General. All improvements shall be installed in complete accordance with the standards of this chapter, with other particular specifications approved by the Planning Board and Borough Engineer and with all other applicable municipal, county, state and federal regulations. Should improvements be required which are not provided for within the particular sections of this chapter, they shall be designed and constructed in accordance with good engineering practice and recognized design standards. The developer (or his engineer) shall submit detailed design calculations and construction specifications in each such instance. Prior to the initiation of such specialized design, the particular standards to be utilized shall be submitted for review by the Planning Board and Borough Engineer.

Standard specifications and construction details. The Standard Specifications for Road and Bridge Construction of the New Jersey Department of Transportation (latest edition), including all addenda, and the Standard Construction Details of the New Jersey Department of Transportation (latest revision), as modified, supplemented, amended or superseded by the requirements of this chapter, by the approved final plat, by particular agreement among the Planning Board, Borough Council and subdivider or by other applicable municipal, county, state or federal regulations, shall govern the completion of the required improvements. Such Standard Specifications and Standard Construction Details are made a part of this chapter by reference and will not be herein repeated. It is the responsibility of all developers to familiarize themselves with these standards, copies of which may be examined at the offices of the Engineer and may be obtained, upon payment of the cost thereof, from the New Jersey Department of Transportation. The requirements of this chapter, of an approved final plat or of particular agreements and conditions of approval and of applicable municipal, county, state or federal regulations shall govern and prevail in the case of conflict between them and the Standard Specifications or Standard Construction Details. Should the Borough adopt, subsequent to the effective data of the chapter, particular and specific standard construction details for the Borough of Eatontown, they shall govern and prevail over the Standard Construction Details of the New Jersey Department of Transportation previously referred to.

Objectives. All site plan and subdivision plats shall conform to design standards that will encourage desirable development patterns within the Borough. Where either or both an Official Map or Master Plan have been adopted, the site plan shall conform to the proposals and conditions shown thereon. The streets, drainage rights-of-way, school sites, public parks and playgrounds and other municipal facilities shown on an adopted Master Plan or Official Map shall be considered in the review of site plans. Where no Master Plan or Official Map exists, or makes no provisions therefor, streets and drainage rights-of-way shall be shown on the site plan and shall be such as to lend themselves to the harmonious development of the municipality and the enhancement of the public welfare.

Responsibility for design. Within the criteria established by and subject to the review and approval of the Planning Board, all design of a site plan or subdivision is the responsibility of the developer and he shall be responsible for and bear the entire cost of any and all investigations, tests, reports, surveys, samples, calculations, environmental assessments, designs, researches, or any other activity necessary to the completion of the design. The standards set forth in this chapter shall be taken to be the minimum necessary to meet its purposes as set forth elsewhere herein. The responsibility of the Planning Board shall be to see that these minimum standards are followed and, in those cases not covered by these standards, sufficient precautions are taken to assure that the eventual design is conducive to the implementation of the purposes of this chapter and the Borough Master Plan. The Planning Board may employ professionals in various disciplines to advise and assist it in its determinations. Any decisions of the Planning Board regarding the suitability or sufficiency of any design proposal, taken upon advice of its professionals and subject to the provisions of this chapter shall be deemed conclusive.

Design data. To properly execute the design of a site plan or subdivision, it is anticipated that the developer will obtain or cause to be obtained certain design data including, but not limited to, soil tests and analyses, environmental assessments, traffic studies and traffic projections, surveys, reports and similar design data. Any and all such data obtained by the developer, or by others retained by him to complete the design, shall be made available to the Planning Board and its employees and professional consultants, for the purpose of reviewing the proposed design. Should the Planning Board determine that the design data submitted is not sufficient for the purpose of completing a full review of the proposal, it may request the applicant to provide such additional information as is deemed necessary. Until the applicant supplies such information, no submission under the provisions of this chapter shall be deemed complete. Nothing contained herein shall be interpreted to prevent the Planning Board from making or causing to be made such independent studies, calculations or other undertakings as it deems necessary in the review of any application for development.

