Prior to the granting of final approval, the applicant shall have installed or furnished performance guaranties as set forth in §
165-49 for the ultimate installation of the improvements described below. All improvements shall be subject to approval and inspection by the Township Engineer, who shall be notified by the developer at least two weeks prior to the start of construction of any improvement in accordance with the provisions of §
165-73, Roads and Improvements, this chapter. No underground installation shall be covered until inspected and approved.
A. Streets and pavements. The subdivider shall design and construct streets and pavements to the minimum specifications as set forth in the Township Road and Improvement Ordinance or such other specifications as may be required by the Township Engineer where special circumstances so require. All streets shall further be designed and constructed in accordance with the schedule to Article
XI.
B. Curbs and sidewalks. The subdivider shall construct
curbs and sidewalks, when required by the Planning Board, in accordance
with the Township Road and Improvement Ordinance or such specifications as may be required by the Township
Engineer where special circumstances so require.
C. Storm drains and culverts. All streets shall be provided with sufficient catch basins, storm sewers, culverts, water-detention basins and other drainage appurtenances for the proper drainage of the area in the light of existing and future conditions. All such facilities shall be constructed in accordance with the standards and requirements set forth in the Township Road and Improvement Ordinance or such other specifications as may be required by the Township Engineer where special circumstances so require. Storm drainage features shall be based on a fifteen-year frequency curve or greater if required by the Township Engineer. In addition, the requirements of Article
XXXV, Surface Water Management, of this chapter shall be met.
D. Monuments. Monuments shall be of the size and shape
required by N.J.S.A. 46:29-94 and shall be placed in accordance with
said statute.
E. Street name signs. Street name signs shall be placed
at all street intersections within the subdivision. Such signs shall
be of a type approved by the Township of Clinton and shall be placed
in accordance with the standards of the Township of Clinton. No street
shall have a name which will duplicate or so nearly duplicate as to
be confused with the name of existing streets. The continuation of
an existing street shall have the same name.
F. Streetlighting. The subdivider shall be responsible for the installation of streetlighting facilities as approved by the Planning Board and in accordance with the standards of §
165-74.
[Amended 4-26-2000 by Ord. No. 718-00]
G. Topsoil protection. Topsoil which shall be removed
in the course of regrading a subdivision shall not be used as spoil
or removed from the subdivision site. Such topsoil shall be redistributed
so as to provide at least six inches of cover on areas to be used
as building sites from which topsoil was removed and shall be stabilized
by seeding or planting.
H. The developer shall install the landscape design in accordance with §
165-77 and as approved by the approving authority. Prior to installation of any plantings on site, the landscape contractor shall meet with the Municipal Landscape Architect.
[Amended 6-23-1999 by Ord. No. 689-99; 6-13-2007 by Ord. No. 923-07]
I. Sanitary sewers.
(1) Where a public sanitary sewer system is reasonably
accessible and capacity available, each lot within a subdivision area
shall be provided with sewage disposal facilities by the required
extension of sewer mains and connections thereto, the costs thereof
to be borne by the subdivider. All such installation of sewer mains
and connections shall be constructed in accordance with the specifications
and requirements of the Township and its Road and Improvement Ordinance
and shall be subject to the approval of the Township Engineer.
(2) Where a public sanitary sewer system is not reasonably
accessible, the subdivider may be required to install sewer lines
and a sanitary sewage disposal plant at its own cost and expense and
in accordance with the specifications and requirements of the Township
and its Road and Improvement Ordinance, and all such installations
shall be subject to the approval of the Board of Health, the State
Department of Environmental Protection and the Township Engineer.
(3) Where a public sanitary sewer is not reasonably accessible and where installation of sewer lines and a sanitary sewage disposal plant is not required, in accordance with Subsection
I(2) above hereof, the subdivider may be required by the Planning Board to install within the subdivision a complete sewer pipe system, including provision for connection thereto at each lot, provided that there is reliable information to indicate that connection of the development to a public sanitary sewerage system can be anticipated within a reasonable period of time. Under such circumstances, the subdivider shall be required to install individual sewage disposal systems for each lot at the time improvements are erected thereon. All such individual sewage disposal systems shall be constructed in accordance with the requirements of the State Department of Environmental Protection and the Township Board of Health, and all such sewer pipe systems shall be constructed in accordance with the requirements of the Township and its Road and Improvement Ordinance and shall be subject to the approval of the Township Engineer. The Planning Board may require the installation of said house sewer service connection to the curbline, at which point the same shall be capped.
