Prior to the granting of final approval, the subdivider shall have installed improvements required by the Planning Board or have given a performance guarantee sufficient to cover the costs of said improvements. The Planning Board 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 Planning Board as a condition of final approval. The following construction standards and improvements are necessary to protect the health, safety, welfare, and convenience of the residents and public as well as needed to meet local, county, regional, state and national goals and objectives. It is recognized, however, that in peculiar situations, all of the improvements listed below may not be appropriate or needed. These items may then be waived in accordance with § 330-8.
A. 
Township standards. All standards and specifications of the Township as now or hereafter adopted, if any, shall govern the design, construction and installation of all improvements. Failure of the subdivider, developer, his contractor or agent to conform to the specifications shall be just cause for the suspension of the work being performed. No subdivider shall have the right to demand or claim damages from the Township, its officers, agents or servants by reason of the suspension.
B. 
Other standards. In the event the Township has not adopted standards for a specific type of improvement, then generally accepted engineering standards as set forth in engineering and construction manuals as may be approved and modified by the Township Engineer for a specific situation, shall be used. Gas, electric, telephone and similar utilities shall be installed in accordance with applicable company, state and federal requirements.
C. 
Grades. All construction stakes and grades shall be set by a licensed land surveyor in the employ of the subdivider, developer, or contractor. One copy of all cut sheets shall be filed with the Township Engineer prior to the commencement of any construction.
D. 
Inspection. Prior to the start of the construction or installation of such improvements, the subdivider shall advise the Township Engineer 48 hours prior to the commencement of such work. No underground installation shall be covered until inspected and approved by the appropriate official. If, during installation of any of the required improvements, the subdivider fails to meet specification requirements or to correct unacceptable work, the subdivider shall be notified in writing by certified mail, return receipt requested, that the subdivider has failed to comply with specifications or to correct unacceptable work properly and the notice shall set forth in detail what has not been properly installed. If within 10 days after certified date of receipt of such notice, the subdivider has failed to perform in accordance with the notice, the Township shall then cause the notice of failure-to-comply to be served upon the subdivider and a copy shall be sent to the Township Committee and Planning Board.
[Amended by Ord. No. 5-1991]
A. 
Site conditions.
(1) 
During construction, the site shall be maintained and left each day in a safe and sanitary manner, and any condition which could lead to personal injury or property damage shall be immediately corrected by the subdivider upon an order by the Construction Official or other authorized personnel.
(2) 
During construction, the developer, contractor, or builder shall protect all existing trees 10 inches in diameter measured four feet from grade and which are located 25 feet or more from the actual building site or five feet from any paved area. Such protection shall include not more than six inches of fill to be placed around the tree or removal of one foot of earth covering the root system, and construction of wood frames to protect the trunks from scarring from heavy machinery.
B. 
Disposal of dead trees, litter, building materials. Developed areas shall be cleared of all stumps, litter, rubbish, brush, dead and dying trees, roots, debris, and excess or scrap building materials shall be removed or destroyed immediately upon the request of and to the satisfaction of the Construction Official prior to issuing an occupancy permit.
C. 
Earth removal and topsoil.[2]
(1) 
No topsoil shall be removed from the site or used as spoil unless approved by the Township Construction Official. Where there is a questionable case, the Township Construction Official shall consult with the Lebanon Township Planning Board and the Lebanon Township Environmental Commission prior to making any decision, and in the event that either or both of these bodies should disagree with a proposed decision of the Township Construction Official, he shall then consult with the Township Committee prior to rendering a final decision.
(2) 
At least six inches of topsoil shall be provided within 25 feet of the structure and appropriately landscaped. All non-hardsurfaced areas of the lot or those portions without structures shall be stabilized by seeding or planting to prevent soil erosion. Areas where vegetation has been removed or the surface has been disturbed without structures shall be stabilized by seeding or planting to prevent soil erosion. Areas where vegetation has been removed or the surface has been disturbed and which constitute a potential soil erosion problem shall be appropriately stabilized to the satisfaction of the Township Engineer and Construction Official.
[2]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. III).
D. 
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 elevations or contours necessitated by field conditions may be made only after approval by the Township Engineer. All the changes necessitated by field conditions shall be shown on the final plat and indicated as a change from the preliminary, or if final approval has been granted, the changes shall be shown the as-built plans.
E. 
