A.
Purpose and applicability.
(1)
The intent of this section is to ensure that all developments conform
to design standards encouraging sound development patterns within
the City. Where an Official Map or Master Plan has been adopted, development
shall conform to them in accordance with the provisions of N.J.S.A.
40:55D-44 et seq.
(2)
The standards in this section shall apply to all developments in
the City requiring site plan or subdivision approval, except that
developments consisting solely of residential uses shall comply with
the New Jersey Residential Site Improvement Standards (RSIS), N.J.A.C.
5:21 et seq., wherever there is a conflict between RSIS and the standards
in this section. Unless required otherwise by law or regulation, RSIS
shall not apply to nonresidential or mixed-use development.
(3)
Relief from the standards herein shall be granted by way of exception
pursuant to N.J.S.A. 40:55D-51.
B.
General provisions.
(1)
Layout. New streets and blocks shall be laid out in a manner which
conforms to the historic street grid pattern of the City. New streets
should be extensions of existing streets.
(2)
Compatibility. New development shall be compatible with existing
and proposed development with regard to urban design, pedestrian and
vehicular circulation, infrastructure improvements, public access
to the waterfront, and public open space.
C.
Blocks.
(1)
Geometry. Blocks shall be rectangular except where preexisting diagonal
streets, natural features, municipal boundaries or railroad rights-of-way
dictate otherwise.
(3)
Block dimensions.
(a)
The maximum length of any block face with a north-south orientation
shall be 250 feet. The minimum length shall be 200 feet.
(b)
The maximum length of any block face with an east-west orientation
shall be 500 feet. The minimum length shall be 200 feet.
(c)
In areas with steeply sloping topography or other unusual natural
features or adjacent to municipal boundaries, the approving authority
may permit longer or shorter blocks than provided hereinabove.
D.
Curbs and gutters.
(1)
Concrete or granite curb shall be installed along all streets. Curbs
shall also be required along all edges of pavement within a site,
except where natural drainage methods are utilized. Curb and gutter
design details shall be in conformance with current engineering standards
and shall be subject to approval by the enforcing agency.
(2)
Barrier-free curb ramps shall be constructed at all intersections
and other appropriate locations in accordance with accessible design
standards promulgated by the New Jersey Department of Transportation.
E.
Fences and walls.
(1)
Height. The maximum height of a fence, wall or railing shall be four
feet in front and side yards and six feet in any rear yard.
(2)
Materials. Fences, walls and gates adjacent to public rights-of-way
shall be constructed of a durable and decorative material such as
decorative aluminum or wrought iron. Other fences may be of any material
or style.
(3)
Electrified fences, razor wire and barbed wire are prohibited.
(4)
In all districts the finished side of the fence shall face the neighboring
property.
F.
Lighting.
(1)
All streets, alleys, sidewalks, pedestrianways and parking facilities
shall be sufficiently illuminated to ensure the security of property
and the safety of persons.
(2)
All entrances and exits in buildings used for nonresidential purposes
or containing two or more dwelling units shall be adequately lighted.
G.
Location of utility wires, boxes, meters, panels, devices and other
similar equipment and installations.
[Amended 12-15-2015]
(1)
All
electric power, telephone, cable television, Internet and other utility
lines serving new development, other than an individual one- to three-family
home shall be placed underground, subject to utility company requirements.
(2)
Electric
power, telephone, cable television, Internet, gas and other utility
boxes, meters, panels, devices and similar equipment and installations
shall not be constructed, placed and/or relocated to the portion(s)
of any structure that is located adjacent to a street or roadway.
H.
Lots.
(1)
Each lot must front upon an approved street. No lot shall front on
an alley.
(2)
Lots shall be rectangular insofar as practical. Side lot lines should
be at right angles to straight streets and radial to curved streets.
Rear lot lines should be parallel to streets.
(3)
Lot lines bordering streets shall be coterminous with the street
right-of-way.
I.
Low-rise and mid-rise apartment buildings.
(1)
Building design and articulation.
(a)
All multifamily structures shall be situated with proper consideration
of their relationship to other buildings, both existing and proposed,
in terms of light, air and usable open spaces, access to public rights-of-way
and off street parking, height and bulk.
(b)
Groups of related buildings including low-rise and mid-rise
apartments, along with architectural focal points, shall be designed
to present a harmonious appearance in terms of building silhouette,
architectural style and scale; massing of building form; surface material,
finish and texture; decorative features; window and doorway proportions,
entryway placement and location, signage and landscaping.
