[1976 Code § 22-1; Ord. No. 669 A.I § A]
The purpose of this chapter shall be to provide rules, regulations
and standards to guide land subdivision in the City in order to promote
the public health, safety, convenience and general welfare of the
City. It shall be administered to ensure orderly growth and development;
the conservation, protection and proper use of land; and adequate
provision for circulation, utilities and services.
[1976 Code § 22-2; Ord. No. 669 A.I § B]
The provisions of this chapter shall be administered by the
Planning Board of the City in accordance with Section 40:55D-1 et
seq. of the New Jersey Statutes Annotated.
[1976 Code § 22-3; Ord. No. 669 A.I § C]
The provisions permitting a planned unit development which are set forth in Chapter 26 are to be administered and enforced by the Planning Board and are incorporated herein by reference thereto. Such provisions shall be administered in accordance with the procedures set forth in those sections, except where the sections indicate that the procedures of this chapter shall govern.
[1976 Code § 22-4; Ord. No. 669 A.I § D; Ord. No. 1242 § § I, II]
Whenever a term is used in this chapter which is defined in
Section 40:55D-1 et seq. of the New Jersey Statutes Annotated, such
term is intended to have the meaning set forth in the definition of
the term as found in the statute, unless a contrary intention is clearly
expressed from the context of this chapter. As used in this chapter,
the following terms shall have the meanings respectively ascribed
to them by this section:
Shall mean the date of the public meeting at which the plan
or plat is received and classified by the Planning Board.
Shall mean the lands required for the installation of stormwater
sewers or drainage ditches, or required along a natural stream or
watercourse for preserving the channel and providing for the flow
of water therein to safeguard the public against flood damage in accordance
with Chapter I of Title 58 of the New Jersey Statutes Annotated.
Shall mean the final map of all or a portion of the subdivision
which is presented to the Planning Board for final approval in accordance
with these regulations and which, if approved, shall be filed with
the proper County Recording Officer.
Shall mean any roadway adopted in accordance with Chapter 32 of the Revised General Ordinances of the City of Sea Isle City which has been laid out, opened, straightened, established, widened, extended, altered or the location of which has been changed in any manner.
Shall mean a designated parcel, tract or area of land established
by a plat or otherwise as permitted by law and to be used, developed
or built upon as a unit.
Shall mean all subdivisions not classified as minor subdivisions.
Shall mean a composite of the mapped and written proposals
recommending the physical development of the City which shall have
been duly adopted by the Planning Board.
Shall mean any subdivision involving not more than three
lots (two new lots and the remaining parcel) on an improved City street,
not involving any new street or road, the extension of off-tract improvements
or a planned development, not adversely affecting the development
of the remainder of the parcel or adjoining property and not in conflict
with any provision or portion of the Master Plan, Zoning Ordinance
or this chapter. If any adjacent or contiguous parcel or land held
in one ownership is subdivided into more than three lots within a
period of five calendar years, it shall be classified as a major subdivision.
Shall mean a map adopted in accordance with Section 40:55D-32
et seq. of the New Jersey Statutes Annotated or any prior act authorizing
such adoption. Such a map shall be deemed to be conclusive with respect
to the location and width of the streets, public parks and playgrounds,
drainage rights-of-way and other data shown thereon.
Shall mean any individual, firm, association, syndicate,
copartnership or corporation having sufficient proprietary interest
in the land sought to be subdivided to commence and maintain proceedings
to subdivide the same under this chapter.
Shall mean a third-party surety bond which may be accepted
in lieu of a requirement that certain improvements be made before
the Planning Board or other approving body approves a plot.
Shall mean the map of a subdivision.
Shall mean the preliminary map indicating the proposed layout of the subdivision which is submitted to the Secretary of the Planning Board for Planning Board consideration and tentative approval, and meeting the requirements of Section 32-2 of this chapter.
Shall mean the sketch map of a subdivision of sufficient accuracy to be used for the purpose of discussion and classification, and meeting the requirements of Section 32-2 of this chapter.
Shall mean any street, avenue, boulevard, road, lane, parkway,
viaduct, alley or other way which is an existing State, County or
municipal roadway, or a street or way shown upon a plat heretofore
approved pursuant to law or approved by official action, or a street
or way on a plat duly filed and recorded in the office of the County
Recording Officer prior to the appointment of a Planning Board and
the grant to such Board of the power to review plats. "Street" includes
the land between the street lines whether improved or unimproved,
and may comprise pavement, shoulders, gutters, sidewalks, parking
areas and other areas within the street lines. For the purpose of
this chapter, streets shall be classified as follows:
ARTERIES. Highway connections with the rest of the metropolitan
area.
COLLECTOR STREETS. Streets carrying traffic between arteries
and major concentrations of activity.
FEEDER STREETS. Streets which serve abutting properties and
carry traffic from within residential areas to collector streets or
arteries.
MINOR STREETS. Streets which have the primary function of serving
abutting properties within residential areas.
Shall mean any individual, firm, association, syndicate,
copartnership, corporation, trust or any other legal entity commencing
proceedings under this chapter to affect a subdivision of land hereunder
for himself or for another.
Shall mean the division of a lot, tract or parcel of land
into two or more lots, sites or other divisions of land for the purpose,
whether immediate or future, of sale or building development. "Subdivision"
also includes resubdivision and, where appropriate to the context,
relates to the process of subdivision or to the lands or territory
divided. Certain acts shall not be deemed to be subdivisions and these
acts are set forth in the definition of "subdivision" as it appears
in Section 40:55D-7 of the New Jersey Statutes Annotated.
[1976 Code § 22-5; Ord. No. 669 A.II § A; Ord. No. 1431 § § CXL, CXLI]
a.
Approval Procedure.
1.
Any owner of land within the City (a subdivider) shall, prior to
subdividing or resubdividing land, as defined in this chapter, submit
to the Secretary of the Planning Board (or other designated official),
at least 14 days prior to the regular meeting of the Board, 12 copies
of the sketch plat of the proposed subdivision for the purposes of
classification and preliminary discussion. He/she shall complete an
application blank on forms designated by the Planning Board, such
forms to be accompanied by an appropriate fee to be established by
the Planning Board, payable to the City. The fee shall entitle the
applicant to a copy of the pertinent rules, regulations and standards
established by the Governing Body.
2.
Minor subdivision approval shall be granted or denied within 45 days
of the date of submission of a complete application to the Secretary
or within such further time as may be consented to in writing by the
applicant. Failure of the Planning Board to act within the period
prescribed shall constitute minor subdivision approval, and a certificate
of the Secretary as to the failure of the Planning Board to act shall
be issued on request of the applicant; and it shall be sufficient
in lieu of the written endorsement or other evidence of approval herein
required and may be so accepted by the County Clerk for purpose of
filing subdivision plats. If it is determined that the application
does conform to the definition of a minor subdivision and is complete,
the Planning Board shall waive notice and public hearing for the application.
3.
Whenever review or approval of the application by the County Planning
Board is required by Section 40:27-6.3 of the New Jersey Statutes
Annotated, the decision of the County Planning Board or approval by
the County Planning Board by its failure to report thereon within
the required time period shall be noted on the plat.
4.
Whenever the Planning Board shall grant approval subject to conditions,
a notation shall be made on the plat or deed indicating that "The
approval of the subdivision is subject to conditions as set forth
in the minutes of the Planning Board."
b.