Temporary improvements. During construction, the Township Engineer may require the installation or construction of improvements to prevent or correct temporary conditions on the site which could cause personal injury, damage to property or constitute a health hazard. These conditions may result from erosion and landslide, flooding, heavy construction traffic, creation of steep grades and pollution. Improvements may include grading, plantings, retaining walls, culverts, pipes, guard rails, temporary roads, and others appropriate to the specific condition.
[1]
Editor's Note: For further provisions governing the clearance and removal of trees for construction purposes, see Ch. 349, Trees.
[Amended by Ord. No. 7-1984; Ord. No. 2001-25; Ord. No. 2003-12]
A. 
Stormwater.
(1) 
Provisions shall be made to collect stormwaters within the subdivision and to retain, detain and recharge stormwater within the confines of the development if at all possible, or if not, to convey the excess portion of stormwaters not detained from the subdivision to rivers and streams, drainage ditches or other stormwater conveyors capable of accommodating flows. The stormwater disposal system shall include all or some of the following: curbs, catch basins, culverts, pipes, stormwater drains, swales, drainage rights-of-way, ditches, channel improvements, rip rap, retention and detention basins, or combinations of all or some of the above where appropriate. It may also include ground cover, seeding, trees, shrubs, bushes and vegetation. The stormwater disposal system shall be connected with an approved system where one exists and shall be adequate for all present and future development of the subdivision or outside areas tributary thereto.
(2) 
In the event the water flows to a facility incapable of handling the expected flow, and flooding or erosion may result, the subdivider may be required to improve the stream or facility sufficiently to handle expected flows resulting from the subdivision, as provided in § 330-41.
B. 
Sanitary sewage disposal.
(1) 
Until such time as regional sanitary sewers and regional treatment facilities are available to Lebanon Township, each lot shall have an approved individual septic system.
(2) 
At such time as regional sewers and regional sewage treatment facilities are available, provisions shall be made to convey sewage wastes from each lot to laterals and interceptors in sufficient size and material and capacity to collectors and then to trunk sewers to regional treatment facilities.
(3) 
A sanitary waste disposal system shall include all or part of the following: pipes, and necessary appurtenances such as manholes, lampholes, pumping stations, drainage tiles, valves, and siphons.
C. 
Water.
(1) 
Provision shall be made to provide each lot with an adequate and continuous supply of potable water. Where a public water system is reasonably accessible, all lots shall be connected thereto if such connections are deemed necessary by the Planning Board to ensure an adequate supply of potable water or as necessary for reasons of public health, safety and welfare. In the event such a system is not reasonably accessible, individual wells shall be installed for each lot.
(2) 
A water system shall include all or part of the following: pipes and necessary appurtenances of sufficient size, material and capacity, pumps, valves, pumping stations, standpipes and fire hydrants. Fire hydrants shall be of a design and type approved by the Township and be installed in accordance with Township requirements.
D. 
Private utilities. Gas lines, telephone lines, electrical service, cable television, and similar utilities shall consist of those improvements required by the applicable utility or federal or state law.
E. 
Vehicular and pedestrian improvements. Such improvements shall include all or some of the following: road paving, curbs, gutters, concrete sidewalks, bituminous concrete driveway aprons, streetlighting, traffic signs, traffic control devices and guardrails and other street improvements.
(1) 
Roads. Roads shall meet the design specifications established in Article VIII.
(2) 
Road signs. The design and location of all road signs shall be approved by the Planning Board. The names of all new streets shall meet the standards established by § 330-43D.
(3) 
Walks. Walks, where required by the Planning Board, shall be of a type and width to be determined by the Planning Board.
(4) 
Traffic signs and control devices. These improvements, such as "stop," "yield," "one-way" signs, etc., shall be designed and installed in accordance with applicable federal, state and county and local regulations. Recommendation as to their installation may be made by the Police Department or other competent agency.
(5) 
Guardrails. These shall be designed to prevent cars from leaving the road. They shall be installed where danger exists to the traveling public due to steep topography, narrow roadways, location of drainage ditches, or other similar conditions.
F. 
Natural improvements. These improvements shall include all or some of the following: shade trees, topsoil, earth removal, borrow and fill, improvements to prevent erosion and landslides, improvements to prevent damage to adjacent property, to protect vistas and existing natural growth.
G. 
Monuments. Monuments shall be of such size and shape and properly located as required by the Map Filing Law.[1]
[1]
Editor's Note: See N.J.S.A. 46:23-9.9 et seq.
