The subdivider shall observe the following requirements
and principles of land subdivision in the design of each subdivision
or portion thereof. All materials and construction practices for construction
of streets, curbs, sidewalks and storm sewers, as well as the type
and quantity of topsoil and other concrete work, shall be accomplished
in accordance with the New Jersey State Highway Department Standard
Specifications for Road and Bridge Construction, 1961, as amended,
which shall hereafter be referred to as the "Standard Specifications."
A.
The subdivision plat shall conform to design standards
that will encourage good development patterns within the Borough.
Where either or both an Official Map or Master Plan has or have been
adopted, the subdivision shall conform to the proposals and conditions
shown thereon. It is the intention of these regulations that proper
performance of the work is the sole responsibility of the subdivider.
B.
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.
[Amended 4-20-2005 by Ord. No. 10-2005]
A.
The arrangement of streets not shown on the Master
Plan or Official Map shall be such as to provide for the appropriate
extension of existing streets.
B.
Minor streets shall be so designed as to discourage
through traffic.
C.
No street shall have a name which will duplicate or
so nearly duplicate as to be confused with the names of existing streets.
The continuation of an existing street shall have the same name.
[Added 1-21-2009 by Ord. No. 2-2009]
Any application to the Planning Board or Zoning Board of Adjustment of the Borough of Hopatcong for subdivision or site plan approval for the construction of multifamily dwellings of three or more units, single-family developments of 50 or more units or any commercial, institutional, or industrial development for the utilization of 1,000 square feet or more of land must include a recycling plan as set forth in § 201-6. This plan must contain, at a minimum, the following:
A.
A detailed
analysis of the expected composition and amounts of solid waste and
recyclables generated at the proposed development (Note: A calculation
of average amounts of materials generated from similar facilities
in the county may be provided to satisfy this requirement.); and
B.
Locations
documented on the application’s site plan that provide for convenient
recycling opportunities for all owners, tenants, and occupants. The
recycling area shall be of sufficient size, convenient location and
contain other attributes (signage, lighting, fencing, etc.) as may
be determined by the Municipal Recycling Coordinator.
[1]
Editor’s Note: Former § 209-27,
Blocks, was repealed 4-20-2005 by Ord. No. 10-2005.
[1]
Editor’s Note: Former § 209-28,
Lots, was repealed 4-20-2005 by Ord. No. 10-2005.
A.
In large-scale developments, easements along rear
property lines or elsewhere for utility installation or drainage may
be required. Such easements shall be at least 15 feet wide and located
in consultation with the companies or Borough departments concerned.
B.
Natural features such as trees, brooks, hilltops and
views shall be preserved whenever possible in designing any subdivision
containing such features. They shall be modified only insofar as is
necessary to provide protective drainage and water runoff slopes away
from all sides of all buildings. Due consideration shall be given
to the laying out of adequate parks and playgrounds in residential
areas for dedication to the Borough or reservation for common use
by the public by deed, covenants or agreements which are approved
by the governing body. Areas for parks and playgrounds shall be of
reasonable size for neighborhood recreational use and shall be conveniently
located.
[1]
Editor’s Note: Former § 209-30,
Streams, was repealed 4-20-2005 by Ord. No. 10-2005.
[1]
Editor’s Note: Former § 209-31,
Storm sewers and other drainage structures, was repealed 4-20-2005
by Ord. No. 10-2005.
[1]
Editor’s Note: Former § 209-32,
Monuments, was repealed 4-20-2005 by Ord. No. 10-2005.
[1]
Editor’s Note: Former § 209-33,
Street signs, was repealed 4-20-2005 by Ord. No. 10-2005.
A.
No topsoil shall be removed from the subdivision.
In areas over which heavy equipment will be operated, topsoil shall
be stripped and piled on the property. When the final grades have
been established and construction activities have been completed,
the property shall be suitably graded and re-covered with topsoil
to an average depth, after rolling, of at least six inches over the
entire area, except that portion covered by buildings or included
in roads and on any portion of the lot left in an undisturbed condition.
B.