If classified and approved as a minor subdivision by a majority vote
of the Planning Board, a notation to that effect will be made on the
sketch plat. The approved sketch plat shall then be returned to the
subdivider, who shall submit nine surveys of the parcel or parcels
to be subdivided, prepared by a New Jersey licensed land surveyor.
Classification constitutes the only approval necessary for minor subdivisions.
In order to obtain immediate approval as a valid minor subdivision,
the subdivider shall submit nine copies of a survey of the parcel
or parcels to be subdivided, prepared by a licensed land surveyor.
If the sketch plat is not accompanied by nine copies of the survey,
then the approved sketch plat should be returned to the subdivider,
who shall submit nine surveys for the parcel or parcels to be subdivided,
such surveys to be prepared by a New Jersey licensed land surveyor.
c.
In the event of a minor subdivision classification, the applicant
shall pay the fees as set forth in a schedule adopted by the Planning
Board, such fees to be used to offset the cost of professional services
and other incidental expenses connected with processing, reviewing
and checking the material submitted.
d.
Before the Secretary of the Planning Board returns any approved sketch
plat to the subdivider, the City Clerk shall furnish one copy to each
of the following for their consideration and recommendations:
e.
Approval of a minor subdivision shall expire 190 days from the date
of City approval unless within such period a plat in conformity with
such approval and the provisions of the Map Filing Law, Section 46:23-9.9
et seq. of the New Jersey Statutes Annotated or a deed clearly describing
the approved minor subdivision, is filed by the applicant with the
County Clerk, the City Engineer and the City Tax Assessor. Any such
plat or deed accepted for such filing shall be signed by the Chairman
and the Secretary of the Planning Board.
f.
If the plat is classified as a major subdivision, a notation to that effect shall be made on the plat, which will be returned to the subdivider for compliance with the procedure in subsection 32-2.2 and no further action by the Planning Board shall be taken at that time.
g.
The zoning requirements and general terms and conditions, whether
conditioned or otherwise, upon which minor subdivision approval was
granted shall not be changed by the City, without application by the
applicant, for a period of two years after the date of minor subdivision
approval; provided, that the approved minor subdivision shall have
been duly recorded as provided in this subsection.
h.
Prior to the commencement of any construction, the applicant shall
deposit with the City Clerk the requisite fees for planning and engineering
review and inspection of the required improvements in accordance with
the procedures set forth in this Code. If, in connection with a major
subdivision, the Planning Board or the subdivider should require the
time for services of the Board's or City's professional
personnel prior to the time of submission of the preliminary plat,
the subdivider shall deposit with the City Clerk the requisite fees
in accordance with the procedures set forth in this Code.
[1976 Code § 22-6; Ord. No. 669 A.II § B; Ord. No. 1431 § CXLII]
a.
At least 12 black-on-white prints of the preliminary plat and one
transparency on cloth, together with 12 copies of any of the documents
required in connection therewith, shall be submitted to the Secretary
of the Planning Board 14 days prior to the meeting of the Planning
Board. The Secretary of the Planning Board shall immediately notify
the City Clerk of the receipt of a preliminary plat, and shall forward
one copy to the City Clerk for public inspection. At the time of the
submission, the subdivider shall pay fees as set forth in a schedule
adopted by the Planning Board, such fees to be used to offset the
cost of professional services and other incidental expenses connected
with processing, reviewing and checking the material submitted.
b.
The applicant shall give notice of the application at least 10 days
prior to the date of the hearing on the application. Public notice
shall be accomplished in accordance with the provisions set forth
in this Code.
c.
Copies of the preliminary plat shall be forwarded forthwith by the
Secretary of the Planning Board to the City Engineer and such other
municipal or County bodies or officials as the Planning Board shall
designate.
d.
At the meeting of the Planning Board at which the application is
to be first considered, the Planning Board shall first determine that
the application is complete in accordance with paragraph a of this
subsection and any other sections of the Code which are relevant with
respect thereto. If it is determined that the application is incomplete,
the Planning Board shall immediately notify the applicant of the incompleteness
which shall not be deemed to preclude a subsequent complete resubmission
upon payment of the prescribed fee. If it is determined that the application
is complete:
1.
If the application is for a subdivision of more than 10 lots, the
Planning Board shall grant or deny preliminary approval within 95
days of the date of submission of the complete application or within
such further time as may be consented to in writing by the applicant.
Failure of the Planning Board to act within the period prescribed
shall constitute major subdivision preliminary approval.
2.
If the application is for a subdivision of 10 or fewer lots, the
Planning Board shall grant or deny preliminary approval within 45
days of the date of submission of the complete application or within
such further time as may be consented to in writing by the applicant.
3.
The applicant shall not proceed with installation of the required
improvements until a performance bond and inspection fees are posted
therefor, and no building permits shall be issued unless the required
improvements have been completed and accepted or a performance bond
posted therefor.
e.
If the Planning Board acts favorably on a preliminary plat, the Chairman
of the Planning Board shall affix his/her signature to the plat with
the notification that it has received tentative approval, and it shall
be returned to the subdivider for compliance with final approval requirements.
Except as herein stated, the Planning Board shall be bound by the
requirements and regulations of the municipal body or County body
having exclusive jurisdiction over the matter involved in the proposed
subdivision and shall not grant tentative approval until such requirements
or regulations have been complied with or appropriate arrangements
satisfactory to such municipal or County body have been made for compliance.
Not later than seven days after submission of the preliminary plat,
the applicant, where required pursuant to Section 40:27-6.3 of the
New Jersey Statutes Annotated, shall submit a copy of the application
and all supporting documentation to the County Planning Board for
review and approval. The applicant shall then promptly certify to
the Secretary of the Planning Board that such submission has been
properly made. Whenever review or approval of the application by the
County Planning Board is required by Section 40:27-6.3 of the New
Jersey Statutes Annotated, the Planning Board shall condition any
approval that it grants upon timely receipt of a favorable report
on the application by the County Planning Board or by its failure
to report thereon within the required time period. If the County Planning
Board has approval authority pursuant to Section 40:27-12 of the New
Jersey Statutes Annotated, its action shall be noted on the plat and,
if disapproved, two copies of the reasons for disapproval shall be
returned within the plat. If either the City Planning Board or County
Planning Board disapproves a plat, the reasons for disapproval shall
be remedied prior to further consideration. If approval is required
by any other office or a public body, the same procedure as applies
to submission to and approval by the County Planning Board shall apply.
If the aforementioned City or County body fails or refuses to act
within 60 days after submission to it of the plat, then such failure
or refusal to act shall be deemed an approval of the plat.
f.
Preliminary approval of a major subdivision shall confer upon the
applicant, for a three-year period from the date of the preliminary
approval, the rights which are set forth in Section 40:55D-49 of the
New Jersey Statutes Annotated. Prior to the commencement of any construction,
final detailed engineering plans shall be submitted to and approved
by the City Engineer. The applicant shall deposit with the Planning
Board Secretary a fee for engineering review in such amount as is
set forth in a resolution to be adopted by the Governing Body.
[1976 Code § 22-7; Ord. No. 669 A.II § C; Ord. No. 987 § 11 Ord. No. 1431 § CXLIII]
a.
Before consideration of a final subdivision plat, the subdivider shall have installed the improvements required under Sections 32-4 and 32-5 or the Planning Board shall require the posting of an adequate performance bond to assure the installation of the required improvements. The bond shall be issued by a third party surety company, the form of which shall be approved by the City Attorney. The form and amount of the bond shall be further governed by this Code.
b.