H. 
Fire protection systems.
(1) 
Purpose and applicability. While recognizing that it may not be possible to assure complete fire protection in every given case, in order to provide the Lebanon Township Fire Company with some minimum fire-fighting capability, all subdivisions of three lots or more, excluding remaining lands, and all site plans involving 1,000 square feet or more of new building construction shall provide for a source of water for fire-fighting purposes in systems approved by the Lebanon Township Fire Official, the Lebanon Township Fire Company and the Lebanon Township Engineer. Minor subdivisions of land that are further subdivided prior to the time limit established in § 330-22E are subject to this section. This requirement shall be noted in the property deed in the event the property is sold prior to reaching the above lot requirement.
[Amended 12-17-2008 by Ord. No. 2008-11]
(2) 
In areas where public or private central water supply is available and has been approved in writing by the Lebanon Township Fire Official, the Lebanon Township Fire Company and the Lebanon Township Engineer for minimum fire-fighting purposes, fire hydrants may be installed by the applicant, upon those approvals above and the approval of the Lebanon Township Committee, at the appropriate locations in accordance with the following standards:
[Amended 12-17-2008 by Ord. No. 2008-11]
(a) 
Hydrants shall be installed in accordance with standards set forth in ANSI/AWWA, "Dry Barrel Fire Hydrants," latest edition; painted as directed by the Lebanon Township Fire Official and the Lebanon Township Fire Company and tested in accordance with NFPA 291, "Recommended Practice for Fire Flow Testing and Marking of Hydrants," latest edition, to ensure compliance with fire flow requirements. Acceptable test data shall be provided to the Lebanon Township Fire Official and the Lebanon Township Fire Company for review and approval. In areas where public or private central water is available, but such water supply does not have the capacity to satisfy the foregoing minimum standards, such public or private central water supply shall be supplemented with additional measures to satisfy the minimum fire protection requirements of the Township. Such additional measures may involve any one or a combination of the following: installation of booster pumps with appurtenances, installation of water storage tanks with appurtenances, creation of drafting points with appurtenances, or such other means of increasing fire-fighting as may be recommended or approved by the Lebanon Township Fire Official and the Lebanon Township Fire Company.
(b) 
Fire hydrants shall be capable of providing a minimum slow rate of 1,250 gpm at 20 psi residual pressure for a minimum of two hours. Fire hydrants shall be installed at the appropriate locations as recommended by the Lebanon Township Fire Official and the Lebanon Township Fire Company and after final approval by the Lebanon Township Committee. In residential developments a water supply system and fire hydrants shall be installed in accordance with the New Jersey Residential Site Improvement Standards, Subchapter 5. In other than residential developments, a water supply system and fire hydrants shall be installed as recommended by the Lebanon Township Fire Official, the Lebanon Township Fire Company and the Township Engineer and, in the case of fire hydrants, final approval of the Lebanon Township Committee. Fire hydrants shall be located within three feet of the curbline of fire lanes, streets, or private streets, when installed along such accessways in new developments. Fire hydrants located in parking areas shall be protected by barriers that will prevent physical damage from vehicles.
(3) 
Where public or private central water is not available currently or in the foreseeable future, underground storage tanks shall be installed by the applicant to provide a source of water for firefighting in accordance with the following minimum criteria:
(a) 
For all subdivisions of three lots or more, excluding remaining land, new underground water storage tanks shall be located and installed so that no dwelling is farther than 1,000 feet from any such tank as measured along the street, either public or private, and the access driveway to the dwelling. In no event shall the distance between the tanks be greater than 2,000 feet. At least one tank shall be installed for each 2,000 feet of street or fraction thereof. The capacity of every underground water storage tank or tanks shall be based on the proposed number of lots in the subdivision and the applicable NFPA standards. Notwithstanding the above, the minimum capacity of every underground water storage tank within residential zone districts shall be 30,000 gallons.
[Amended 12-17-2008 by Ord. No. 2008-11]
(b) 
In site plans of nonresidential properties involving 1,000 square feet or more of new building construction, the tank size shall be based on the applicable NFPA standards for the proposed structures to be protected, using 75% of the tank capacity. Tank location for nonresidential developments shall be determined by the Lebanon Township Fire Official, the Lebanon Township Fire Company and the Lebanon Township Engineer.