All areas of the subdivision shall be stabilized by
seeding or planting on all slopes up to 10% as shown on the final
grading plan. All slopes and minor drainage swales over 10% shall
be sodded. All major drainage swales shall be sodded or stabilized
by fibremats. Erosion control shall be accordance with the Borough
ordinance.[1]
C.
Topsoil shall not be spread after September 15 nor
before May 1, unless sod is placed. A certificate of occupancy issued
between September 15 and May 1 shall require escrow of an agreed amount
per lot, unless sod is placed. No certificate of occupancy shall be
issued until the grading, respreading and stabilization of the topsoil
has been completed, unless a bond or escrow in an amount sufficient
to guarantee the proper grading of the property and the respreading
of topsoil and stabilization is provided.
D.
This requirement on topsoil is a responsibility accepted
by the builder on behalf of the purchaser of the property, and any
claims for nonperformance shall be made only by the purchaser against
the builder.
[1]
Editor’s Note: Former § 209-35,
Testing and certification, was repealed 4-20-2005 by Ord. No. 10-2005.
[1]
Editor’s Note: Former § 209-36,
Underground utilities, was repealed 4-20-2005 by Ord. No. 10-2005.
All surface streetlighting, consisting of ornamental
aluminum light standards, shall be placed approximately 200 feet apart.
A.
Every effort shall be made to preserve existing trees
within the subdivision.
B.
Shade trees shall be planted in all major subdivisions
and shall be located on the street line, to be spaced a minimum of
50 feet in a manner not to interfere with utilities or sidewalks.
Trees shall be two inches or more in diameter and eight feet or more
in height. All trees for planting must be first-class nursery stock,
free from all disease and grown in an established nursery.
C.
All trees shall be delivered directly from the nursery
to the place of planting and shall be planted within five days of
the time of digging at the nursery.
D.
All trees shall be planted within the normal planting
season.
E.
All trees shall be firmly supported with three guy
wires attached to stakes. Pieces of rubber hose shall be used under
the wires where they are attached to the trees.
F.
Any tree which shows evidence of dying any time within
a two-year maintenance guaranty period must be replaced by the owner
of the subdivision.
G.
Where the natural growth of shade trees exists on
a building lot, it shall be the duty of the Planning Board to determine
whether such natural growth fulfills the intent of this chapter and,
if so, the owner will not be required to provide any additional shade
trees.
A.
General. The water treatment and distribution facilities
shall be designed in accordance with the latest edition of the New
Jersey State Department of Health Rules and Regulations for the Design
of Sewerage, Water Treatment and Supply Facilities and c. 199, P.L.
1954, Standard for the Construction of Water Supply Systems for Realty
Improvements,[1] and any amendments and supplements thereto. Where existing
codes or regulations have requirements that exceed the above standards,
such existing codes and/or regulations shall govern.
[1]
Editor's Note: See N.J.S.A. 58:11-23 et seq.
B.
Size of distribution pipes. No water pipes shall be
less than six inches in diameter, and larger water pipes shall be
installed in accordance with the Master Water Plan or as required.
No dead ends shall be constructed without special permission. Such
special permission shall be given only when adequate provision is
made for the ultimate elimination of the dead end.
C.
Valve spacing. Valves shall be spaced so that no single
case of accident or repair will necessitate the shutdown of an artery
or length of pipe greater than 1,000 feet. Gate valves shall be provided
at all intersections. Each valve shall be accurately located with
permanent, well-defined points of reference.
D.
Fire hydrants. Fire hydrants shall be located in accordance
with the recommendations of the Fire Insurance Rating Organization
of New Jersey. Fire hydrant plans shall also be reviewed by the Hopatcong
Fire Prevention Bureau. Hydrants shall be installed to provide service
to all houses within 600 feet of any street.
E.
Water storage requirements. Storage facilities shall
be provided to assure an adequate supply of water for fire protection,
as recommended by the Fire Insurance Rating Organization of New Jersey.
F.
Construction materials and installation.