Design standards. When a developer determines that it will be necessary to utilize design standards in addition to or other than those minimum requirements established herein, he is advised to consult with the Borough Engineer prior to beginning his detailed design, for review and approval of his proposed design standards. Standards utilized should generally be nationally recognized and in common use in this area. Design standards may not be utilized if they do not have the approval of the Borough Engineer.

Waiver of requirements. It is recognized that, in certain instances, preexisting conditions or the uniqueness of a particular proposal may require the waiver of some of the standards presented herein. The Planning Board may consider and, for cause shown, may waive strict conformance with such of these detailed design standards as it sees fit. Any developer desiring such action shall present with his application for development a listing of all such waivers desired together with the reasons therefor.

Definitions. As used in this section, the following terms shall have the meanings indicated:

The residential unit shall be of such character, quality or architectural design and construction materials as will assure:

The front facade for each residential unit shall be substantially different from the front facade of any existing or planned residential unit within three lots in either direction on the same side of the street from any portion of the above described lots; in the case of corner lots, the side and rear elevations of any existing or planned residential unit or any other corner lot at the same street intersection. To be deemed substantially different, the facade or side and rear elevation thereof, as the case may be, must be different in at least three of the following five respects:

All grading, excavation or embankment construction shall be in accordance with the approved final plat and shall provide for the disposal of all stormwater runoff and such groundwater seepage as may be encountered. All clearing, excavation and embankment construction shall be in accordance with the applicable requirements of the Standard Specifications. No excavated material may be removed from the site except in accordance with an approved final plat nor without the prior approval of the Borough Engineer. Where borrow excavation materials from off-site sources are required to complete the necessary grading, such material shall meet the requirements of the Standard Specifications for Borrow Excavation, Zone 3, and shall be subject to the approval of the Borough Engineer.

Material which the Borough Engineer judges unsuitable for use in area of pavement may be used for grading outside the roadway right-of-way or in building areas with the permission of the Borough Engineer and the Construction Official (for building areas). Any unsuitable material which cannot be satisfactorily utilized on the site shall be removed from the site and disposed of at places to be provided by the developer.

To preserve the integrity of pavements, embankments and excavations for paved areas shall be provided with slopes no steeper than one foot vertical rise for every three feet of horizontal distance.

Such slopes shall be suitably planted with perennial grasses or other ground cover plantings in accordance with the plans approved by the Planning Board. In areas where excavations or embankments would extend significantly beyond road rights-of way, thereby causing disruption to the natural environment of the site, the Planning Board may, upon the application of the developer, consider or may, upon its own initiative, direct the use of terraces, retaining walls, crib walls or other means of maintaining roadway slopes. In any event, the entire roadway right-of-way shall be fully graded and any retaining walls, crib walls or terraces shall be located outside of the roadway right-of-way and their maintenance shall be the responsibility of the owner of the property on which they are constructed. The developer shall make suitable provisions in the instruments transferring title to any property containing such terraces, retaining walls or crib walls and shall provide a copy thereof to the Planning Board and the Borough Clerk. All graded areas within or outside of the roadway right-of-way shall be neatly graded, topsoiled, fertilized and seeded to establish a stand of perennial grasses.

Top of slopes in excavations and the toe of slopes in embankment areas shall not extend beyond the right-of-way line or, where provided, the exterior line of the shade tree and utility easement required herein. Sidewalk and easement areas shall slope at 2% to the top of the curb elevation, and sidewalk construction shall conform to this slope. Lots shall be graded to secure proper drainage and to prevent the collection of stormwater. Said grading shall be performed in a manner which will minimize the damage to or destruction of trees growing on the land. Topsoil shall be provided and/or redistributed on the surface as cover and shall be stabilized by seeding or planting. Grading plans shall have been submitted with the preliminary and final plats and any departure from these plans must be approved in accordance with the requirements of this chapter for the modification of improvements. Grading shall be designed to prevent or minimize damage to structures or improvements when major storms, exceeding the design basis of the storm drainage system, occur.