[Amended 12-17-2008 by Ord. No. 2008-11]
(c) 
The underground water storage tanks shall be installed so that the tank suction connections shall be no higher than 18 feet above the bottom of the tank. Tanks shall be new, as certified by the manufacturer and developer/owner, made of fiberglass construction and installed as per the manufacturer’s specifications. The tank shall be installed with antiflotation footings and straps. The initial filling of the tank shall be the responsibility of the applicant. The tank shall include a locking access manhole with a minimum diameter of 30 inches and a combination air vent/sight indicator for measuring the water level while providing ventilation sufficient enough to permit a flow of water as per the applicable NFPA standards.
[Amended 12-17-2008 by Ord. No. 2008-11]
(d) 
The underground water storage tank or tanks in residential developments shall be located on private property within utility easements along the edge of the lot as close to the right-of-way as possible without interfering with required road improvements. An apron shall be provided adjacent to the tank and off of the roadway for parking the fire-fighting apparatus. In the event no curb is installed, protective barriers must be installed by the owner or developer. The tank shall be designed according to specifications provided by the Township Engineer.
[Amended 12-17-2008 by Ord. No. 2008-11]
(e) 
No-stopping-or-standing zones shall be delineated at each tank location for a distance of 25 feet in each direction from the water outlet device of such tank on both sides of the streets. Such delineation shall be appropriately identified by signs meeting the Manual on Uniform Traffic Control Devices, latest edition, design standards set forth by the New Jersey Department of Transportation. Signs shall be installed prior to issuance of building permits.
[Amended 12-17-2008 by Ord. No. 2008-11]
(f) 
In all cases where a hydrant or tank is required, no construction permits shall be issued for a dwelling or principal structure within the subdivision or site plan until, to the extent necessary to afford fire protection to such dwelling or principal structure, such system is installed and its operability tested and approved by the Lebanon Township Fire Official, the Lebanon Township Fire Company and the Lebanon Township Engineer.
(g) 
Prior to acceptance of the underground water storage tank, inspections of the underground water storage tank shall be the responsibility of the Lebanon Township Fire Company. Inspection shall occur at least every six months. The Fire Company will check the condition of standpipes, pipe fittings, water levels in the tank, and such other items as may be necessary to ensure that the tank is serviceable. Any maintenance requirements, as determined by the Lebanon Township Fire Company, shall be the responsibility of the developer until such time as the development is completed and the fire tank is accepted by Lebanon Township. Maintenance responsibilities will then transfer to Lebanon Township. When tanks are located on private property, the property owner shall permit access to the Fire Company for maintenance and inspection activities.
[Amended 12-17-2008 by Ord. No. 2008-11]
(h) 
Signs shall be installed by the applicant on the standpipes to indicate that unauthorized use or tampering will subject the perpetrator to penalties.
[Amended by Ord. No. 2003-13]
A. 
Before recording of final subdivision plats or as a condition of final site plan approval or as a condition to the issuance of a zoning permit, the governing body may require and shall accept in accordance with the standards adopted by ordinance for the purpose of assuring the installation and maintenance of on-tract improvements:
(1) 
The furnishing of a performance guarantee in favor of the municipality in an amount not to exceed 120% of the cost of installation, which costs shall be determined by the Municipal Engineer according to the method of calculation set forth herein for improvements which the approving authority may deem necessary or appropriate, including streets, grading, pavement, gutters, curbs, sidewalks, streetlighting, shade trees, surveyor's monuments, as shown on the final map and required by the Map Filing Law,[1] 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.
(a) 
The Municipal Engineer shall prepare an itemized cost estimate of the improvements covered by the performance guarantee, which itemized cost estimate shall be appended to each performance guarantee posted by the obligor.
[1]
Editor's Note: See N.J.S.A. 46:23-9.9 et seq.
(2) 
Provision for a maintenance guarantee to be posted with the governing body for a period not to exceed two years after final acceptance of the improvements, in an amount not to exceed 15% of the cost of the improvement, which cost shall be determined by the Municipal Engineer according to the method of calculation set forth herein. In the event that other governmental agencies or public utilities automatically will own the utilities to be installed or the improvements are covered by a performance or maintenance guarantee to another governmental agency, no performance or maintenance guarantee, as the case may be, shall be required by the municipality for such utilities or improvements.
B. 
