Source: https://www.ecode360.com/35124284
Timestamp: 2020-01-26 02:56:49
Document Index: 8297831

Matched Legal Cases: ['§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 32', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 11', '§ 22', '§ 22', '§ 22', '§ 22', '§ 22', '§ 1', '§ 22', '§ 2', '§ 2', '§ 21', '§ 1', '§ 22', '§ 2', '§ 22', '§ 3', '§ 22', '§ 4', '§ 22', '§ 5', '§ 22', '§ 6', '§ 22', '§ 7', '§ 22', '§ 8', '§ 22', '§ 9', '§ 10', '§ 22', '§ 11', '§ 22', '§ 2', '§ 22', '§ 3', '§ 22', '§ 4', '§ 22', '§ 5', '§ 39', '§ 22', '§ 6', '§ 22', '§ 7', '§ 38', '§ 22', '§ 8', '§ 9', '§ 22', '§ 10', '§ 22', '§ 11', '§ 22', '§ 12', '§ 22', '§ 13', '§ 14', '§ 22', '§ 15', '§ 22', '§ 16', '§ 22', '§ 17', '§ 22', '§ 18', '§ 22', '§ 19', '§ 22', '§ 20', '§ 22', '§ 21', '§ 22', '§ 22', '§ 22', '§ 23', '§ 22', '§ 24', '§ 22', '§ 25', '§ 22', '§ 26', '§ 22', '§ 1', '§ 22', '§ 2', '§ 1']

City of Sea Isle, NJ Land Subdivision
§ 32-1 GENERAL PROVISIONS.
§ 32-1.2 Administration of Chapter.
§ 32-1.3 Adoption of Planned Unit Development Zoning Provisions by Reference.
§ 32-1.4 Definitions.
§ 32-2 PROCEDURES FOR PLAT SUBMISSION.
§ 32-2.1 Sketch Plat; Minor Subdivisions.
§ 32-2.2 Submission of Preliminary Plat.
§ 32-2.3 Required Improvements or Guarantees.
§ 32-2.4 Submission of Final Plat.
§ 32-3 PLAT DETAILS.
§ 32-3.1 Sketch Plat.
§ 32-3.2 Preliminary Plat.
§ 32-3.3 Final Plat.
§ 32-4 IMPROVEMENTS; GENERAL REGULATIONS.
§ 32-4.1 Required Installations.
§ 32-4.2 Certification as to Completion; Performance Guaranty.
§ 32-5 IMPROVEMENTS; MAJOR SUBDIVISIONS.
§ 32-5.1 Purpose.
§ 32-5.2 Sanitary Sewerage Systems.
§ 32-5.3 Storm Drainage System.
§ 32-5.4 Water System.
§ 32-5.5 Fire Hydrants.
§ 32-5.6 Underground Wiring.
§ 32-5.7 Trees.
§ 32-5.8 Waiver of Certain Requirements.
§ 32-5.9 Hearing; Notice.
§ 32-5.10 Findings of Fact; Decision.
§ 32-6 DESIGN AND IMPROVEMENT STANDARDS.
§ 32-6.1 Observance of Requirements and Principles.
§ 32-6.2 General Requirements.
§ 32-6.3 Inspection.
§ 32-6.4 Site Conditions.
§ 32-6.5 Streets.
§ 32-6.6 Street Signs.
§ 32-6.7 Sidewalk, Curbs and Gutters.
§ 32-6.8 Shade Trees.
§ 32-6.9 Planted Buffer Area.
§ 32-6.10 Compensatory Planting.
§ 32-6.11 Monuments.
§ 32-6.12 Blocks.
§ 32-6.13 Lots.
§ 32-6.14 Public Use and Service Areas.
§ 32-6.15 Streetlights.
§ 32-6.16 Recreation and Open Space.
§ 32-6.17 Pedestrian Walkways.
§ 32-6.18 Underground Wiring.
§ 32-6.19 Underdrains.
§ 32-6.20 Topsoil Protection.
§ 32-6.21 Soil Erosion and Sediment Control.
§ 32-6.22 Traffic Impact Study Report.
§ 32-6.23 Sanitary Sewerage System.
§ 32-6.24 Water Supply System.
§ 32-6.25 Stormwater Drainage System.
§ 32-6.26 Surface Water Runoff System.
§ 32-7 ADMINISTRATION AND ENFORCEMENT.
§ 32-7.1 Effect of Plat Approval.
§ 32-7.2 Interpretation; Variances; Enforcement; Penalties.
[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.
IMPROVED CITY STREET
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 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 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]
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.
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.
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.
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."
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.
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.
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:
Department of Public Works, Parks and Public Property.
County Planning Board, when applicable.
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.
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.
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.
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]
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.
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.
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.
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:
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.
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.
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.
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.
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]
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.
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.
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]
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.
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.
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:
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.
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.
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.
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.
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.
Appeals may be taken from a decision of the Planning Board in accordance with the provisions of this Code.
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.
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.
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.
As a condition of granting final approval, the Planning Board shall require the applicant to submit a certification with respect to the following:
That a sufficient water supply is available for the project.
That adequate sewage treatment capacity is available for the project.
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.
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.
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:
All existing and proposed streets or roads and streams within 500 feet of the subdivision.