J. Percolation tests. Where a sanitary sewer system is not accessible, the subdivider shall furnish to the Planning Board satisfactory proof that substrata under each lot is sufficient to support a properly functioning individual sewage disposal system conforming to the requirements of the State Department of Environmental Protection and regulations issued thereunder, as well as the ordinances of the Township of Clinton, unless said subdivider shall provide individual sewer lines and a sanitary sewage disposal plant as provided in Subsection
I.
K. Water supply. When, in the opinion of the Planning
Board, a public water supply system is accessible for the subdivision,
each lot within the subdivision shall be provided with water supplied
by said water supply system. All facilities for said system shall
be installed pursuant to and in accordance with the provisions of
all ordinances pertaining thereto, including the Clinton Township
Road and Improvement Ordinance, under the supervision of the Township
Engineer.
(1) In the event that a public water supply system is
not available to supply the proposed subdivision, the Planning Board
may require construction of a private water supply system in such
manner that an adequate supply of potable water will be available
to each lot within the subdivision at the time improvements are erected
thereon and so that such system can be incorporated into the public
supply system when and if it shall become available. The water treatment
and distribution system shall be constructed and installed in conformity
with applicable ordinances of the Township of Clinton, subject to
the approval of the Township Engineer. The adequacy, healthfulness
and potability of the private water supply system shall be subject
to the approval of the Township Board of Health and the State Department
of Environmental Protection when such approval is required. The developer
shall file with the Township a map of said water supply and distribution
system, adequately locating the same.
(2) All water systems shall be installed in such manner
as to ensure adequate pressures and quantities and ample flows for
hydrants.
(3) If a public water supply system is not accessible
and if construction of a private water supply is not required, each
lot shall be served by an individual driven well constructed in accordance
with Department of Environmental Protection and Clinton Township well
codes. In such case and prior to preliminary approval, the subdivider
shall submit evidence that underground potable water is available
in sufficient quantity to serve the subdivision.
L. Fire protection water supplies for fire suppression.
Purpose and applicability. In recognition that it may not be entirely
possible to ensure complete fire protection to all areas to the Township,
and to provide the Clinton Township Division of Fire with the minimum
fire-fighting capabilities, all subdivisions of three or more new
building lots, a minor subdivision of a property subdivided in the
past three years which produces a total of three or more new building
lots in the three-year period, and major site plans including 1,000
square feet or more of new building construction shall provide for
a source of water for fire-fighting purposes pursuant to systems approved
by the Township Fire Chief or his/her designee, and in accordance
with the following criteria:
[Added 12-18-2002 by Ord. No. 798-02; amended 6-11-2008 by Ord. No. 962-08]
(1) Extension of public water for fire-fighting water
supply.
(a)
Residential subdivisions and major site plans
meeting the applicability standards outlined above shall bring public
water, if available, to the site if the site is within 500 feet of
a public water source as measured along the street right-of-way or
publicly owned easement.
(b)
Fire hydrants shall be installed along the route to a residential subdivision or major site plan in accordance with Subsection
L(2) below.
(c)
Residential subdivisions and major site plans located in areas where public water is neither available or required to be provided shall provide a fire-fighting water supply source in accordance with Subsection
L(3) below.
(2) In all areas where existing public or private central water supply is available and has been approved by the Township Fire Chief or his/her designee for minimum fire-fighting purposes or where an extension of public water supply is required pursuant to Subsection
L(1) of this section, the following standards shall apply:
(a)
Fire hydrants shall be supplied by not less
than an eight-inch water main.
(b)
Fire hydrants shall be installed in accordance
with applicable codes and as recommended by the Fire Chief, or his/her
designee, and at distances between hydrants not exceeding 800 feet.
(c)
Fire hydrants located in parking areas shall
be protected by barriers that will prevent physical damage from vehicles
or blockage of access by parked vehicles.
(d)
Fire hydrants shall be located within three
feet of the curbline of fire lanes, streets or private streets when
installed along such accessways in new developments.