The time allowed 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 reduced, as the case may be, to an amount not to exceed 120% of the cost of the installation, which cost shall be determined by the Municipal Engineer according to the method of calculation set forth herein as of the time of the passage of the resolution.
C. 
If the required improvements are not completed or corrected in accordance with the performance guarantee, the obligor and the surety, if any, shall be liable thereon to the municipality for the reasonable cost of the improvements not completed or corrected and the municipality may either prior to or after the receipt of the proceeds thereof complete such improvements. Such completion or correction of improvements shall be subject to the public bidding requirements of the Local Public Contracts Law.
D. 
Request for cost estimate and report with respect to improvements.
(1) 
Upon substantial completion of all required street improvements (except for the top course) and appurtenant utility improvements, and the connection of same to the public system, the obligor may request of the governing body in writing, by certified mail addressed in care of the Municipal Clerk, that the Municipal Engineer prepare, in accordance with the itemized cost estimate prepared by the Municipal Engineer and appended to the performance guarantee pursuant to Subsection A hereof, a list of all uncompleted or unsatisfactory completed improvements. If such a request is made, the obligor shall send a copy of the request to the Municipal Engineer. The request shall indicate which improvements have been completed and which improvements remain uncompleted in the judgment of the obligor. Thereupon the Municipal Engineer shall inspect all improvements covered by the obligor's request and shall file a detailed list and report, in writing, with the governing body, and shall simultaneously send a copy thereof to the obligor not later than 45 days after receipt of the obligor's request.
(2) 
The list prepared by the Municipal Engineer shall state, in detail, with respect to each improvement determined to be incomplete or unsatisfactory, the nature and extent of the incompleteness of each incomplete improvement or the nature and extent of, and the remedy for, the unsatisfactory state of each completed improvement determined to be unsatisfactory. The report prepared by the Municipal Engineer shall identify each improvement determined to be complete and satisfactory together with a recommendation as to the amount of the reduction to be made in the performance guarantee relating to the complete and satisfactory improvement, in accordance with the itemized cost estimate prepared by the Municipal Engineer and appended to the performance guarantee pursuant to Subsection A hereof.
E. 
Approval or rejection of improvements by Township Committee; failure of Engineer to provide list and report; failure of Committee act.
(1) 
The governing body, by resolution, shall either approve the improvements determined to be complete and satisfactory by the Municipal Engineer, or reject any or all of these improvements upon the establishment in the resolution of cause for rejection and shall approve and authorize the amount of reduction to be made in the performance guarantee relating to the improvements accepted, in accordance with the itemized cost estimate prepared by the Municipal Engineer and appended to the performance guarantee pursuant to Subsection A hereof. This resolution shall be adopted not later than 45 days after receipt of the list and report prepared by the Municipal Engineer. Upon adoption of the resolution by the governing body, the obligor shall be released from all liability pursuant to its performance guarantee, with respect to those approved improvements except for that portion adequately sufficient to secure completion or correction of the improvements not yet approved; provided that 30% of the amount of the performance guarantee posted may be retained to ensure completion and acceptability of all improvements.
(2) 
If the Municipal Engineer fails to send or provide the list and report as requested by the obligor pursuant to Subsection D hereof within 45 days from receipt of the request, the obligor may apply to the court in a summary manner for an order compelling the Municipal Engineer to provide the list and report within a stated time, and the cost of applying to the court, including reasonable attorney's fees, may be awarded to the prevailing party.
(a) 
If the governing body fails to approve or reject the improvements determined by the Municipal Engineer to be complete and satisfactory or reduce the performance guarantee for the complete and satisfactory improvements within 45 days from the receipt of the Municipal Engineer's list and report, the obligor may apply to the court in a summary manner for an order compelling, within a stated time, approval of the complete and satisfactory improvements and approval of a reduction in the performance guarantee for the approvable complete and satisfactory improvements in accordance with the itemized cost estimate prepared by the Municipal Engineer and appended to the performance guarantee pursuant to Subsection A hereof; and the cost of applying to the court, including reasonable attorney's fees, may be awarded to the prevailing party.
(3) 
In the event that the obligor has made a cash deposit with the municipality as part of the performance guarantee, then any partial reduction granted in the performance guarantee pursuant to this subsection shall be applied to the cash deposit in the same proportion as the original cash deposit bears to the full amount of the performance guarantee.
F. 