Cluster development open space requirements. Open space areas within cluster subdivisions shall be subject to all provisions of this section and the following specific requirements:

Site preparation. Within open space areas, the Planning Board may require a developer to make certain site preparation improvements, which may include, but are not limited to, the following:

Reservation of public areas.

Recreation areas. Where it is considered appropriate by the Planning Board, portions of proposed open spaces may be designated for passive and/or active recreational activities. Passive recreational activities may include, but are not limited to, pedestrian paths, bicycle paths, sitting areas and naturally preserved areas. Active recreational activities may include, but are not limited to, swimming pools, tennis courts and ball fields. The location and shape of any land to be designated for recreational activities shall be approved by the Planning Board based on, but not limited to, the following standards:

Open space ownership.

Maintenance of common open space.

All concrete used in any subdivision or site improvement shall be prepared in accordance with the requirements of the Standard Specifications for the various classes of concrete used, except that the 28 day compressive strength of the concrete used shall not be less than the following:

Unless specific written permission is obtained from the Borough Engineer to the contrary, only concrete obtained from dry-batched redi-mixed trucks shall be allowed.

General requirements. Curb and/or combination curb and gutter shall be constructed along both sides of every street within a development. Any existing pavements damaged by curb construction shall be repaired to the standards herein and/or as shown on the final plat. Where one side of the development boundary is along an existing street, the curb and/or gutter shall be constructed only on the development side. Curbs and combination curbs and gutters shall be constructed of Class B concrete, air-entrained, in accordance with the requirements of the Standard Specifications. Preformed bituminous cellular-type joint filler, 1/2 inch thick cut to match the cross section of the curb, shall be used at all expansion joints at intervals not greater than 20 feet. Intermediate plate joints shall be provided at intervals not exceeding 10 feet. At places where a concrete curb abuts Portland cement concrete pavement, joints in the curb shall be placed to match the paving joints and intermediate joints shall be placed so as to create equal curb panels not longer than 20 feet. When concrete curb and gutter is required, the gutter shall be eight inches thick and shall be constructed of Class B air-entrained concrete. Joints in the gutter shall be formed simultaneously with joints in the curb. Curb and combination curb and gutter cross sections shall be as shown in Exhibits 5.1 and 6. The requirements of the Standard Specifications regarding curbing precautions must be strictly observed.

Use of combination curb and gutter. Use of combination curb and gutter will be allowed in all areas and required in those areas having a bituminous pavement with a profile grade greater than 5% with the following exception:

Timing of curb construction. In areas with bituminous concrete pavement, required curb and/or curb and gutter shall be constructed prior to the construction of the bituminous base courses. Any required repairs to curbs and/or combination curb and gutter which are not suitable for acceptance shall be made prior to construction of the final pavement wearing course. In those areas having Portland cement concrete pavement, the curb shall be constructed after the construction and curing of the Portland cement concrete pavement.

Alternate curb types. In certain instances it may be necessary or desirable to construct alternate curb types. For example, these may be required by the Planning Board on the perimeter of channelizing islands or in the areas of unusually heavy gutter drainage flow, or may be desired by the developer for decorative purposes or to preserve vegetation (e.g., granite block curb, rolled concrete curb, etc.). If alternate curb types are to be permitted, an appropriate construction detail shall be submitted for approval with the preliminary and final plat. Continuous slip-formed curb or combination curb and gutter may be permitted if such is considered to be acceptable by the Borough Engineer. The use of continuous slip-formed curb or combination curb and gutter may only be permitted if the applicant submits for review and approval details and specifications concerning equipment, materials and methods proposed for use and if the Borough Engineer has inspected the installation and tested and approved a suitable sample section of such curb or combination curb and gutter. In the event the Borough Engineer does not approve the sample section of curb or combination curb and gutter, the developer shall remove the sample section and replace it with a type of curb or curb and gutter permitted by this chapter or such other alternate as may be approved by the Planning Board.

Drainage easements.

Conservation easement.