(1)
Specifications for water distribution pipes. Cast-iron
pipe conforming with the requirements of American Standard Specifications
A21.6 or A21.8 shall be cement-lined in accordance with ASA-21.4 and
shall be Class 150 or greater, as required. Joints for cast-iron pipe
shall be of a nonrigid-type mechanical joint conforming to the requirements
of ASA Standard A21.11 or a slip-type joint similar to or equal to
Tyton or Fastite.
(2)
Specifications for gate valves. All gate valves shall
be iron-body, bronze-mounted, double-disc parallel-seat, nonrising
stem with O-ring stuffing box conforming to the requirements of American
Water Works Association Specification C500-61. Valves shall be furnished
with either mechanical or Tyton joint ends or such other type as required
by the type of pipe or fitting used. All valves shall be furnished
with two-inch square operating nuts. Operating nuts shall be turned
counterclockwise to open. All valves shall be equipped with two-piece
sliding-type cast-iron valve boxes with round bases and drop covers
lettered "water." The tops of valve boxes shall be set flush with
the final grade.
(3)
Specifications for appurtenances.
(a)
Tapping sleeves and tapping valves shall be
designed for installation under pressure on existing water mains.
(b)
House services. A house service shall be installed
at a depth of at least four feet for each lot. At the time of installation
of the distribution pipe, the service shall be installed from the
distribution pipe to and including the curb stop and curb box. Before
a certificate of occupancy is issued, the service shall be completed
to include a yoke inside of the building within three feet of the
point where the service pipe enters the building. The following requirements
shall apply:
[1]
Corporation stops shall have a Mueller thread
inlet with copper outlet to provide a connection to three-fourths-inch
copper service or as required. A No. 10 copper insulated wire shall
be installed from the corporation stop to the ground surface at the
curb box.
[2]
Curb stops shall be inverted key, copper to
copper with drain, adapted for three-fourths-inch service or as required.
Curb boxes shall be a Buffalo-type and shall come equipped with rod
and guide ring.
[3]
Copper service pipes shall be Type K, 3/4 inch
in diameter or such larger size as may be required. Services less
than 50 feet in length shall be installed in one piece without joints.
(4)
Specifications for fire hydrants. Fire hydrants shall
be installed on distribution pipes and shall include six-inch gate
valves with valve boxes. The hydrant boxes shall rest in an approved
large bed of gravel or mixed, porous, granular material to permit
free drainage. The hydrant bottom shall be thoroughly braced by a
concrete thrust block. All hydrants shall be in accordance with the
Standard for Fire Hydrants for Ordinary Water Works, American Water
Works Association, C502-54. Threaded connections shall be adaptable
to existing equipment.
(5)
Specifications for water storage tanks. Steel water
storage tanks shall conform with the requirements of the American
Water Works Association, D100-59 and D102-62t, and such other applicable
requirements of the American Water Works Association. Concrete water
storage tanks may be accepted, provided that the necessary design
data and any other required engineering information is forwarded to
the Borough consulting engineer for review.
(6)
Specifications for concrete. All concrete, except
that used for pipe encasement and thrust blocks, shall have a minimum
twenty-eight-day compressive strength of 3,500 pounds per square inch,
a maximum water-cement ratio of 5 1/4 gallons per bag and a minimum
quantity of cement of 6 1/2 bags per cubic yard. Concrete mixes in
general shall conform to ACI Standard 613.54, Recommended Practice
for Selecting Proportions for Concrete. Concrete used for pipe encasement
and thrust blocks shall have a minimum twenty-eight-day compressive
strength of 2,500 pounds per square inch.
(7)
Specifications for pipe installation.
(a)
All pipes and fittings shall be installed to
the lines and grades as shown on the approved drawings. All main water
distribution pipes shall be designed to withstand a twenty-ton live
load and shall be constructed in trench bottoms providing adequate
support. Water distribution pipes shall have a minimum cover of four
feet. All pipe shall be installed in accordance with the American
Water Works Association Standard Specification for Installation of
Cast-Iron Water Main, C600-54T, or as recommended by the manufacturer.