(e)
The entire existing central water supply system
and each new hydrant shall have the capacity to provide a minimum
flow rate of 1,000 gallons per minute (gpm) at 20 pounds per square
inch (psi) residual pressure for a minimum duration of two hours.
Hydrants shall be installed in accordance with American National Standards
Institute/American Water Works Association (ANSI/AWWA) C 502, "Dry
Barrel Fire Hydrants", latest edition; painted as directed by the
Township Fire Official; and tested in accordance with National Fire
Protection Association (NFPA) 291, "Recommended Practice for Fire
Flow Testing and Marking of Hydrants," latest edition, to ensure compliance
with fire flow requirements. Acceptance test data shall be provided
to the Township Fire Chief, or his/her designee, and the Township
Engineer for review and approval. In areas where public or private
central water supply is available, but such water supply does not
have the capacity to satisfy the foregoing minimum standards, such
central water supply system shall be supplemented with additional
measures to satisfy the minimum fire-protection requirements of the
Township. Such additional measures may involve any one or a combination
of the following measures: installation of booster pumps with appurtenances,
installation of underground water storage tanks with appurtenances,
creation of drafting points with appurtenances or such other generally
accepted means of increasing fire-fighting capabilities as may be
recommended or approved by the Township Fire Chief or his/her designee.
(3) Areas where public water is not available for fire-fighting
water supply. For major subdivisions of three or more new lots, a
minor subdivision of a property subdivided in the past three years
which produces a total of three or more new building lots in the three-year
period, or all major site plans involving 1,000 square feet or more
of new building construction, where public water is not available,
underground storage tanks shall be installed to provide a source of
water for fire fighting in accordance with the following minimum standards:
(a)
In residential districts, underground water
storage tanks shall be located and installed so that the furthest
point of any dwellings is no farther than 800 linear feet from any
such tank, or dry hydrant as measured along the street, either public
or private, and the access driveway to the dwelling. In nonresidential
districts, underground water storage tanks shall be located not farther
than 800 feet from the farthest point of any principal structure.
The capacity of every underground water storage tank or tanks shall
be based on the proposed number of lots in the subdivision or the
number of units in a residential site plan and NFPA 1142 "Water Supplies
for Suburban and Rural Firefighting", latest edition, using 75% of
the tank capacity. Notwithstanding the above, the minimum capacity
of every underground storage tank within a residential zoning district
shall be 30,000 usable gallons. Tank capacity for nonresidential developments
shall be based upon NFPA 1142 and the degree of hazard of the proposed
structures to be protected.
(b)
The underground storage tank shall be constructed
of fiberglass or other noncorrosive material and shall be anchored
in place. It shall provide two six-inch suction intake pipes each
with a six-inch NST female swivel connection and cap. It shall be
located behind the curb, but no less than six feet and no greater
than nine feet from the curb face or pavement edge. All connections
must be air tight, fire rated for drafting operations and be installed
at a height of no more than 36 inches above grade or the maximum height
of the suction intake of the fire apparatus, whichever is greater.
The total lift shall be no more than 20 feet in elevation when all
losses are totaled. Suction pipe shall be protected from vehicular
traffic by two bollards. The bollards shall be located so as not to
obstruct Fire Department access to the connection. To facilitate circulation
and filling a four-inch pipe located at the tank with two, two-and-one-half-inch
female NST swivels, fire rated with threaded caps shall be installed
at a maximum height of two feet above grade. The tank shall include
a thirty-inch or greater manhole with a locking cover surrounded by
a concrete pad at ground level. Venting of the tank shall be a provided
with an eight-inch minimum diameter pipe located at the tank, the
vent is required to permit a minimum flow of 1,000 gpm. The vent must
be separate from the water level indicator and constructed so as to
prevent materials from easily being dropped into the tank. All piping
used with the tank shall be steel or iron type and painted red.
(c)
The underground water storage tank shall provide
for drawing water directly from an opening on the top or, if the topography
permits, from an attached dry hydrant with sufficient head and size
of connecting pipe to permit a flow of 1,000 gpm for 30 minutes. Suitable
access for fire-fighting apparatus must be provided to the tank or
dry hydrant without blocking the passage of other apparatus equipment.