In lieu of a performance bond a performance guarantee in favor of
Sea Isle City such as an irrevocable letter of credit or other adequate
guarantee in an amount not to exceed 120% of the cost of installation
for improvements deemed necessary or appropriate including: streets,
grading, pavement, gutters, curbs, sidewalks, street lighting, shade
trees, surveyor's monuments, as shown on the final map and required
by the "Map Filing Law" P.L. 1960, c. 141 (C. 46:23-9 et seq.), water
mains, culverts, storm sewers, sanitary sewers or other means of sewage
disposal, drainage structures, erosion control and sedimentation control
devices, public improvements of open space, and in the case of site
plans only, other on-site improvements and landscaping as approved
by the City Attorney. In the case of maintenance guarantees, they
shall be posted with the City for a period not to exceed two years
after final acceptance of the improvement, in an amount not to exceed
15% of the cost of the improvement.
c.
The time for installation of the improvements for which the performance
guarantee has been provided may be extended by the Governing Body
by resolution. As a condition or as part of any such extension, the
amount of any performance guarantee shall be increased or if appropriate,
reduced to an amount not to exceed 120% of the cost of installation
as determined as of the time of passage of the resolution as approved
by the City Attorney.
[1976 Code § 22-8; Ord. No. 669 A.II § D; Ord. No. 1431 § CXLIV]
a.
The final plat shall be submitted to the Secretary of the Planning
Board within three years from the date of tentative approval. Upon
its receipt, the Secretary of the Planning Board shall furnish a copy
to the City Clerk for public inspection. Final approval shall be granted
or denied within 45 days after submission of a complete application
to the Secretary of the Planning Board or within such further time
as may be consented to in writing by the applicant. At the time of
the submission of the final plat to the Secretary of the Planning
Board by the subdivider, the subdivider shall pay fees in accordance
with a schedule adopted by the Governing Body, the fees to be used
to offset the cost of professional services and other incidental expenses
connected with processing, reviewing and checking the material submitted.
b.
The submission shall include 12 black-on-white prints and two cloth
transparencies of the final plat and all plans connected therewith.
The subdivider shall also provide 12 copies of all documents connected
with Board approval of the final plat.
c.
The final plat shall be accompanied by a statement of the appropriate
City or County body that it is in receipt of a map identifying those
portions already installed and those to be installed and that the
subdivider has complied with one or both of the following:
1.
Installed all improvements, approved by the City Engineer, in accordance
with the requirements of the Planning Board, together with a certification
of the City Engineer approval form.
2.
A performance bond approved by the City Attorney and issued by a
third-party surety company has been posted with the City Clerk in
sufficient amount to assure the completion of all required improvements.
Notice of receipt of this bond shall be forwarded by the City Clerk
to the Secretary of the Planning Board.
d.
Any plat which required County Planning Board approval pursuant to
Section 40:27-12 of the New Jersey Statutes Annotated shall be forwarded
to the County Planning Board for its action prior to final approval
by the Planning Board. Whenever review or approval of the application
by the County Planning Board is required by Section 40:27-6.3 of the
New Jersey Statutes Annotated, the City shall condition any approval
that it grants upon timely receipt of a favorable report on the application
by the County Planning Board or approval by the County Planning Board
by its failure to report thereon within the required time period.
e.
The Planning Board shall grant final approval if the detailed drawing,
specifications and estimates of the application for final approval
conform to the standards of this chapter, the conditions of preliminary
approval and the standards prescribed by the Map Filing Law, Section
46:23-9.9 et seq. of the New Jersey Statutes Annotated. Whenever the
Planning Board shall grant approval subject to conditions, a notation
shall be made on the plat indicating that "The approval of the subdivision
is subject to conditions as set forth in the minutes of the Planning
Board." If the Planning Board approves the final plat, a notation
to that effect shall be made on each plat and shall be signed by the
Chairman and the Secretary of the Planning Board.
f.
Failure of the Planning Board to act within the period prescribed
shall constitute final approval, and a certificate of the Secretary
as to the failure of the Planning Board to act shall be issued on
request of the applicant, and it shall be sufficient in lieu of the
written endorsement or other evidence of approval herein required
and shall be so accepted by the County Clerk for purposes of filing
subdivision plats.
g.
Appeals may be taken from a decision of the Planning Board in accordance
with the provisions of this Code.
h.
Upon final approval, copies of the final plat shall be filed with
the appropriate office or officers as designated by resolution of
the Planning Board.
i.
Final approval of a major subdivision shall expire 95 days from the
date of the signing of the plat unless within such period the plat
shall have been duly filed by the developer with the County Clerk.
The Planning Board may, for good cause shown, extend the period for
recording for an additional period not to exceed 190 days from the
date of the signing of the plat.
j.
No plat shall be accepted for filing by the County Recording Officer
unless it has been duly approved by the Planning Board of the City.
k.
As a condition of granting final approval, the Planning Board shall
require the applicant to submit a certification with respect to the
following:
1.
That a sufficient water supply is available for the project.
2.
That adequate sewage treatment capacity is available for the project.
3.
That such supply and capacity have been allocated and shall be available
upon completion of the project.
|
This certification shall be obtained by the applicant from the
appropriate governmental entity or any agency which may provide sewage
treatment or water supply.
|
l.
The effect of final approval of a major subdivision shall be as set
forth in Section 40:55D-52 of the New Jersey Statutes Annotated.
m.
Prior to the granting of final approval or the commencement of construction,
the subdivider shall deposit with the Secretary of the Planning Board
an amount of monies sufficient to pay for the cost of professional
services in accordance with the provisions of this Code.
[1976 Code § 22-9; Ord. No. 669 A.III § A]
The sketch plat shall be based on tax map information or some
other similarly accurate base, at a scale, preferably not less than
400 feet = one inch, to enable the entire tract 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.
b.
All existing structures 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 records.
d.
The tax map sheet, Block and Lot numbers.
e.
All existing and proposed streets or roads and streams within 500
feet of the subdivision.
f.
The zoning of the particular parcel in question as determined by
the City Zoning Map in effect at the time of the application.
g.
The name and address of the owner, subdivider and persons preparing
the plat.
h.
The number of new lots created.
i.
The dimensions of all proposed lot lines, and any existing lot line
to be eliminated.
j.
North arrow, scale and date of preparation.
k.
The acreage of the entire tract and of new parcels being proposed.
|
The submission shall be accompanied by a certification from
the City Tax Collector that all taxes are paid to date.
|
[1976 Code § 22-10; Ord. No. 669 A.III § B]
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 land surveyor and professional engineer, qualified and licensed within the State, to perform the work required by the Planning Board and such other work as may be required by other municipal or County bodies. The plat shall be designed in compliance with the provisions of Section 32-6 and shall show or be accompanied by the following information:
a.
A key map showing the entire subdivision and its relation to surrounding
areas.
c.
The acreage of the tract to be subdivided to the nearest 1/10 of
an acre.
d.
Contours at two foot intervals for the entire area of the property
as well as lands immediately adjacent thereto.
e.
Complete topographical data showing all natural and man-made features
within or adjacent to the tract.
f.
Complete outbound survey of the entire tract, including any exceptions
and easements affecting the subdivision.
g.
Plan or plans showing the layout to scale accuracy of proposed property
lines, streets, sanitary sewers, storm drains, water lines, gas lines,
electric lines, buildings, relocated streams, easements or covenants,
and any other features connected with the subdivision of land and
construction of improvements thereon.
h.
Copies of design criteria and calculations; complete specifications
covering materials and methods of construction for all improvements;
typical details for all appurtenances; and typical cross sections
of streets.
i.