(c)
Efforts to coordinate the actual and apparent height of adjacent
structures are encouraged. This is especially applicable where buildings
are located very close to each other. It is often possible to adjust
the height of a wall, cornice or parapet line to match that of an
adjacent building. Similar design linkages can be achieved to adjust
apparent height by placing window lines, belt courses, and other horizontal
elements in a pattern that reflects the same elements on neighboring
buildings.
(d)
Large structures should be designed to reduce their perceived
height and bulk by dividing the building mass into smaller-scale components.
(e)
Projects should be compatible with the scale of development
anticipated by the applicable land use policies for the surrounding
area and should be sited and designed to provide a sensitive transition
to nearby, less-intensive zones. Projects on zone edges should be
developed in a manner that creates a step in perceived height, bulk
and scale between the project and development in adjacent zones.
(f)
Multiple buildings on the same site shall be designed to create
a cohesive visual relationship between the buildings.
(2)
Bay spacing and differentiation.
(a)
All street-facing building facades longer than 50 feet shall
be broken up into smaller bays so as to give the appearance of a series
of different buildings rather than a large building mass.
(b)
The design and dimensions of bays along one building facade
should create a varied articulation; a monotonous repetition of bays
along a very long facade should be avoided.
(3)
Vertical differentiation for mid-rise apartment buildings.
(a)
All mid-rise apartment buildings shall be articulated with a
base, middle and top. This breaks down the scale of tall buildings
while maintaining a pedestrian-friendly environment along the streets.
(b)
Base. The base is the lower one or two levels of a building.
To define a base in residential buildings, unique materials and window
pattern and proportion are encouraged. A base of bulkhead area of
contrasting material is encouraged in order to highlight the first
level.
(c)
Middle. The middle of the building should be distinguished from
the top and the base by horizontal belt courses or trim cornices,
stepbacks, and setback changes in material, masonry or fenestration
pattern; and/or other appropriate means.
(d)
Top and roof. Depending on the height and design of the building,
the top of the building may be just the roofline or the top one or
two floors. The roofline should relate to the bay massing so as to
appear as a series of side-by-side buildings. Rooflines should be
emphasized for example by variation in roof forms such flat roofs,
with parapets and/or cornices. Flat roof areas can serve as landscaped
roof decks for adjacent units or for the entire building or may be
used as green roofs.
(4)
Building entries.
(a)
Primary pedestrian entrances should be sited to face, frame
and open onto the interior streets, required open spaces and community
facilities rather than alleys, driveways and parking lots.
(b)
Provisions shall be made in any low-rise, mid-rise and high-rise
apartment structure to provide access for the handicapped, pursuant
to the Americans with Disabilities Act.
(5)
Building stepbacks. Building stepbacks are an effective design strategy
to reduce the overall mass and appearance of mid-rise and high-rise
buildings and to create valuable private spaces such as terraces on
upper stories. To achieve this design strategy, the following is required:
(a)
Buildings taller than three stories shall provide front-facade
and/or side-facade stepback or other change in massing at upper floors
in order to downplay their mass and visibility.
(b)
Stepbacks are measured with respect to lower-level facades and
not property lines.
(c)
One front-facade stepback or change in massing of at least five
feet shall be provided, beginning at the fourth floor for mid-rise
buildings. Other options include varying heights of facades, cornices
or parapet lines to emphasize the top of the third story in a mid-rise
building and arrangements of window lines, belt courses, and other
horizontal elements in a pattern that reflects the same elements on
neighboring buildings. Other techniques are possible, and use of more
than one technique is encouraged.
(d)
The following regulations apply to all multifamily residential
buildings and refer to stepbacks along the side facades, thus reducing
the overall scale and mass of building facades:
[1]
No stepbacks are required for building stories one through three.
[2]
In a mid-rise building, for stories four, five and six, where
applicable, building facades shall stepback a minimum of 15% of the
building footprint at the fifth floor.
[3]
Stepbacks are not required on facades that do not face a public
street. For example stepbacks are not required on internal lot lines
or on rear facades.
(6)
Rooftop mechanical equipment.
(a)
All mechanical equipment shall be adequately screened from view
from properties directly adjacent to the property line. This may be
achieved in a variety of ways including using landscaping, decorative
walls, and decorative fencing.
(b)
All rooftop mechanical equipment shall be set back at least
10 feet from the upper-level building facades and be setback far enough
that it is not visible from public rights-of-way.
(c)
All rooftop equipment shall be screened from view in a manner
consistent with the architectural design and materials of the buildings.
