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.

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.

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.

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.

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, 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.

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.