The location for existing and proposed property lines, streets, buildings
(with the indication as to whether existing buildings will be retained
or removed), railroads, bridges and any other natural feature within
the tract and within 200 feet of its boundary.
j.
The location of existing utility structures, such as water and sewer
lines/mains, gas transmission lines and high tension power lines within
the subdivision and within 200 feet of its boundaries.
[1976 Code § 22-11; Ord. No. 669 A.III § C; Ord. No. 1431 § CXLV]
The final plat shall be drawn in ink on tracing cloth at a scale
of not less than one inch equals 100 feet and in compliance with all
the provisions of the latest editions of State, County and local Code
requirements. The final plat shall show or be accompanied by the following:
a.
Date, name and location of the subdivision, name of owners, graphic
scale and reference meridians.
b.
Tract boundary lines, right-of-way lines of streets, street names,
easements and other rights-of-way, land to be reserved or dedicated
to public use, all lot lines and other site lines with accurate dimensions
and bearings and radii, arcs and central angles of all curves.
c.
The purpose of any easement or land reserved or dedicated to public
use shall be designated and the proposed use of sites other than residential
shall be noted.
d.
Lot and block numbers, as designated by the Tax Assessor.
e.
Minimum building setback line on all lots and other sites.
f.
Location and description of all monuments.
g.
Names of owners of adjoining unsubdivided land.
h.
Certification that the applicant is the agent or owner of the land,
or that the owner has given consent under an option agreement.
i.
Certification by an engineer or surveyor as to the accuracy of the
details of the plat.
j.
When approval of a plat is required by any officer or body of the
City, County or State, approval shall be certified on the plat.
k.
Plans and profile drawings accurately drawn to a scale of not less
than one inch equals 50 feet showing proposed construction of off-site
improvements and grading of lots complete in every detail.
l.
Copies of all other data not included in the submission of the preliminary
plat necessary to completely and accurately delineate and describe
the construction of off-site improvements.
m.
Certificate from the Tax Collector that all taxes are paid to date.
n.
Executed and acknowledged easements to the proper governmental unit
for all sanitary sewers, storm sewers and drainage rights-of-way required,
together with a certificate of title thereto made to the unit by a
qualified New Jersey Attorney.
o.
Zoning boundaries and zoning designation of all adjacent lands.
[1976 Code § 22-12; Ord. No. 669 A.IV § 1]
a.
Prior to the granting of final approval, the subdivider shall have
installed or, at the option of the Planning Board, shall furnish performance
guaranties for the ultimate installation of the following:
1.
Streets.
2.
Street signs.
3.
Curbs and gutters or curbs.
4.
Sidewalks.
5.
Street lighting.
6.
Topsoil.
7.
Monuments.
8.
Storm sewers.
9.
Such other improvements as may be required to properly develop the
subdivision, including but not limited to a certificate from an authorized
exterminator indicating the absence of pests and/or vermin.
b.
All of the required improvements shall be installed in accordance
with the rules, regulations and specifications as adopted by the Planning
Board and such other regulations, ordinances or requirements of appropriate
County or municipal bodies having jurisdiction over the subject matter.
[1976 Code § 22-13; Ord. No. 669 A.IV § 2; Ord. No. 987 § 2; Ord. No. 1431 § CXLVI]
a.
No final plat shall be approved by the Planning Board until the completion
of all such required improvements has been certified to the Planning
Board by the City Engineer and other such appropriate County or municipal
bodies, unless the subdivision owners shall have filed with the City
a performance guaranty sufficient in amount to cover 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. The performance guaranty
shall be in the form of a performance bond which shall be issued by
a bonding or surety company approved by the City Attorney and as set
forth in this chapter.
b.
In lieu of a performance bond, a performance guarantee in favor of
Sea Isle City such as an irrevocable letter of credit or other adequate
guarantee in an amount not to exceed 120% of the cost of installation
for improvements deemed necessary or appropriate, including: streets,
grading, pavement, gutters, curbs, sidewalks, street lighting, shade
trees, surveyor's monuments as shown on the final map and required
by the "Map Filing Law" P.L. 1960, c. 141 (C. 46:23-9.9 et seq.),
water mains, culverts, storm sewers, sanitary sewers or other means
of sewage disposal, drainage structures, erosion control and sedimentation
control devices, public improvements of open space, and in the case
of site plans only, other on-site improvements and landscaping as
approved by the City Attorney. In the case of maintenance guarantees,
they shall be posted with the City for a period not to exceed two
years after final acceptance of the improvement, in an amount not
to exceed 15% of the cost of the improvement.
c.
The time for installation of the improvements for which the performance
guarantee has been provided may be extended by the Planning Board
by resolution. As a condition or as part of any such extension, the
amount of any performance guarantee shall be increased or if appropriate
reduced to an amount not to exceed 120% of the cost of installation
as determined as of the time of passage of the resolution as approved
by the City Attorney.
[1976 Code § 21-14; Ord. No. 669 A.V § 1]
In order to promote the public health, general welfare and other
purposes of land subdivision regulation, subdivision proposals which
are to include more than three contiguous lots within three days after
final approval are to be governed by the provisions of this division.
[1976 Code § 22-15; Ord. No. 669 A.V § 2]
a.
There shall be provided by such lots a sanitary sewerage system,
which shall be such size and shall be sufficient to carry all sewage
from all present or proposed structures on the lots, and shall be
otherwise constructed and maintained in conformity with the laws of
the State, any and all ordinances of the City relating to sanitary
sewerage systems as amended and revised to date and the rules and
regulations of the Department of Public Works.
b.
The sanitary sewerage system may be constructed in parts; provided,
however, that the system in each phase or part of its construction
shall be sufficient in the written opinion of the Department of Public
Works to carry all sewage from all structures then in existence or
under construction on the lots.
c.
Design specifications shall be approved, prior to final approval,
by the City Engineer and the Superintendent of Water and Sewer. The
design specifications shall comply with all Federal, State and local
requirements.
[1976 Code § 22-16; Ord. No. 669 A.V § 3]
a.
There shall be provided for such lots a storm drainage system which
shall be of such size as to be sufficient to collect and carry off
and dispose of all surface water falling upon or arising on such lots.
b.
The storm drainage system may be constructed in parts; provided,
however, that the system in each phase or part of its constructions
shall be sufficient, in the written opinion of the City Engineer,
to collect, carry off and dispose of all surface water falling upon
or arising on lots then improved or under improvement.
[1976 Code § 22-17; Ord. No. 669 A.V § 4]
a.
A water system shall be provided for such lots which shall be of
sufficient size to supply sufficient potable water to each of the
structures to be erected on the lots. The adequacy of the water system
and pressure shall be reviewed by the Department of Public Works,
which shall submit its opinions in a written report.
b.
All water supplies and water treatment works, when appropriate, shall
comply with the rules and regulations established by the State and
the City, all ordinances of the City relating to water supplies and
water treatment work, as amended and revised to date, and the rules
and regulations of the Department of Public Works.
c.
The water system may be constructed in parts; provided, however,
that the system in each phase or part of its construction shall be
of sufficient size, in the written opinion of the Department of Public
Works, to supply potable water to each structure then in existence
or under construction upon the lots.
[1976 Code § 22-18; Ord. No. 669 A.V § 5]
There shall be provided fire hydrants not more than 600 feet
from each structure with such pressure as shall be approved by the
Department of Public Works at each of the hydrants.