(7)
Building transparency.
(a)
Principal entries shall be visible and easily identifiable and
highlighted by prominent architectural features.
(b)
Secondary entrances should be clearly designed as secondary
in importance with the overall facade requirements.
(c)
Service entrances shall face parking lots or driveways and be
placed at the rear and not facing streets or other public spaces.
(d)
All residential multifamily buildings shall have primary entry
hall or lobby area connected to the sidewalk via a pedestrian walkway.
Individual entries for ground-floor units are encouraged as well.
(e)
Secondary entries also shall be connected to the sidewalk by
pedestrian paths and should be clearly designed to be secondary in
importance in the overall facade arrangement.
(8)
Ground-floor elevations.
(a)
For all residential buildings, it is important to balance the
need to provide a sense of privacy and separation for first-floor
units with the need to provide transparency and a relationship to
the street and the sidewalk.
(b)
Common building entrances shall be located at grade. The finished
floor elevations of ground-floor units should be raised at least several
steps above grade but shall not be more than four feet above sidewalk
grade.
(9)
(10)
Common elements.
(a)
The developer shall submit proposals for ownership and maintenance
of common elements, including open space, recreation facilities, meeting
rooms, parking areas, driveways, private streets and similar facilities.
The proposal shall be reviewed and approved by the approving authority
as a condition of preliminary site plan approval.
(b)
Apartment buildings with 50 or more dwelling units shall provide
on-site amenities for residents, which may include open space, recreation
facilities and/or meeting rooms.
(c)
All mid-rise and high-rise apartment buildings shall provide
an indoor refuse and recycling storage area.
(11)
Parking design.
(a)
As part of the goal of encouraging pedestrian-friendly design,
the visibility of off-street parking areas from streets, sidewalks,
open spaces and other public spaces shall be minimized.
(b)
On-site parking areas and streets shall be paved with asphalt
and curbed with concrete or granite block as approved by the enforcing
agency.
(c)
Structured parking is permitted on the first, second and third
levels of buildings and is the preferred solution; provided that such
parking is hidden from direct view of streets, open spaces and other
public areas by being located behind residential and common lobby
spaces.
(d)
The rear parking facades can be screened architecturally as
described below:
[1]
Parking garage facades shall be architecturally screened to
harmonize with the building;
[2]
The facades shall be architecturally integrated with the building
facade both vertically and horizontally. Parking facades shall be
broken into bays and fenestration patterns similar to the rest of
the building mass; and
[3]
Articulation of bays for the rear structured parking facade
may begin above the second floor, creating a podium or terrace above
the parking area.
[4]
Exposed parking structures below buildings supported by columns
or "pilotis" are not permitted.
(e)
Garage doors may not exceed 20 feet in width and garage curb
cuts shall not exceed 24 feet in width.
(f)
Off-street surface parking lots shall be located to the rear
of the residential buildings and away from direct view of streets.
(g)
All parking areas shall be adequately screened to prevent impacts on adjacent properties and streets, as required by § 223-46B(9)(d).
(12)
Mechanical and utilities. A wall of venting for mechanical rooms
shall not be permitted along facades facing streets, pathways, and
open spaces.
(14)
Signs.
(a)
One project identification sign shall be permitted per entrance
and shall not exceed 20 square feet in area on either side and eight
feet in height. The sign may include only the name of the project
and the street address.
(b)
No other signs, other than pedestrian and vehicular directional
signs, shall be visible from off the premises.
J.
Mixed-use buildings.
(1)
Indoor/outdoor operations. All permitted uses in mixed-use buildings
must be conducted within completely enclosed buildings unless otherwise
expressly authorized. This requirement does not apply to off-street
parking or loading areas, automated teller machines, or outdoor seating
areas.
(2)
Floor-to-floor heights and floor area of ground-floor space.
(a)
All commercial floor space provided on the ground floor of a
mixed-use building must have a minimum floor-to-ceiling height of
11 feet.
(b)
Transparency.
[1]
A minimum of 70% of the street-facing building facade between
two feet and eight feet in height must be comprised of clear windows
that allow views of indoor space or product display areas. Ground
floor windows for office buildings shall be designed similarly to
retail windows so as to allow flexibility for future change in use
to retail.
[2]
The bottom of any window or product display window used to satisfy
the transparency standard referenced above may not be more than four
feet above the adjacent sidewalk.
[3]
Product display windows used to satisfy these requirements must
be internally lighted.
(c)
Doors and entrances.