If any portion of the required improvements is rejected, the governing body may require the obligor to complete or correct such improvements and, upon completion or correction, the same procedure of notification, as set forth in this section, shall be followed.
G. 
Nothing herein, however, shall be construed to limit the right of the obligor to contest by legal proceedings any determination of the governing body or the Municipal Engineer.
H. 
The obligor shall reimburse the municipality for all reasonable inspection fees paid to the Municipal Engineer for the foregoing inspection of improvements; provided that the municipality may require of the developer a deposit for the inspection fees in an amount not to exceed, except for extraordinary circumstances, the greater of $500 or 5% of the cost of improvements. For those developments for which the reasonably anticipated fees are less than $10,000, fees may, at the option of the developer, be paid in two installments. The initial amount deposited by a developer shall be 50% of the reasonably anticipated fees. When the balance on deposit drops to 10% of the reasonably anticipated fees because the amount deposited by the developer has been reduced by the amount paid to the Municipal Engineer for inspection, the developer shall deposit the remaining 50% of the anticipated inspection fees. For those developments for which the reasonably anticipated fees are $10,000 or greater, fees may, at the option of the developer, be paid in four installments. The initial amount deposited by a developer shall be 25% of the reasonably anticipated fees. When the balance on deposit drops to 10% of the reasonably anticipated fees because the amount deposited by the developer has been reduced by the amount paid to the Municipal Engineer for inspection, the developer shall make additional deposits of 25% of the reasonably anticipated fees. The Municipal Engineer shall not perform any inspection if sufficient funds to pay for those inspections are not on deposit.
I. 
In the event that final approval is by stages or sections of development, the provisions of this section shall be applied by stage or section.
J. 
To the extent that any of the improvements have been dedicated to the municipality on the subdivision plat or site plan, the municipal governing body shall be deemed, upon the release of any performance guarantee required pursuant to Subsection A hereof, to accept dedication for public use of streets or roads and any other improvements made thereon according to site plans and subdivision plats approved by the governing body, provided that such improvements have been inspected and have received final approval by the Municipal Engineer.
[Amended by Ord. No. 2003-13]
The cost of installation of improvements shall be estimated by the Municipal Engineer based on documented construction costs for public improvements prevailing in the general area of the municipality. The developer may appeal the Municipal Engineer's estimate to the County Construction Board of Appeals.
[Amended by Ord. No. 2003-13]
A municipality shall not require that a maintenance guarantee required pursuant to § 330-36A(2) be in cash or that more than 10% of a performance guarantee pursuant to that subsection be in cash. A developer may, however, provide at his option some or all of a maintenance guarantee in cash, or more than 10% of a performance guarantee in cash.
[Added by Ord. No. 2003-13]
The governing body shall accept a performance guarantee or maintenance guarantee which is an irrevocable letter of credit if it:
A. 
Constitutes an unconditional payment obligation of the issuer running solely to the municipality for an express initial period of time in the amount determined;
B. 
Is issued by a banking or savings institution authorized to do and doing business in this state;
C. 
Is for a period of time of at least one year; and
D. 
Permits the municipality to draw upon the letter of credit if the obligor fails to furnish another letter of credit which complies with the provisions of this section 30 days or more in advance of the expiration date of the letter of credit or such longer period in advance thereof as stated in the letter of credit.
[Amended by Ord. No. 25-1989]
All fees to be paid shall be in accordance with § 400-54.
[Amended by Ord. No. 3-1989]
A. 
The Planning Board shall require, as a condition of preliminary plat subdivision approval, that the developer pay his pro rata share of the cost of providing only reasonable and necessary street improvements and water, sewerage and drainage facilities, and easements therefor, located outside the property limits of the development but necessitated or required by construction or improvements within such development. Such contribution for a developer's pro rata share shall only be required where the off-tract improvements are to be constructed pursuant to provisions of the circulation and comprehensive utility service plans included in the Master Plan. The developer shall either install the improvements or contribute his pro rata share of the costs, as determined by the Township Committee. If the developer installs the improvements, he shall be compensated for all but his pro rata share of the cost of said improvements.
B. 
The developer shall pay the full cost of all off-tract improvements required by the Planning Board if such off-tract improvements are wholly necessitated by the proposed development and said improvements do not benefit any land other than the land within the subdivision.
C. 
The developer shall provide for payment of its pro rata share, allocated in conformance with the standards set out in Subsections E and F hereof, of all off-tract improvements required by the Planning Board if such improvements are wholly or partially necessitated by the proposed development and the improvements benefit lands other than those within the subdivision.