[1976 Code § 22-19; Ord. No. 669 A.V § 6]
All wires and electrical or telephone installations within or
entering and servicing all major subdivisions shall be placed underground,
and construction and maintenance easements shall be provided for such
installations where possible or deemed feasible due to water table
elevation.
[1976 Code § 22-20; Ord. No. 669 A.V § 7]
a.
The developer is required to obtain and plant shade trees in accordance
with City specifications. The type of trees shall be in accordance
with the Planning Board and Environmental Commission's recommendations.
b.
The trees shall be planted between the sidewalk and the street, or
near the inside of the sidewalk, and as determined by the Environmental
Commission. The trees shall be planted at intervals of not more than
50 feet and shall have a minimum diameter of three inches at a point
one foot above the ground.
c.
The trees planted under this section must be balled and burlapped,
nursery grown, certified disease-free, have a single trunk, properly
staked and planted a minimum of 10 feet from the sewer line.
d.
The developer shall post performance bonds prior to the planting
of the shade trees in an amount determined by the Environmental Commission.
The performance bonds will not be released if the trees do not meet
the requirements specified by City ordinance and the Environmental
Commissioner or if all the required trees are not alive and healthy
as determined by the Environmental Commission.
[1976 Code § 22-21; Ord. No. 669 A.V § 8]
a.
Upon application of the subdivider, the Planning Board may waive
the requirements of this chapter concerning the water/sewage system
and general improvements when appropriate in cases involving subdivisions
of lots numbering less than 50. In such event the burden shall be
upon the subdivider to clearly demonstrate to the Planning Board that
the enforcement of the provisions aforementioned should exact an undue
hardship upon the subdivider and that full compliance with these provisions
would be economically or otherwise unfeasible.
b.
Prior to the consideration by the Planning Board of the subdivider's
application for a waiver pursuant to this section, the applicant shall
obtain Board of Health approval of the proposed individual sewage
disposal system, when appropriate. If the applicant fails to obtain
Board of Health approval, then the Planning Board shall take no further
action on the subdivider's application.
[1976 Code § 22-22; Ord. No. 669 A.V § 9]
If the subdivider shall apply to the Planning Board for relief
under the waiver provision, he/she shall notify the Secretary of the
Planning Board, briefly stating his/her reasons for seeking the relief,
and the Planning Board Secretary shall then set the matter down for
a hearing at a regular or special meeting of the Planning Board. The
subdivider shall notify, by mail, at least 10 days prior to the hearing,
all property owners within 200 feet of the boundaries of the subdivision
as the names appear on the City tax records. The notice shall state
the time and place of the hearing and shall include a brief statement
as to what relief shall be sought at the hearing and that the property
owner has a right to appear and be heard. The subdivider shall furnish
proof of such notice to the Planning Board before the hearing shall
commence.
[1976 Code 22-23; Ord. No. 669 A.V § 10]
The Planning Board shall be guided in its decision by the proofs
submitted by the subdivider and his/her professional agents, together
with a report and recommendation given by the City Engineer, which
City Engineer shall be guided by the regulations concerning sanitary
sewage systems and sewage disposal plants, when appropriate, as contained
in the regulations and specifications adopted by the Planning Board.
The Planning Board shall make findings of fact following such hearing,
and shall by resolution grant or deny the waiver requested.
[1976 Code § 22-25; Ord. No. 669 A.VI § 11]
The subdivider shall observe the requirements and principles
of land subdivision found in this section in the design of each subdivision
or portion thereof.
[1976 Code § 22-26; Ord. No. 669 A.VI § 2]
The subdivision plat shall conform to design standards that
will encourage good development patterns within the City. Where either
an Official Map or Master Plan, or both, has been adopted, the subdivision
shall conform to the proposals and conditions shown thereon. The streets,
drainage rights-of-way, school sites, public parks and playgrounds
shown on an officially adopted Master Plan or Official Map shall be
considered in approval of subdivision plats. Where no Master Plan
or Official Map exists, streets and drainage rights-of-way shall be
shown on the final plat in accordance with the latest edition of State,
County or local Code requirements and shall be such as to lend themselves
to the harmonious development of the City and enhance public welfare
of the City in accordance with the design standards found herein and
all in accordance with the existing Zoning Ordinance.
[1976 Code § 22-27; Ord. No. 669 A.VI § 3]
Prior to construction, all stakes and grades shall be set by
a licensed land surveyor. A set of the notes resulting shall be filed
with the City Engineer. Before work commences, the City Engineer shall
be notified, and under no circumstances shall underground work be
covered until inspected by the appropriate official. If, during construction,
the subdivider/developer fails to meet specified requirements or to
correct unacceptable work, he/she shall be notified of such failure
by certified mail, return receipt requested, with instructions for
correcting the deficiency.
[1976 Code § 22-28; Ord. No. 669 A.VI § 4]
a.
Developed areas shall be cleared of all stumps, litter, rubbish,
brush, dead and dying trees, roots, debris and scrap building materials
prior to receipt of a Certificate of Occupancy. None of these materials
shall be buried within the City.
b.
All fill shall be clean and free of decaying materials.
c.
No changes shall be made in elevations or contours on the site other
than those shown and approved on the preliminary plat.
d.
During construction, the site shall be left daily in a sanitary and
safe condition. The Construction Official may require installation
or construction of temporary improvements on the site to prevent personal
injury, property damage, health hazards, erosion or flooding. Such
improvements may include grading, retaining walls, pipes, culverts
and other specific site improvements to limit negative impacts.
e.
Where existing materials and soil conditions are not satisfactory
for utility and street construction, the unsatisfactory material shall
be excavated and replaced with approved fill.
[1976 Code § 22-29; Ord. No. 669 A.VI § 5; Ord. No. 1431 § CXLVII; Ord. No. 1510 (2011) § 39]
a.
The arrangement of streets not shown on the Master Plan or Zoning
Ordinances shall be such as to provide for the appropriate extension
of existing streets.
b.
Minor streets shall be designed so as to discourage through traffic.
c.
Subdivisions abutting arterial streets shall provide a marginal service
road or reverse frontage with a twenty-five foot wide buffer strip
for planting or some other means of separation of through and local
traffic as the Planning Board may determine appropriate.
d.
The right-of-way width shall be measured to the lot lines and shall
not be less than required in the following table. In all cases streets
shall be of sufficient width and design to safely accommodate the
maximum traffic, parking and loading maximum access for fire-fighting
equipment.
|
Type of Street
|
Right-of-Way Width
(feet)
|
Cartway Width
(feet)
|
Sidewalk Required
|
Parking Permitted in Right-of-Way
|
|---|---|---|---|---|
|
Arteries
|
As master-planned by City, County, State or Federal agencies
| |||
|
Collector
|
66
|
46
|
Yes
|
Yes
|
|
Feeder
|
60
|
40
|
Yes
|
Yes
|
|
Minor
|
52
|
34
|
Yes
|
Yes
|
e.
No subdivision showing reserve strips controlling access to streets
shall be approved except where the control and disposal of land comprising
such strips has been conveyed to the City under conditions approved
by the Planning Board.
f.
Subdivisions that adjoin or include existing streets that do not
conform to widths as shown on the Master Plan or Official Map, or
the street width requirements of this chapter, shall dedicate additional
width along either one or both sides of such road. If the subdivision
is along one side only, 1/2 of the required extra width shall be dedicated.
g.
Maximum and minimum grades for all streets shall be as determined
by the Planning Board.
h.
Single street intersections shall be as nearly at right angles as
possible.
i.
Street jogs with centerline offsets of less than 125 feet shall be
prohibited.
j.