[1]
Buildings must have a primary entrance door facing a public
sidewalk. Entrances at building corners may be used to satisfy this
requirement.
[2]
Building entrances may include doors to individual shops or
businesses, lobby entrances, entrances to pedestrian-oriented plazas,
or courtyard entrances to a cluster of shops or businesses.
K.
Refuse and recycling facilities.
(1)
Outdoor refuse and recycling containers shall be visually screened
within a durable enclosure, so as not to be visible from adjacent
lots or sites, neighboring properties or streets.
(2)
All materials or wastes which might cause fumes, dust, odor or which
constitute a fire hazard or which may be edible or otherwise attractive
to rodents or insects shall be stored outdoors only if enclosed in
sealed and covered containers which are adequate to eliminate such
hazards.
(3)
Refuse and recycling collection areas shall be effectively designed
to contain all refuse generated on site and deposited between collections.
(4)
Refuse and recycling collection areas shall be located to provide
clear and convenient access to refuse collection vehicles.
(5)
Medical, hazardous or other regulated waste shall meet the state
and federal standards for such materials.
(6)
Recycling facilities for apartment buildings.
(a)
There shall be included in any apartment building that requires
subdivision or site plan approval an indoor or outdoor recycling area
for the collection and storage of residentially generated recyclable
materials. (Only an indoor recycling area shall be permitted for any
mid-rise or high-rise apartment building.) The dimensions of the recycling
area shall be sufficient to accommodate recycling bins or containers
which are of adequate size and number and which are consistent with
anticipated usage and with current methods of collection in the area
in which the project is located.
(b)
The recycling area shall be conveniently located for the disposition
of source-separated recyclable materials by residents of the apartment
building, preferably near, but clearly separated from, a refuse dumpster.
(c)
The recycling area shall be well lit and shall be safely and
easily accessible by recycling personnel and vehicles. Reasonable
measures shall be taken to protect the recycling area, and the bins
or containers placed therein, against theft of recyclable materials,
bins or containers.
(d)
Any bins or containers which are used for the collection of
recyclable paper or cardboard and which are located in an outdoor
recycling area shall be equipped with a lid, or otherwise covered,
so as to keep the paper or cardboard dry.
(e)
Signs clearly identifying the recycling area and the materials
accepted therein shall be posted adjacent to all points of access
to the recycling area. Individual bins or containers shall be equipped
with signs indicating the materials to be placed therein.
(f)
Landscaping and/or fencing shall be provided around any outdoor
recycling area and shall be developed in an aesthetically pleasing
manner.
L.
Screening of exterior mechanical equipment.
(1)
Electrical and mechanical equipment shall be located within the interior
of a building wherever possible. When an interior location is not
practical, such equipment shall be placed in a location where it can
be substantially screened from public view. Roof-mounted equipment
shall be located so as to not be visible from the public road and
shall be hidden with parapets or screens of materials which are in
harmony with the building's architecture.
(2)
Process equipment, such as stacks, hoppers, compactors, bins, storage
vessels, blowers, compressors, piping, ducting, conveyors and the
like, shall be located and screened so as to minimize the visual impact
on adjacent properties.
(3)
Ground-level utilities shall be screened so as to be unobtrusive
when viewed from the public rights-of-way and adjacent uses.
M.
Sidewalks and street trees.
(1)
Location and dimensions of sidewalks.
(a)
A sidewalk shall be provided within the right-of-way along both
sides of all streets.
(b)
The sidewalk shall be constructed flush with the curb.
(c)
The minimum sidewalk width shall be three feet in areas designed
or intended primarily for ground-floor residential use and six feet
in areas designed or intended primarily for ground-floor nonresidential
use.
(2)
Trees.
(a)
One tree shall be provided for each 25 feet of sidewalk. Trees
shall be evenly spaced to the extent practicable. Trees shall be planted
at least three feet from the curb, but shall be situated so as to
provide at least four feet of clear sidewalk between the tree and
the right-of-way line.
(b)
All trees coming from the nursery shall have straight stems
of 2.5 inches in caliper or more, with single leaders. Trees shall
be of a species capable of tolerating harsh urban conditions and branching
a minimum of seven feet from the ground. All trees shall be subject
to approval by the enforcing agency.
(c)
Trees shall be planted as soon as is practicable following the
final paving of the sidewalk.
(d)
Trees shall not interfere with traffic signs, streetlights and
fire hydrants.
(e)
Any tree planted under a utility wire or wires shall have a
mature height under 20 feet.