Sight triangle easements. In addition to right-of-way widths required for the full design of all streets and the wider intersections as specified, sight triangle easements may be required on all corners at all street intersections. Such easements shall include provisions to restrict the planting of trees or other plantings or the location of structures exceeding 30 inches in height that would obstruct the clear sight across the area of the easements and a reservation to the public of a right-of-entry for the purpose of removing any object, natural or otherwise, that obstructs the clear sight. Such easements shall include the area on each street corner that is bounded by the right-of-way line and a straight line connecting points on the right-of-way lines which points are the following distances from the intersection of the right-of-way lines (or of their prolongations):

Utility and shade tree easement.

Fences hereafter erected, altered or reconstructed as part of requirements for any development in the Borough shall be open fences not to exceed 48 inches in height above ground level when located in a front yard area, or fences not exceeding six feet in height above ground level when located in any side or rear yard area, except as follows:

All fences must be erected within the property lines and no fence shall be erected so as to encroach upon a public right-of-way.

A certificate of occupancy shall not be issued for any residential structure located in an area serviced by a public or private water company unless the distance from the midpoint of the frontage of such premises to a functioning fire hydrant, which has been tested and approved by the Bureau of Fire Prevention, as measured down to the center line of connecting public streets, is 400 feet or less.

Final subdivision plats shall not be approved by the Planning Board unless fire hydrants are indicated on the final plan in accordance with the requirements herein contained as to location of and distances between fire hydrants.

Fire hydrants shall not be placed at the closed end of a turnaround of a cul-de-sac unless the distance between the open end and the closed end is greater than 400 feet, in which event, the fire hydrants shall be placed at both the open end and the closed end of the cul-de-sac.

The installation of fire hydrants with respect to any subdivision shall not be considered a subdivision improvement to be included in the bonding requirements of this article but rather the proper installation of fire hydrants shall be a condition of the issuance of certificates of occupancy.

Flow capacity classifications.

All fire hydrants shall be painted in accordance with the following schedule:

All fire hydrant barrels will be painted with white fluorescent paint.

All fire hydrants installed in the municipality shall have no less than two two-and-one-half-inch hose connection nozzles and one four-and-one-half-inch pumper nozzle. All threads are to be National Standard fire hose threads.

Hydrants shall be set plumb with nozzles 18 inches above the ground or, where they are to be placed in hose houses, 18 inches above the floor.

Fire stations. The location of the fire stations and fire lanes shall be designated by the Bureau of Fire Prevention. Fire hydrants of a type designated by the Bureau of Fire Prevention shall be located at each fire station.

Lot size. Minimum lot size and dimensions shall be governed by the requirements of the respective zoning districts as set forth in the Eatontown Zoning Ordinance (Article VII of this chapter), except that:

Lot and block numbers.

House numbers. House numbers shall be assigned each lot by the Postmaster prior to final plat approval by the Planning Board.

Area and side lot lines. Except as otherwise provided in this chapter lot dimensions and area shall not be less than the requirements of the zoning district. Insofar as is practical, side lot lines shall be at right angles to straight streets and radial to curved streets.

Lot frontage. Each lot shall front on an approved street accepted or to be accepted by the Borough.

Lot line on widened street. Where extra width is to be provided for the widening of existing streets, lot measurements shall begin at the proposed right-of-way line, and all setbacks shall be measured from such lines unless otherwise provided by the Zoning Ordinance.

Unsuitable lots. All lots shall be suitable for the purpose for which they are intended to be used. To prevent the use of lots which are not suitable because of adverse topography, rock formation, flood conditions or similar circumstances, the Planning Board may require such revisions in a layout of the subdivision as will accomplish one of the following:

Driveways. All structures must be accessible by means of a paved driveway. The paved driveway must be not less than 10 feet wide for single-family residential and not less than 18 feet wide for one-way or 24 feet wide for a two-way access to any nonresidential development and must have a center-line grade of not less than 0.5% and not greater than 10%. For all non-single-family uses, driveways must provide turnarounds to eliminate the necessity of any vehicle backing onto any street.