The zoning of the particular parcel in question as determined by the City Zoning Map in effect at the time of the application.
The name and address of the owner, subdivider and persons preparing the plat.
The dimensions of all proposed lot lines, and any existing lot line to be eliminated.
North arrow, scale and date of preparation.
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:
The tract name, tax map, sheet, Block and Lot number, date, reference meridian, graphic scale and the following names and addresses:
Contours at two foot intervals for the entire area of the property as well as lands immediately adjacent thereto.
Complete topographical data showing all natural and man-made features within or adjacent to the tract.
Complete outbound survey of the entire tract, including any exceptions and easements affecting the subdivision.
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.
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.
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.
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:
Date, name and location of the subdivision, name of owners, graphic scale and reference meridians.
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.
Lot and block numbers, as designated by the Tax Assessor.
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.
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.
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.
Zoning boundaries and zoning designation of all adjacent lands.
[1976 Code § 22-12; Ord. No. 669 A.IV § 1]
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:
Curbs and gutters or curbs.
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.
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]
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.
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.
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]
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.
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.
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]
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.
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 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.
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.
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]
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.
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.
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.
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]
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.
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]
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.
All fill shall be clean and free of decaying materials.
No changes shall be made in elevations or contours on the site other than those shown and approved on the preliminary plat.
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.
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]
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.
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.
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.
Parking Permitted in Right-of-Way
As master-planned by City, County, State or Federal agencies
See subsection 32-6.7 for standards for sidewalks in commercial zones.
Sidewalks in residential zones shall follow the standards contained in the Residential Site Improvement Standards at N.J.A.C. 5:21-1.2.
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.
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.
Maximum and minimum grades for all streets shall be as determined by the Planning Board.
Single street intersections shall be as nearly at right angles as possible.
Street jogs with centerline offsets of less than 125 feet shall be prohibited.
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.
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.
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.
Street surfacing shall be as follows:
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.
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.
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.
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.
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]
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.
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.
All sidewalks along a commercial zone shall be a minimum of six feet in width.
Concrete curbs, gutters and sidewalks shall meet the following requirements:
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.
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.
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]
Shade trees shall be installed on both sides of all streets, subject to approval by the Environmental Commission. The variety, location and installation shall be in accordance with the standards set forth in Sections 32-4 and 32-5 of this chapter.
[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]
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.
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]
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.
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.
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]
Lot dimensions and area shall not be less than the requirements of the Zoning Ordinance.
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.
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]
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.
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.
Natural features, such as trees, brooks, wetlands and views, shall be preserved whenever possible in designing any subdivision containing such features.
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]
All streetlights on minor and collector residential streets in a major residential subdivision shall conform to the following basic design standards:
Insofar as is practical, lights shall be placed at 200-foot intervals on alternate sides of the streets.
Luminaires shall be 100 watt mercury vapor in line and 175 watt mercury vapor at street intersections.
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.
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]
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.
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.
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]
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.
The size of the underdrains shall be increased not less than 10% in cross-section area for each 1,000 feet of longitudinal drain.
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.
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]
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:
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.
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.
Minimum grades for sewers for each size used, all sizes, slopes and invert elevations.
A signed statement from the designing engineer that the proposed project complies with all health regulations of the State, the County and the City.
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.
In areas where groundwater elevation makes sub-base instability likely, the City Engineer shall have the right to require extra-strength pipe.
Sewer and water lines shall be separated 10 feet horizontally and 18 inches vertically at the direction of the City Engineer.
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:
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.
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.
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.
Adequate disinfection of all new distribution mains prior to use shall be required.
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.
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.
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.
Collection system basis shall be in accordance with the rational method of design using the formula Q-AIR where:
"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.
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
(2.159 QN) 3/8
(sl/2)
"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
The system of collection shall include:
Curbs six inches wide and 18 inches deep constructed of Class B concrete and true required lines, grades and curvatures.
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.
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.
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.
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.
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.
[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:
Provisions shall be shown on a set of plans accompanying the preliminary plat. The following information shall accompany the detailed provisions:
The proposed finished grade elevations at the corners of any structure or structures.
Existing topography and proposed grading at contour intervals of two feet or less.
The lowest elevation within any proposed structure after its completion.
The location, type and size of all existing and proposed storm drainage facilities and other utilities servicing the premises in question.
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.
The layout and size of any existing and proposed public streets.
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.
All the pertinent rainfall data, stream flow data, gaugings, etc., on which calculations were based.
Complete calculations and hydraulic profiles for normal, average and storm of record.
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.
Any and all other information and data necessary to meet any of the requirements of this chapter.
No land area, except for single- or two-family residential construction not part of a major subdivision, shall be developed such that:
The drainage of adjacent areas is adversely affected.
Soil erosion during and after development is increased over what naturally occurs there.
The natural drainage pattern of the area is significantly altered.
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:
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.
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.
Dry wells or leaching basins which control stormwater runoff through ground absorption and temporary storage.
Porous asphaltic pavement, which preserves the natural ground absorption capacity of a site and provides a subsurface reservoir for temporary storage of stormwater.
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.
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]
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.
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]
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.
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.
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.
Penalty. Any violation of this chapter shall be liable, upon conviction, for the penalty stated in Chapter 1, Section 1-5.