An apron capable of supporting fire apparatus shall be provided in
front of the tank, extending past the length of the tank and off the
main roadway. The tank must provide a method for determining water
level and an alarm system to warn of low levels external to the tank.
All underground water storage tanks shall have a well pump installed
which has sensors that indicate when the water level is lowered. The
well pump shall be wired so as when the pump is running a red light
indicating a low level will turn on. Even if the pump breaks down
or trips the breaker fuse, the red light will stay on as a sign of
trouble. A green light shall be installed to indicate that system
power is on. A sign shall be installed to indicate that the Fire Department
shall be contacted when the red light is on. When dry hydrants are
used in conjunction with a storage tank, they shall be limited to
no more than two elbows and a maximum of two dry hydrants per tank
spaced no more than 800 feet apart and a maximum of six feet from
the edge of the road. A structure may not be more than 500 feet from
the most remote dry hydrant.
(d)
Unless an equivalent alternate fire protection
system is authorized by the Planning Board or Zoning Board of Adjustment
(hereinafter referred as the "Boards") and the Township and the Fire
Official, in consultation with the Fire Chief, underground water storage
tanks shall be constructed and installed in accordance NFPA 1142 "Water
Supplies for Suburban and Rural Fire Fighting" and the following:
[1]
All tanks shall be installed in accordance with
the manufacturer's specifications for installation and shall be provided
with all necessary appurtenances and equipment, which shall be readily
accessible to fire-fighting equipment. Riser connections shall be
capable of producing 1,000 gpm for a minimum of 75% of the tank capacity.
Design, location and installation of underground water storage tanks
shall be approved by the Boards and Township Fire Chief in conjunction
with the Township Engineer. Plan reviews, inspection and approvals
for installation of the underground water storage tanks shall be in
consultation with the Fire Department and the Township Engineer.
(e)
The water storage tank location in nonresidential
zones shall be delineated "No Stopping or Standing" zones on both
sides of the street at each tank location for a distance of 75 feet
in each direction from the water outlet device of such tank on both
sides of the street. Such delineation shall be appropriately identified
by signs meeting the Manual of Uniform Traffic Control Devices, latest
edition and design standards set forth by the New Jersey Department
of Transportation. The owner shall be required to give the Township
the right-of-way to enforce these requirements under Title 39 of the
New Jersey statutes.
(f)
Any underground water storage tank to be located
within 800 feet of a building must be operational in accordance with
NFPA 1142 "Water Supplies for Suburban and Rural Fire Fighting" prior
to delivery of combustible building materials to the building site.
(g)
The storage tanks must be located just outside
the road right-of-way along a proposed property line within a dedicated
access easement to the Division of Fire and the Township. The easement
shall be restricted against any grading and must be maintained with
no obstruction to the pipes, manholes and appurtenances.
(h)
A minimum ten-year guarantee on the storage
tank must be provided to the Township by the manufacturer prior to
performance bond release.
(4) If approved by the Boards and Township Fire Chief,
or his/her designee, in consultation with the Township Engineer, ponds,
retention basins, lakes, streams and residential sprinklers systems
may serve as equivalent fire-protection systems. NFPA 1142 "Water
Supplies for Suburban and Rural Fire Fighting" will apply where the
following is not specific:
(a)
For ponds or retention basins, the minimum capacity
to supply an adequate source of water for fire protection is 30,000
gallons in volume excluding the bottom two feet of water in the pond
or basin. The minimum capacity must be available throughout the year,
even during drought conditions. Suitable access for fire-fighting
apparatus must be provided to a dry hydrant or suitable drafting point
connected to the pond or basin at all times. Installations and appurtenances
shall be subject to the approval of the Fire Chief or his/her designee.
(b)
Lakes or streams may be used, subject to the
applicant's demonstration that the lake or stream meets the criteria
set forth above for ponds.
(c)
Any residential automatic sprinklers must be
installed throughout a house in accordance with NFPA 13D and 13R.
(5) In all cases where automatic sprinkler systems are
required to be installed pursuant to the Uniform Construction Code,
N.J.A.C. 5:23-1 et seq., the standards set forth in NFPA 13 shall
govern.