General requirements. Roadways and all appurtenances, including subgrade, subbase, base courses and pavements, shall be constructed in accordance with the applicable requirements of the Standard Specifications as modified herein. All subsurface utilities including service connection (terminating at least two feet behind sidewalk) to each lot and all storm drains shall be installed in all roadway areas prior to the construction of final pavement surfaces.

Type of pavement. All roadways shall be constructed with either a bituminous concrete flexible pavement structure or a Portland cement concrete rigid pavement structure. Only one type of pavement shall be utilized throughout any development.

Pavement structure design.

Subgrades. All subgrade shall be prepared in accordance with the applicable requirements of the Standard Specifications for bituminous concrete and reinforced concrete pavements. Prior to the construction of any subbase, base or pavement course, all soft or unyielding portions of the subgrade which do not attain the required stability will be removed and replaced with the suitable material, and the whole surface of the subgrade shall be compacted. The provision of a uniform roadway subgrade meeting the requirements of the Standard Specifications shall be the full responsibility of the developer. In certain cases, special treatment may be required because of the character or nature of the subsoil. Such special treatment may include lime or cement stabilization, wet excavation, or construction of underdrainage fields. Any proposal by the developer to stabilize subgrade shall be subject to the approval of the Borough Engineer.

Subbase and/or aggregate base courses. Where granular subbase courses are included in the pavement design section proposed by the developer, they shall be constructed in accordance with the applicable requirements of the Standard Specifications. Bituminous concrete pavements (and stabilized bases) may be constructed on subgrade without subbase or aggregate base courses, provided that the subgrade can be satisfactorily prepared as hereinbefore described. Dense graded aggregate base courses shall comply with the requirements of the Standard Specifications for Soil Aggregate, Type 5, Class A, or Type 2, Class A or B. Portland cement concrete pavements must be constructed with a minimum of six inches of a granular type subbase meeting the requirements of the Standard Specifications for Soil Aggregate, Type 4, Class E. Any subbase course or aggregate base course to be utilized with any type of pavement shall have a minimum thickness of four inches.

Bituminous base courses.

Bituminous pavements. Bituminous pavements shall consist of a bituminous concrete surface course Type FABC-1, in accordance with the requirements of the Standard Specifications. The bituminous pavement wearing surface should generally not be installed until just prior to the time the streets are prepared for final acceptance. Prior to the installation of a bituminous concrete surface, the bituminous base course shall be inspected by the Borough Engineer. Any areas of the base course in need of repair shall be removed and replaced at the direction of the Borough Engineer. If the Borough Engineer directs, a leveling course of FA-BC material shall be placed on any uneven or below grade base courses prior to the placement of finished pavement. No pavement surfaces shall be placed unless permission to do so has been granted by the Borough Engineer.

Concrete pavements. Concrete pavements shall be constructed in accordance with the requirements of the Standard Specifications. Expansion joints shall be New Jersey State Department of Transportation Type A Expansion Joints. The developer may submit, at the time of the submission of the preliminary plat, an alternate expansion joint detail. The use of such an alternate detail must be recommended by the Borough Engineer and approved by the Planning Board. Where existing concrete roadways are being widened as the result of the development of abutting properties, the widened pavement shall be required to be of Portland cement concrete. The remaining pavement in the development may, if the subdivider elects, be bituminous concrete. This will be an exception to the requirements that all pavement constructed within a development be of one type.

Alternate pavement types. In areas where alternate pavement types are proposed or desired either for decorative purposes, because of physical restrictions or existing conditions, or because of limitations or shortages in certain types of construction materials, a detail of the type and/or location of alternate pavement types proposed shall be submitted for approval with the preliminary and/or final plat. The use of alternate pavement types may only be permitted if the applicant submits for review and approval details and specifications concerning the equipment, materials and methods proposed for use, and if the Borough Engineer has inspected the installation of, and tested and approved a suitable sample section of such pavement. In the event the Borough Engineer does not approve the sample section of pavement, the developer shall remove the same section and replace it with a type of pavement permitted by this chapter or such other alternate as may be approved by the Planning Board.