A tangent at least 100 feet long shall be introduced between reverse
curves on arterial and collector streets.
k.
Horizontal curves shall be of sufficient radius to provide good sight
lines and safe driving conditions and shall be in accordance with
the minimum and maximum radii determined by the Planning Board.
l.
All changes in grade shall be connected by vertical curves of sufficient
radius to provide a smooth transition and proper sight distance.
m.
Dead-end streets (cul-de-sacs) shall not be longer than 600 feet
and shall provide a turnaround at the end with a radius of not less
than 60 feet, tangent whenever possible to the right side of the street.
If a dead end street is of a temporary nature, a similar turnaround
shall be provided and provisions made for future extension of the
street and reversion of the excess right-of-way to the adjoining properties.
n.
No street shall have a name which will duplicate or so nearly duplicate
the name of an existing street as to be confused with the name of
an existing street. The continuation of an existing street shall have
the same name.
o.
Street surfacing shall be as follows:
1.
Subgrade. Where fill is required, the underlying ground surface shall
be stripped of all brush and trees before filling is commenced. The
material used for fill shall be suitable therefor and shall be free
from any matter that may decay. The fill shall be formed in successive
layers and each layer compacted by operating the construction equipment
over it until it is firm and unyielding before the next layer is placed.
Before construction of the gravel base is commenced the subgrade shall
be neatly dressed to the proper lines, grades and cross sections.
2.
Pavement foundations. The pavement foundation shall consist of six
inches of compacted gravel and four inches of bituminous stabilized
base. The gravel base course may require a prime coat of asphaltic
oil, if so directed by the City Engineer.
(a)
The gravel base course shall consist of six inches of compacted
road gravel, Type 2, Class A or B, conforming to the requirements
of the New Jersey State Highway Department Standard Specifications.
The finished sub-base shall be thoroughly compacted and bound together,
hard, smooth and even, free from defects and at the proper grade and
contour.
(b)
The bituminous stabilized base course shall comply with the
requirements of Section 3.2A (Mix #1) of the New Jersey State Highway
Department Standard Specifications.
3.
Bituminous concrete pavement. Streets shall be permanently paved
with two-inch thick bituminous concrete pavement, Type FABC-1, Mix
#5. The pavement shall be constructed in accordance with the requirements
of the New Jersey State Highway Department Standard Specifications.
[1976 Code § 22-30; Ord. No. 669 A.VI § 6]
Street signs shall be placed at each street intersection. They
shall be four way signs of such material, size, height and location
as may be specified by the City, and in conformity with the existing
signs already established in the City.
[1976 Code § 22-31; Ord. No. 669 A.VI § 7; Ord. No. 1510 (2011) § 38]
a.
Sidewalks shall be installed on one or both sides of streets, as
the Planning Board may direct, and at such widths as may be determined
by the Planning Board.
b.
All sidewalks shall be a minimum of four feet wide and four inches
thick, except at driveway crossings where they shall be six inches
thick.
c.
All sidewalks along a commercial zone shall be a minimum of six feet
in width.
d.
Concrete curbs, gutters and sidewalks shall meet the following requirements:
1.
Materials for concrete shall conform to the requirements of the New
Jersey State Highway Department Standard Specifications. Concrete
shall be Class B. Metal forms shall be used for the construction of
concrete curbs. Curbs are to be six inches wide and 18 inches deep
and are to be constructed true to the required lines, grades and curvatures.
2.
At all intersections a four-foot wide area of the sidewalk on each
roadway corner shall be gradually ramped to meet the roadway at grade
to enable persons in wheelchairs to easily cross roadways.
e.
In any area of the City where sidewalks do not line up, the transition
shall be as approved by the Planning Board after review by the City
engineer.
[1976 Code § 22-32; Ord. No. 669 A.VI § 8]
[1976 Code 22-33; Ord. No. 669 A.VI § 9]
In the instance where the Planning Board determines that buffer
areas shall be installed to provide a year-round visual screen of
such width, height and location as shall be approved by the Planning
Board, the size, variety and planting design of the buffer area shall
be as approved by the Environmental Commission and the Planning Board.
[1976 Code § 22-34; Ord. No. 669 A.VI § 10]
a.
Every effort should be made to avoid removal of trees having a caliper
of five inches or greater from the property in the process of subdividing,
grading or installing improvements. Where, in the judgment of the
Environmental Commission, such removal is unavoidable, the applicant
shall install trees in such locations and of such size, variety and
quantity as the Environmental Commission shall direct.
b.
Notwithstanding the five inch caliper limitation, no substantial
area of smaller trees or shrub cover shall be removed without the
provisions of comparable replacement as approved by the Environmental
Commission. A plan and a statement of material to be removed and/or
demolished shall be submitted for approval.
[1976 Code § 22-35; Ord. No. 669 A.VI § 11]
Monuments shall be of the size and shape as required by the
latest edition of the State, County and local Code requirements and
placed at each point of curvature and each point of tangency.
[1976 Code § 22-36; Ord. No. 669 A.VI § 12]
a.
Block length and width or acreage within bounding roads shall be
such as to accommodate the size of lots required in the area by the
Zoning Ordinance, and to provide for convenient access, circulation
control and safety of street traffic.
b.
In blocks over 1,000 feet long, pedestrian crosswalks may be required
in locations deemed necessary by the Planning Board. The walkways
shall be 10 feet wide and be straight from street to street.
c.
For commercial group housing or industrial use, the block size shall
be sufficient to meet all area and yard requirements for such use.
[1976 Code § 22-37; Ord. No. 669 A.VI § 13]
a.
Lot dimensions and area shall not be less than the requirements of
the Zoning Ordinance.
b.
Insofar as is practical, side lot lines shall be at right angles
to straight streets and radial to curved streets.
c.
Where extra width has been dedicated for the widening of existing
streets, lots shall begin at such extra width line and all setbacks
shall be measured from such lines.
d.
Where there is a question as to the suitability of a lot or lots
for their intended use, due to factors such as rock formations, flood
conditions or similar circumstances, the Planning Board may, after
adequate investigation, withhold approval of such lots.
[1976 Code 22-38; Ord. No. 669 A.VI § 14]
a.
In large scale developments, easements along rear property lines
or elsewhere for utility installation may be required. The easements
shall be at least 15 feet wide and located in consultation with the
utility companies or municipal departments concerned.
b.
Where a subdivision is traversed by a watercourse, drainageway, channel
or stream, there shall be provided a stormwater easement or drainage
right-of-way conforming substantially with the lines of such watercourse,
and such further width or construction, or both, as will be adequate
for the purpose. The minimum width of such easement shall be 100 feet,
50 feet to be from each side of the center line of such watercourse.
c.
Natural features, such as trees, brooks, wetlands and views, shall
be preserved whenever possible in designing any subdivision containing
such features.
d.
In placing utilities in any street, the following shall be observed:
Placement of sewer (center), water (right) and gas (left) as you enter
from the main thoroughfare or in accordance with Public Works requirements.
[1976 Code § 22-39; Ord. No. 669 A.VI § 15]
a.
All streetlights on minor and collector residential streets in a
major residential subdivision shall conform to the following basic
design standards:
1.
Insofar as is practical, lights shall be placed at 200-foot intervals
on alternate sides of the streets.
2.
Luminaires shall be 100 watt mercury vapor in line and 175 watt mercury
vapor at street intersections.
3.
Luminaires shall be mounted on a minimum eight-foot metal boom, attached
to a thirty foot laminated square wood pole. The luminaires shall
be installed in such a manner that the fixtures shall have a twenty-five-foot
clearance from the roadway surface.
b.