(f)
Upon planting, trees shall be supported, maintained and watered
thoroughly and shall be subject to inspection by the enforcing agency.
(g)
The recommended types of street trees are as follows:
White oak
|
Honey locust
|
Bartlett pear
| |
Black oak
|
London plane
|
Callery pear
| |
Scarlet oak
|
Sweet gum
|
Cornelian cherry
| |
Red oak
|
Sour gum
|
Sargent cherry
|
Tree selection should consider localized conditions, such as
amount of traffic and presence of commercial uses. Small or large-leaf
lindens, poplar, elm, ash, soft maple or sycamore trees are not recommended.
|
(h)
Trees must be free of susceptibility to infestation by the Asian
longhorn beetle.
(3)
Trenches and materials. To provide adequate soil for the roots of
street trees, a continuous trench or system of root path trenches
shall be required underneath sidewalks.
(a)
A continuous trench shall be at least 30 inches in depth by
six feet in width and shall consist of structural soil or open-graded
crushed aggregate mixed with soil. Where two or more trees are planted,
the trench shall be continuous for the length of the planting. Pavement
materials over continuous trenches shall have frequent open joints
to admit air and water into the trench.
(b)
If the root path trench method is selected, loam-filled trenches
measuring four inches wide by 12 inches deep shall be provided under
the base course to guide the growth of tree roots. For each tree,
four radial trenches extending the length and width of the section
of sidewalk being constructed shall be provided at ninety-degree angles.
Where two or more trees are planted, trenches shall connect adjacent
trees.
(c)
Underground drainage structures may be required by the enforcing
agency.
(d)
The design details of sidewalks and trenches shall be appropriate
to the method selected and shall subject to acceptance by the enforcing
agency.
N.
Streets, alleys and pedestrianways.
(1)
Relationship of streets, alleys and pedestrianways to blocks. All blocks shall be bounded by streets, pedestrianways, municipal boundaries and/or natural features in accordance with the provisions of § 223-11C. Blocks may be penetrated by pedestrianways or alleys which serve the rear of buildings.
(2)
Dead-end streets are prohibited except where through streets are
made infeasible by natural features or railroad rights-of-way.
(3)
Any new streets or alleys or extensions of existing streets or alleys
should be dedicated to the City, conditioned upon the City's
acceptance of such improvement. If a developer chooses to make a street
or alley private, a permanent public easement shall be provided to
allow, at minimum, unimpeded pedestrian access to the street or alley.
(4)
All street names shall be subject to approval by the approving authority.
An extension of an existing street shall have the same name as the
existing street. No street shall have a name which will duplicate
or so nearly duplicate as to be confused with the name of an existing
street.
(5)
Right-of-way width.
(a)
The minimum right-of-way width of a new street which is not
an extension of an existing street shall be 50 feet, except that wider
streets shall be permitted where deemed necessary to accommodate anticipated
vehicular and/or pedestrian traffic or to accommodate an aesthetic
feature such as a landscaped center median island. The minimum right-of-way
width of a new alley which is not an extension of an existing alley
shall be 11 feet for one-way traffic and 22 feet for two-way traffic.
The minimum right-of-way width of a pedestrianway shall be 10 feet.
(b)
The right-of-way width of a new street, alley or pedestrianway
which is an extension of an existing street, alley or pedestrianway
shall be the same as the right-of-way width of the existing street,
alley or pedestrianway.
(6)
On-street parking. All streets shall provide for parallel or angled
parking on both sides of the street. Alleys are not required to provide
for on-street parking.
(7)
Cartway width. The minimum and maximum cartway widths of a new street
or alley shall be as follows:
(a)
One-way street with parallel parking on both sides: 30 feet.
(b)
Two-way street with parallel parking on both sides: 35 feet.
(c)
One-way street with angled parking on one side and parallel
parking on the other side: 44 feet.
(d)
Two-way street with angled parking on one side and parallel
parking on the other side: 49 feet.
(e)
One-way street with angled parking on both sides: 55 feet.
(f)
Two-way street with angled parking on both sides: 60 feet.
(g)
One-way alley: nine feet.
(h)
Two-way alley: 18 feet.
(8)
Intersections.
(a)
Offset. New intersections along one side of an existing street
should coincide with existing intersections on the other side of the
same street. Where intersections do not coincide, the minimum offset
between two intersections shall be 150 feet for the intersection of
two streets and 100 feet for the intersection of a street and an alley.