When the effective operation of a building or structure, or equipment within a building or structure, necessitates placing machinery, motors, generators or similar devices for cooling, heating or generating purposes, outside or on top of any structure, they shall be screened from public view. Said screening may consist of the following:

The above requirements shall not be construed to prevent an opening in any required screening for maintenance purposes. However, any such opening shall be made as inconspicuous as is possible so as not to present any unsightly display of said equipment to public view.

The design and construction or approval of all public systems for extensions of existing system(s), either publicly or privately owned, shall be under the jurisdiction of the Eatontown Sewerage Authority.

Prior to the approval of any final plat, the full approval of any sewage disposal system must have been obtained from the Eatontown Sewerage Authority and filed with the Planning Board, or the final approval will be conditioned upon full approval of the Eatontown Sewerage Authority.

In the event the Eatontown Sewerage Authority determines that the lots in any major subdivision cannot be served at the time of application by a public sewage disposal system, septic systems may be installed, provided that:

The screened refuse area shall not be located within any front yard area.

The refuse storage area shall be surrounded on three sides by a solid uniform fence or wall not less than five feet nor more than eight feet in height. Such fence shall be exempt from the provisions of any ordinance of the Borough of Eatontown regulating the height of fences and requiring permits therefor.

A five-foot minimum width landscaping area shall be provided along the fence or wall enclosing the refuse storage area. The landscaping to be provided shall be shown on the site plan submitted for Planning Board approval.

The opening in the enclosed refuse area should be located to minimize the view of refuse from adjoining properties or public streets.

If located within or adjacent to a parking area or access drive, the enclosed refuse areas shall be separated from such parking area or access drive by curbing.

The enclosed refuse area shall not be located so as to interfere with traffic circulation or the parking of vehicles.

All refuse shall be deposited in containers maintained within the refuse area. No containers shall be maintained anywhere on a site except in a refuse area meeting these requirements.

If outdoor storage of solid waste is not proposed, the site plan submission shall detail the methods proposed for accommodating solid waste within the structure. The Planning Board may require that a suitable area be set aside, but not improved, for a future solid waste storage area meeting these requirements even if indoor accommodations for solid waste are proposed.

General requirements.

Storm drain pipe. All storm drain pipes shall be either slip joint type reinforced concrete with "O" ring joints, bell and spigot with "O" ring joints, or subject to the restrictions herein, fully coated, invert paved, corrugated metal steel culvert pipe meeting the requirements of the Standard Specifications and of a wall thickness sufficient to meet the proposed conditions of service; but in any event, no wall thickness less than Class 3, Wall B, for concrete pipe or No. 14 gauge for corrugated metal steel pipe shall be allowed. Generally, concrete pipe will be used except in areas of steep grades where other types of pipe may be permitted. No concrete pipe may be laid on grades exceeding 10%. All concrete pipe shall have the joints moistened in accordance with the specifications. Concrete storm drain pipes will be jointed using a preformed bituminous mastic pressure-type joint sealer or rubber-ring type or other equivalent approved joint. All corrugated metal pipe shall be fully bituminous coated with paved invert and of a gauge meeting the requirements of the Standard Specifications sufficient for the proposed service. Where conditions permit, corrugated aluminum storm drains may be substituted for corrugated metal steel storm drains where the same is otherwise permitted on the basis of an equivalent three-edge bearing or crushed strength. Substitution on an equivalent gauge basis will not be allowed. All storm drains shall be tangent between inlets, manholes or other structures, except that the use of fittings or factory curved or mitered pipe may be allowed by the Borough Engineer when necessary to accommodate existing geometry or utilities. Prior to laying any storm drains, the bottom of all trenches shall be inspected by the Borough Engineer. Should the Engineer determine that the trench is unsuitable for the placement of the pipe, the developer shall take all necessary action to remove or eliminate any unsuitable conditions. These may include, but are not limited to, excavation and backfilling with suitable material, placement of bedding material, construction of pipe cradles or such other action necessary to remove all unsuitable conditions. Proposed storm drainage installations which do not conform to the above must be fully detailed and approved as part of the final plat.