The decision of the Planning Board with respect to the basic design
of a street-lighting proposal shall be guided by a written report
and recommendation of the City Engineer as to the conformance of the
proposal with the above standards.
[1976 Code § 22-40; Ord. No. 669 A.VI § 16]
a.
In order to provide for the safety and general welfare of the public,
all subdivisions which will result in five or more dwelling units
shall set aside no less than 10% of the total area of the subdivision
for off-street recreation and/or play areas. This 10% shall not include
easement or right-of-way areas. The location, form and design of such
areas shall be approved by the Planning Board. The area specifically
designated for recreational purposes shall be fully usable for that
purpose and shall have all improvements required by this chapter.
b.
Wherever possible, recreation sites should be located adjacent to
school sites. In the case of large subdivisions, consideration should
be given to decentralizing several small recreational areas throughout
the development. The method of preserving such areas for recreation
open space, whether by easement, deed restriction, dedication, homeowner
association type or other means, shall be approved by the Planning
Board.
c.
In the selection of the location of such open spaces, consideration
shall be given to the preservation of natural features.
[1976 Code § 22-41; Ord. No. 669 A.VI § 17]
In order to promote public safety, a primary design criterion
shall be the separation of pedestrian traffic and vehicular use streets.
The location, width and construction of the walkways shall be subject
to the approval of the Planning Board. Sidewalks shall be constructed
and lighting shall be installed prior to occupancy. Prior to final
approval for any section, the responsibility for the construction,
operation, maintenance and liability for these walkways shall be clearly
established. Grade separated pedestrian crossings shall be provided
across arterial roads at points required by the Planning Board.
[1976 Code § 22-42; Ord. No. 669 A.VI § 18]
All electric, telephone, television and other communication
service facilities, both main and service lines, shall be provided
by underground cables and installed in accordance with the prevailing
standards and practices of the utility or other companies providing
such services. Feasibility is to be determined based on water table
elevation.
[1976 Code § 22-43; Ord. No. 669 A.VI § 19]
a.
Underdrains shall be provided throughout all of the developments
to carry water by gravity from below all basement floors to storm
drains or other proper places of disposal. Where sump pumps are used
on individual lots, they shall discharge into a pipe which shall run
from the structure to the underdrain system around the structure.
No underdrains in streets shall be less than six inches in diameter,
if determined feasible.
b.
The size of the underdrains shall be increased not less than 10%
in cross-section area for each 1,000 feet of longitudinal drain.
c.
Cleanouts shall be provided at all changes in line or grade; however,
the distance between cleanouts shall not exceed 400 feet. In no case
shall cleanouts be permitted in sanitary manholes. One cleanout, with
a screw-type cap, shall also be provided in each basement floor in
line with the pipe connecting the perimeter house underdrain to the
underdrain in the streets.
d.
Underdrains in the street shall be separated from the sanitary sewer
by a horizontal and vertical distance of at least one foot.
[1976 Code § 22-44; Ord. No. 669 A.VI § 20]
No topsoil shall be removed from the site or used as spoil.
Topsoil moved during the course of construction shall be redistributed
so as to provide at least six inches of cover to all areas of the
subdivision and shall be stabilized by seeding or planting. Under
no circumstances shall any soil or earth be sold or otherwise removed
from the site unless application is made and approval granted by the
Planning Board and City Engineer.
[1976 Code § 22-45; Ord. No. 669 A.VI § 21]
Soil erosion prevention and sediment control techniques shall
be submitted with the preliminary plan for review and approval by
the Planning Board and City Engineer.
[1976 Code § 22-46; Ord. No. 669 A.VI § 22]
A traffic impact study report shall be submitted with a preliminary
plan for all major subdivisions. Such report shall be reviewed and
considered by the Planning Board.
[1976 Code § 22-47; Ord. No. 669 A.VI § 23]
a.
Provisions shall be made to convey sanitary waste from each lot through
laterals and interceptors of sufficient size, material and capacity
to collectors and then to trunk sewers to public treatment facilities.
The provisions shall be shown on a set of plans accompanying the preliminary
plat. The following information shall accompany the detailed provisions:
1.
An estimate from the subdivider/developer of the daily flow from
the proposed development based upon an average daily flow of 100 gallons
per person per day for residential use and comparable data for commercial.
2.
An estimate of total per capita water use for the proposed development
based upon an average usage of 100 gallons per person per day for
residential use and comparable use data for commercial use.
3.
Minimum grades for sewers for each size used, all sizes, slopes and
invert elevations.
4.
A signed statement from the designing engineer that the proposed
project complies with all health regulations of the State, the County
and the City.
b.
Sewers will be designed to carry twice the estimated average design
flow when flowing half full and shall be designed for a twenty-five-year
period. Sewers shall be constructed of asbestos cement pipe sloped
to permit a minimum mean velocity of not less than two feet per second
when half or more full, based upon the Manning or Kutters formula.
Minimum diameter of sewer pipes shall be eight inches. It shall be
laid in straight alignment unless the Planning Board specifically
waives this requirement in order to better fit design. All laterals
shall be of cast iron soil pipe.
c.
In areas where groundwater elevation makes sub-base instability likely,
the City Engineer shall have the right to require extra-strength pipe.
d.
Sewer and water lines shall be separated 10 feet horizontally and
18 inches vertically at the direction of the City Engineer.
e.
Manholes shall be located at the end of each sewer line, at maximum
distances of 250 feet and in all intersections, and all changes in
slope, pipe size and direction shall be confined to manholes.
[1976 Code § 22-48; Ord. No. 669 A.VI § 24]
Provisions shall be made and shown on a set of plans accompanying
the preliminary plat for adequate water supply to each lot. In addition
to location and diameters of pipes, hydrants, blowoffs and valves,
the plan submitted shall include:
a.
Capacity and Size of Mains. Design capacity of mains shall be such
as to provide a minimum pressure of 20 pounds per square inch at peak
demand plus fire flow. All pipes used in water mains shall be ductile
iron with a minimum diameter of six inches.
b.
General Design Requirements. Whenever possible, distribution mains
shall be laid in the loop system to eliminate dead ends. Dead ends,
if unavoidable, shall have a fire hydrant, flushing hydrant or blowoff
for flushing purposes.
c.
All distribution mains shall be provided with a sufficient earth
or other suitable cover to prevent freezing. All water distribution
mains shall have a minimum of 2 1/2 feet of cover.
d.
Adequate disinfection of all new distribution mains prior to use
shall be required.
e.
Water mains and sewers shall be separated by a horizontal distance
of 10 feet. If such lateral separation is not possible, water and
sewer lines shall be in separate trenches with the sewer at least
18 inches below the water main, or with other such separation as approved
by the Engineer.
f.
Concrete thrust backing shall be applied at bends greater than 10°,
tees, crosses, reducers, dead end plug, valves and pipe laid around
curves. Tie rods may be used subject to approval of the Engineer.
g.
At crossings of sewers and water mains, the sewer shall, in general,
be at least 18 inches below the bottom of the water main. Where this
is not possible, the sewer shall be constructed of cast iron pipe
for a distance of at least 10 feet on either side of the crossing,
or there shall be such other suitable protection as approved by the
Engineer.
[1976 Code § 22-49; Ord. No. 669 A.VI § 25]
Provisions shall be made and shown on a set of plans accompanying
the preliminary plat for collection and conveyance of stormwater on,
and as required off-site, and for proper connection with an approved
system.
a.