(b)
Curb return radius. In general, the curb return radius at intersections
should be 15 feet. A smaller or larger curb return radius may be permitted
where appropriate. Smaller curb return radii induce slower vehicle
turning movements and are safer for pedestrians, while larger curb
return radii may be necessary to allow for turning movements by large
vehicles such as buses and trucks.
(9)
Curves. Streets should be straight whenever possible to conform to
the City's historic grid pattern. Where curved streets are necessary,
they should be designed in a manner that conforms with current engineering
practices for the volume of traffic they are expected to carry and
that is acceptable to the enforcing agency.
(10)
Drainage. All streets and alleys shall have curb and gutter on both sides that meet the requirements of § 223-11D. Pedestrianways shall provide for curb and gutter or natural drainage, as appropriate.
(11)
Sidewalks. All streets shall have sidewalks and street trees on both sides that meet the requirements of § 223-11M. Sidewalks and street trees are not required for alleys.
(12)
Grading, pavement and subgrade of streets, alleys and pedestrianways
shall be constructed to standards that conform to current engineering
practices for the volume of traffic they are expected to carry and
that are acceptable to the enforcing agency. Alleys should be paved
with materials such as cobbles that are designed to slow traffic.
The approving authority may also require the use of such materials
in portions of streets, at crosswalks and/or at intersections where
needed to slow traffic.
A.
City standards. All standards and specifications of the City as now
or hereafter adopted, if any, shall govern the design, construction
and installation of all required improvements. Failure of the developer,
his contractor or agent to conform to said specifications shall be
just cause for the suspension of the work being performed, in accordance
with the Uniform Construction Code. No developer shall have the right
to demand or claim damages from the City, its officers, agents or
servants by reason of said suspension.
B.
Other standards. In the event that the City has not adopted standards
for a specific type of improvement, then generally accepted engineering
standards, as set forth in current engineering and construction manuals
as may be approved and modified by the enforcing agency for a specific
situation, shall be used.
C.
Grades. All construction stakes and grades shall be set by or under
the supervision of a licensed land surveyor. One copy of all cut sheets
shall be filed with the enforcing agency prior to the commencement
of any construction.
D.
Approved plans. Prior to commencement of construction of required
improvements, the enforcing agency shall have received and approved
the complete plans and profiles of all improvements to be installed
or constructed. No improvements shall be accepted by the governing
body and no performance guaranties released until the enforcing agency
has received and approved drawings showing the plans, grades and profiles
of all improvements as finally constructed. Plans approved by the
Planning Board or Zoning Board of Adjustment shall be signed and dated
by the Board's Chairman and Secretary.
E.
Site conditions. During construction, the site shall be maintained
and left each day in a safe, clean and orderly manner, and any condition
which could lead to personal injury or property damage shall be immediately
corrected by the developer or upon an order by the Construction Code
Official or other authorized personnel.
F.
Disposal of dead trees, litter, building materials. All stumps, litter,
rubbish, brush, weeds, dead and dying trees, debris and excess or
scrap building materials shall be removed or destroyed immediately
upon the request of and to the satisfaction of the Construction Code
Official prior to issuing an occupancy permit. No such refuse shall
be buried on the site.
G.
Changes in elevation.
(1)
No change shall be made in the elevation or contour of any lot or
site by the removal of earth to another lot or site other than as
shown on an approved preliminary plan.
(2)
Minimal changes in elevation or contours necessitated by field conditions
may be made only after approval by the enforcing agency. All said
changes shall be shown on the final plan and indicated as a change
from the preliminary, or if final approval has been granted, all changes
shall be shown on the as-built plans.
H.
Excavations. No excavation shall be created or maintained, except
when required for the foundations of structures or in connection with
and during the installation of facilities for permitted uses. Such
excavation shall be used for the intended purpose or shall be refilled
to the average surrounding ground level, in such a manner as to prevent
the collection of water, erosion of earth or collapse or sliding of
banks, within six months from the date of commencement of such excavation.
I.
Topsoil removal. The applicant shall obtain all necessary permits.
J.
Preconstruction meeting. Prior to the commencement of construction,
the developer shall arrange for and attend a preconstruction meeting
in conformance with the requirements of the enforcing agency.
Prior to the granting of final approval, the applicant shall
have installed or constructed improvements required by the approving
authority or have posted a performance guaranty or surety sufficient
to cover the costs of said improvements. The approving authority may
solicit local, county, state, federal, public or semipublic agencies
and knowledgeable individuals on what improvements shall be required.
Improvements recommended by other agencies, such as a utilities authority,
county, state or other governmental agencies, may be required by the
approving authority as a condition of final approval.