D. 
In the event the Planning Board shall determine that off-tract improvements are required in connection with any subdivision, then prior to granting preliminary plat approval:
(1) 
The Planning Board shall report to the Township Committee:
(a) 
The location, character and extent of the required off-tract improvements;
(b) 
The Township Engineer's estimate of the total cost of such off-tract improvements; and
(c) 
The proposed allocation of the said total cost determined in accordance with the standards set forth in Subsections E and F of this section.
(2) 
The Township Committee shall determine and report to the Planning Board whether and by what date the off-tract improvements will be constructed by the Township as a general improvement, or as a local improvement or as a combination thereof, or whether the developer shall construct the required off-tract improvements and be reimbursed pursuant to a formula specified by the Township Committee if the improvements specifically benefit property other than that within the subdivision.
(3) 
The Planning Board shall require as a condition of final approval of the subdivision plat that:
(a) 
In the event that the developer shall have installed all of the required off-tract improvements, which have been reported as satisfactorily installed by the Township Engineer the developer shall post the required maintenance guarantee as determined by the Township Engineer; or
(b) 
The developer shall deposit with the Township Chief Financial Officer/Treasurer the pro rata share of the off-tract improvements if the off-tract improvements are not installed by the developer.
E. 
In determining the allocation of costs for off-tract improvements as between the developer, other property owners and the Township, the Planning Board shall be guided by the following factors:
(1) 
The total estimated cost of off-tract improvements;
(2) 
The increase in market values of the properties affected and any other benefits conferred;
(3) 
The needs created by the application;
(4) 
Population and land use projections for the land within the general area of the subdivision and other areas to be served by the off-tract improvements;
(5) 
The estimated time for construction of the off-tract improvements; and
(6) 
The condition and periods of usefulness of the improvements which may be based upon the criteria of N.J.S.A. 40A:2-22.
F. 
Without limiting the generality of the foregoing, the Planning Board may take into account the following specific factors:
(1) 
The Planning Board may consider street widening, curbs, gutters, walks, streetlights, street signs, traffic light improvements, trees, sidewalks, drainage associated with road improvements, traffic counts, existing and projected traffic patterns, quality of roads and walks in the area and such other factors as it may deem relevant to the needs created by the proposed development. The owner's or developer's pro rata cost for the above improvements shall be calculated as follows:
(a) 
For nonresidential development, the cost shall be based on the ratio of the estimated peak hour traffic generated by the proposed property or properties to the total of the estimated peak hour traffic generated by the development, plus the remaining capacity of the existing system but not less than zero in the event a system is operating in excess of its design capacity. For purposes of determining capacity, Level of Service B shall be used.
(b) 
For residential development, the cost shall be based on the ratio of the number of dwelling units proposed in the subdivision or site plan to the total number of existing and potential dwelling units having a reasonable impact on the facility or improvement under consideration.
(c) 
The ratios thus calculated shall be increased by 10% to help defray the Township's legal, engineering and other professional and administrative costs.
(2) 
With respect to drainage facilities, the Planning Board may consider:
(a) 
The relationship between the areas of the subdivision and the area of the total drainage basin of which the subdivision is a part;
(b) 
The proposed use of land within the subdivision and the amount of land areas to be covered by impervious surfaces on the land within the subdivision; and
(c) 
The use, condition or status of the remaining land area in the drainage basin.
(3) 
With respect to water, gas and electric supply and distribution facilities, the Planning Board may consider the use requirements of the use proposed for the subdivision and the use requirements of all other properties to be benefited by the improvements.
(4) 
With respect to sewerage facilities, the Planning Board may consider:
(a) 
The anticipated volume of effluent from the use proposed for the subdivision and the anticipated volume of effluent from all other properties to be benefited by the improvements; and
(b) 
The types of effluent anticipated and particular problems requiring special equipment or added costs.
G. 
Any money received by the Township Chief Financial Officer/Treasurer for off-tract improvements to be constructed or installed by the Township pursuant to the provisions of this section shall be deposited in a suitable depository therefor and shall be used only for the improvements for which they are deposited or improvements satisfying the same purpose. If construction of improvements for which the Township is responsible has not commenced within five years from the date of deposit, the amount deposited, together with any interest earned thereon, shall be returned to the developer or his successor in interest.