(6) Fire protection during construction shall be in accordance
with the International Building Code (IBC), National Fire Protection
Association (NFPA) standards, the International Fire Code (IFC) and
as outlined below.
(a)
Fire Department vehicular access to all structures
under construction shall be provided at all times. In areas where
ground surfaces are soft or likely to become soft, hard all-weather
surface access roads shall be provided.
(b)
The fire-protection water supply system, including
fire hydrants, shall be installed and in service prior to bringing
combustible materials to the site.
(c)
Trash and debris shall be removed from the construction
site as often as necessary to maintain a fire-safe construction site.
(d)
Flammable or combustible liquids shall be stored,
handled or used on the construction site in accordance with the applicable
provisions of NFPA 30, NFPA 58, and NFPA 395.
(7) The Occupational Health and Safety Administration
(OSHA) “Fire Service Features of Building and Fire Protection
Systems” and the 2006 IFC shall be used as a reference for site
construction, fire protection appurtenances and fire lanes. To facilitate
access to the roof areas of buildings by fire company ladders, the
finished grade, measured out from the point where the exterior wall
or foundation of a building meets grade, shall not exceed a slope
of 5% for a distance of at least 10 feet.
(8) The location of all fire protection systems and appurtenances
shall be satisfactory to the Township Fire Chief, or his/her designee,
at the time the development application is pending before the Boards.
In all cases where a fire-protection system is required, no construction
permit shall be issued for a dwelling or principal structure upon
any lot within the subdivision or site plan until, to the extent necessary
to afford fire protection to such a dwelling or principal structure,
such system is installed and its operability tested and approved;
prior to the issuance of an approval from the Fire Sub Code Official
for a certificate of occupancy, the fire protection system shall be
subject to the approval of the Township Fire Chief or his/her designee.
(9) A developer shall be required to include a provision
in all deeds to property purchasers providing a right-of-way to the
Township and the local fire company as may be needed for access to
any such fire-protection devise. During the period of construction
and until the release of the performance bond, the developer will
be held responsible for any and all tests and maintenance which may
become necessary or as ordered by the Township Engineer, Fire Sub
Code Official and in coordination with the Township Fire Chief, or
his/her designee, exclusive of hydrants connected to a public water
supply. Following the release of the performance bond, the tank, its
appurtenances, and the area of required access will become the property
of the landowner for commercial properties and/or by a homeowners'
association or some similar permanent organization which has the power
to raise funds from the properties served. Those owners shall be responsible
for annual testing, maintenance and upkeep, including, but not limited
to, blockage from natural growth and snow removal. Under the direction
of the Township Fire Chief, his/her company shall test the system
for proper function prior to the issuance of the first construction
permit and again prior to the release of the performance bond. The
Fire Chief shall review such test records for deficiencies and/or
make recommendations regarding the installation.
(10)
Penalties. Failure to comply with any provisions
of this section shall be considered as a failure to comply with above
ordinance of the Township. Penalties shall be assessed by the Township
Fire Official in accordance with the provisions of the Uniform Fire
Code, N.J.A.C. 5:70-1 et seq.
M. Electric, telephone and cable antenna television service.
Except as otherwise provided in the regulations of the Board of Public
Utility Commissioners, in all major subdivisions electric, telephone
and cable antenna television facilities shall be installed underground
and, where applicable, in accordance with the latest requirements
of said Board. Arrangements for such underground installation shall
be made with the appropriate utility companies.
N. Easements. Easements of a width sufficient to allow
proper maintenance shall be provided for the installation of all drains,
storm drains, pipelines, gas mains, etc. Said easements shall be dedicated
to the municipality by approved legal procedure.
O. Landscape and buffering requirement. See § 165-63K
for additional landscape and buffering requirements for subdivisions
of five lots or more.
[Added 3-11-1998 by Ord. No. 645-98]
Prior to the granting of final approval, the applicant shall have installed or furnished performance guaranties as set forth in §
165-49 for the ultimate installation of any required public on-tract improvements as the same are described in §
165-61. In addition, the Planning Board may require the installation of on-site improvements, as described in §
165-63 below, prior to the granting of final approval, which improvements it finds essential, before the issuance of a building permit. All such improvements shall be subject to approval and inspection of the Township Engineer as provided in §
165-61 above.