrow account, equivalent to at least 10% of the aforesaid Township Engineer's estimated cost, which escrow account may be drawn upon by the Township in the event that it becomes necessary for the Township to complete the improvements or portions thereof left undone by the subdivider after the deadline set for completion.
C. 
A deposit, in cash, in an escrow account, equivalent to 100% of the aforesaid Township Engineer's estimated cost, which escrow account may be drawn upon by the Township in the event that it becomes necessary for the Township to complete the improvements or portions thereof left undone by the subdivider after the deadline set for completion.
D. 
A contract executed between the subdivider and the Township, approved by the Township Attorney, providing for the completion of all the requirements in this chapter, setting a time limit for said completion, setting forth therein that no certificate of occupancy shall be made available until such time as all improvements adjacent to and serving the individual structure are completed to the satisfaction of the Township Engineer and providing for an adequate maintenance guaranty.