Where rock, boulders or other unsuitable hard material is found, the
material shall be removed to at least six inches below and around
the outside of the pipe and a sand cushion provided for support. Sand
shall be placed to a depth of 12 inches above the top of the pipe.
(b)
All newly constructed water distribution lines
shall be disinfected in accordance with American Water Works Association
Standard C601-54.
(8)
Work and safety precautions in existing roads. Where
the installation of water distribution lines and appurtenances occurs
in existing Borough roads, the subdivider shall provide adequate measures
to protect the public from hazardous conditions as a result of excavation,
backfill and any other construction procedures in accordance with
a construction schedule approved by the Borough. Adequate barriers,
lights, signals or other devices as required by the Borough Engineer
shall be provided. Temporary pavement shall be placed in trenches
where specified by the Borough Engineer. All recommendations, requirements,
rules and regulations of the Department of Labor and Industry of the
State of New Jersey shall be strictly adhered to, in addition to the
requirements of the Borough for openings in existing streets.
(9)
Test for distribution pipe tightness. The Borough
Engineer shall require a test to be performed on all sections of the
distribution system prior to backfilling. Water distribution lines
shall be tested by filling with water and subjecting them to a pressure
of at least 150 pounds per square inch or twice the operating pressure,
whichever is greater, by means of approved pumps and gauges, for a
period of not less than one hour. Any apparent leakage shall be repaired
to the satisfaction of the Borough Engineer. Pipe joints shall be
left exposed during testing. Each section of pipe shall be thoroughly
braced by earth backfill prior to testing. Thrust blocks shall be
installed where required prior to testing.
(10)
Testing of materials.
(a)
The subdivider shall submit samples of materials
and shall pay for such special tests and analyses as may be necessary
to demonstrate that said materials conform to the specifications.
The manufacturer's certification may be accepted on certain materials;
however, the manufacturer may be required to have additional tests
performed by an outside testing laboratory to certify that the materials
and equipment conform to the specifications.
(b)
The subdivider will pay for all tests connected
with the determination of compressive strengths of concrete. A minimum
of one test cylinder shall be taken every day that concrete is poured,
or one cylinder for every 25 cubic yards of concrete poured in one
day, if required by the Borough Engineer.
(11)
Debris and silt removal.
(a)
At the completion of construction of improvements
and dwellings, the subdivider shall remove all debris, rubbish, stumps,
etc., within the subdivision area on all plats, whether built or not.
All unused excavations shall be backfilled. No tree stumps shall be
buried on building lots or streets.
(b)
The developer shall remove all silt and debris
from the storm sewerage system, resulting from his operation.
(12)
Rodent control. If deemed necessary by the Borough
Sanitarian prior to beginning any excavation or land clearance operation
involving any major subdivision within the limits of the Borough of
Hopatcong, the developer shall effect a rat control program approved
by the Borough.
[Added 4-20-2005 by Ord. No. 10-2005]
The residential site improvement standards as
are set forth in N.J.A.C. 5:21-1.1 et seq., as the same shall be amended
from time to time, hereafter are hereby incorporated by reference.
All residential development shall comply with the aforesaid regulations.
Further, to the extent applicable, all nonresidential development
shall also comply with the aforesaid regulations.
[Added 4-20-2005 by Ord. No. 10-2005]
Notwithstanding any other provision of this
chapter to the contrary, the Borough hereby adopts and incorporates
herein by reference the current nonstructural stormwater management
strategies as the same may be amended and supplemented from time to
time and as are set forth in N.J.A.C. 7:8-1 et seq. The applicant
shall compare current nonstructural stormwater management practices
as set forth in the aforesaid regulation to the standards set forth
in this chapter. In the event of any conflict between the provisions
of this chapter and the current nonstructural stormwater management
regulations, the regulations shall be controlling. The approving
board shall only approve developments which comply with the provisions
of N.J.A.C. 7:8-1 et seq., as amended, to the maximum extent feasible
considering the constraints of the specific development project.
Any Borough regulation in conflict with said regulations shall be
superseded by the provisions of N.J.A.C. 7:8-1 et seq., as amended.