Collection system basis shall be in accordance with the rational
method of design using the formula Q-AIR where:
"Q" is the required capacity in cubic feet per second for the
collection system at the point of design.
"A" is the tributary drainage area in acres and shall include
areas tributary from outside sources as well as from within the subdivision
itself.
"I" is the rainfall intensity in inches per hour and shall be
determined from "Rainfall Intensity Duration Curves for New Jersey"
as prepared by the State Department of Transportation.
"R" is the coefficient of run-off applicable to the area based
upon soil conditions, average slope of the area and degree of ultimate
area development. In no case shall "R" = less than .30.
b.
Flow design criteria shall be based upon a design storm that will
be equaled or exceeded on a frequency of once every 15 years. System
design will be based upon Mannings Formula
|
d =
|
(2.159 QN) 3/8
|
|
(sl/2)
| |
|
Where:
| |
|
"d" is the diameter of the pipe in feet
| |
|
"Q" is the average discharge in cubic feet per second
| |
|
"N" is the coefficient of friction determined by
kind of pipe
| |
|
"S" is the slope of the pipe in feet per foot
| |
|
The minimum velocity at "flowing full" condition shall be three
feet per second
|
c.
The system of collection shall include:
1.
Curbs six inches wide and 18 inches deep constructed of Class B concrete
and true required lines, grades and curvatures.
2.
Catch basins and manholes constructed in accordance with New Jersey
Standard Specifications for Road and Bridge Construction, 1961 Edition,
as amended. Access manholes shall be required at 300 foot intervals.
Sufficient catch basins will be installed at each intersection to
avoid gutter overflow and at low points in street grades.
3.
Reinforced concrete pipe shall be utilized which shall be minimally
15 inches in diameter laid in straight alignment. All transitions
in slope, change of direction or pipe size shall be confined to manholes
or catch basins. Such pipes shall conform to A.A.S.H.O.M. - 170 for
specified diameter and strength class. Installation shall be inspected
by the appropriate City official and shall be in accordance with accepted
engineering practice.
4.
Surface drainage in gutters shall be limited to the equivalent of
the flow from 1 1/2 impervious acres; however, where the tributary
impervious area exceeds the runoff from one impervious acre, a double
inlet catch basin shall be used.
|
In certain limited traffic areas valley gutters may be permitted
at "T" intersections.
|
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In no case shall provisions for storm drainage overload an existing
facility, and in those instances where increased flow may create increased
potential for erosion or flooding, the subdivider/developer may be
required to improve the off-tract facility.
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Where a subdivision is traversed by a water-course, surface
or groundwater drainage or drainage system, a channel, stream or a
dedicated drainage right-of-way easement at least 10 feet in width
shall be granted to the City.
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[1976 Code § 22-50; Ord. No. 669 A. VI § 26]
Provisions shall be made to manage, regulate and control the
rate and velocity of surface water runoff created by alterations and
disturbances to the ground cover and natural runoff patterns, according
to the following requirements and standards:
a.
Provisions shall be shown on a set of plans accompanying the preliminary
plat. The following information shall accompany the detailed provisions:
1.
The proposed finished grade elevations at the corners of any structure
or structures.
2.
Existing topography and proposed grading at contour intervals of
two feet or less.
3.
The lowest elevation within any proposed structure after its completion.
4.
The location, type and size of all existing and proposed storm drainage
facilities and other utilities servicing the premises in question.
5.
The location, size and nature of all existing and proposed drainage
rights-of-way or easements and the location, size and description
of any land to be dedicated to the City.
6.
The layout and size of any existing and proposed public streets.
7.
The location, type and size of all existing and proposed erosion
and siltation control measures, such as slope protection soil stabilization,
sedimentation basins, sediment traps, headwalls and water retention
facilities.
8.
All the pertinent rainfall data, stream flow data, gaugings, etc.,
on which calculations were based.
9.
Complete calculations and hydraulic profiles for normal, average
and storm of record.
10.
In addition, where required by the Planning Board, the developer
shall furnish information relating to subsurface conditions, based
on percolation tests and soil borings or probes.
11.
Any and all other information and data necessary to meet any of the
requirements of this chapter.
b.
No land area, except for single- or two-family residential construction
not part of a major subdivision, shall be developed such that:
c.
In order to duplicate as nearly as possible natural drainage conditions,
regulation and control of stormwater runoff and erosion shall be through
on-site stormwater detention and/or ground absorption systems, where
possible, which include, but are not limited to, the following:
1.
Detention areas, which may be depressions in parking areas, excavated
basins or basins created through use of curbs, landscaped areas or
any other form of grading which serves to temporarily impound and
store water.
2.
Rooftop storage through temporary impoundment and storage of stormwater
on flat or slightly pitched building rooftops by use of drain outlets,
which restrict the stormwater runoff from the roof surface.
3.
Dry wells or leaching basins which control stormwater runoff through
ground absorption and temporary storage.
4.
Porous asphaltic pavement, which preserves the natural ground absorption
capacity of a site and provides a subsurface reservoir for temporary
storage of stormwater.
5.
Any system of porous media, such as gravel trenches drained by porous
wall or perforated pipe, which temporarily stores and dissipates stormwater
through ground absorption.
6.
Any combination of the above-mentioned or other techniques, as approved
by the City Engineer, which serve to limit and control stormwater
run-off from a given site.
[1976 Code § 22-51; Ord. No. 669 A.VII § 1]
a.
Approval of a plat shall not constitute a finding of compliance with
or a waiver of the pertinent provisions of any Zoning Ordinance, Building
or Sanitary Code or other ordinance of the City and it shall be the
responsibility of the subdivider to obtain all necessary Certificates
of Occupancy, building permits or other licenses from the officials
charged with their issuance, nor shall it constitute acceptance of
any street, easement or utility or drain or sewer or other proposed
public area or facility.
b.
Tentative approval shall not authorize the filing of the plat with
the County Clerk or the sale of lots in reference thereto, neither
of which shall be undertaken until final approval and posting of the
guaranty required as a condition to final approval.
[1976 Code § 22-52; Ord. No. 669 A.VII § 2; Ord. No. 1076 § 1]
a.
These rules, regulations and standards shall be considered the minimum
requirements for the protection of the public health, safety and welfare
of the citizens of the City. Any action taken by the Planning Board
under the terms of this chapter shall give primary consideration to
the above-mentioned matters and to the welfare of the entire community.
However, if the subdivider or his/her agent can clearly demonstrate
that, because of peculiar conditions pertaining to his land, the literal
enforcement of one or more of these regulations is impracticable or
will exact undue hardship, the Planning Board may permit such variance
or variances as may be reasonable and within the general purpose and
intent of the rules, regulations and standards established by this
chapter.
b.
The Planning Board may also impose certain requirements other than
the minimum requirements set forth in this chapter as may be reasonably
necessary to protect the health, safety and welfare of the City, and
within the general purpose and intent of the standards established
by the Planning Act and this chapter.
c.
Enforcement. The Construction Official shall enforce this chapter.
In case any building or structure is re-erected, constructed, altered,
repaired, converted or maintained or any building, structure or land
is used in violation of this chapter, the Construction Official or
an interested party, in addition to other remedies, may institute
an appropriate action or proceedings to prevent such unlawful erection,
construction, reconstruction, alteration, repair, conversion, maintenance
or use to restrain, correct or abate the violation, to prevent the
occupancy of the building, structure or land, or to prevent any illegal
act, conduct, business of use in or about the premises.