Underdrains. Underdrains shall be installed where the character and composition of the earth in the road bed itself or adjacent terrain renders such installation necessary. These under-drains shall consist of vitrified tile, perforated metal pipe of porous wall concrete pipe, to be of a minimum diameter of six inches and to be laid in the bottom of a trench at such depth and width as shall be necessary in view of the conditions involved. The trench shall then be filled with clean washing gravel or broken stone or other equivalent porous material approved by the Borough Engineer. The stone shall be covered with a layer of salt hay minimum of one inch thick and the remainder of the trench filled with suitable earth properly compacted.

Inlets and manholes. Inlets and manholes shall be constructed where required in accordance with the requirements of the Standard Specifications and Standard Construction Details.

Headwalls. All pipe terminations shall be provided with poured concrete headwalls, precast concrete end sections or corrugated metal end sections in accordance with the approved final plat. Poured concrete headwalls shall be wing-type headwalls with aprons in accordance with the Standard Construction Details.

Inlet and manhole location.

Type of inlets and manholes. All curb inlets shall be New Jersey Department of Transportation Standard Type B and all yard inlets shall be Standard Type E; all manholes shall be New Jersey Department of Transportation standard four-foot diameter, unless a larger diameter is necessary. Casting heights on curb inlets shall be two inches greater than the specified curb face, and the gutter shall be properly transitioned approximately 10 feet on either side of the inlet.

Open channels.

Minimum basis for calculations.

Special drainage provisions.

Detention/retention facilities design.

Detention and retention basins.

Detention facilities in flood hazard areas.

Detention facilities: maintenance and repair. Responsibility for operation and maintenance of detention facilities, including periodic removal and disposal of accumulated particulate material and debris, shall remain with the owner or owners of the property with permanent arrangements that it shall pass to any successive owner, unless assumed by a governmental agency. If portions of the land are to be sold, legally binding arrangements shall be made to pass the basic responsibility to successors in title. These arrangements shall designate for each project the property owner, governmental agency, or other legally established entity to be permanently responsible for maintenance, hereinafter in this section referred to as the responsible person.

Street extensions. The arrangement of streets within a development shall provide for the extension and/or realignment of existing streets except that local and local collector streets should only be extended when such extension is necessary and the Planning Board concurs than such extension will promote safety and conform to the street standards contained elsewhere in this chapter.

Street widening. Where developments abut existing roadways, sufficient right-of-way shall be reserved to provide the right-of-way width proposed for the functional classification of the street in question.

Design of local streets. Local streets shall be designed in accordance with the schedule of street design standards and the following requirements:

Classification of streets. In any development it shall be the duty of the Planning Board to approve classification of proposed streets according to their use. In making its decisions, the Planning Board shall refer to the Master Plan and shall consider conditions within the development and the surrounding areas and shall use as a guide the following street classifications and criteria:

Lots abutting major collector, minor arterial and arterial highways. In any subdivision abutting or being traversed by a major collector street, minor arterial or principal arterial highway, one of the following conditions shall be required by the Board:

Street design standards. Street design standards shall be appropriate to the expected use of the street, soil, topographical and other physical conditions and to the maintenance of the purposes of this chapter but shall not be less than those set forth in the Schedule of Street Design Standards (Exhibit No. 8).[1]

Street intersections. Street intersections shall be designed according to the following standards:

Street layout.

Street names. Street names and development names shall not duplicate, nearly duplicate or be phonetically similar to the names of any existing streets or development in the Borough of Eatontown or contiguous areas of other communities. Any continuation of an existing street shall have the same street name.

Limit of improvements. The developer shall complete all improvements to the limits of the development, unless other provisions have been made and approved by the Planning Board. In those instances where completion of certain improvements would not be possible until the development of adjacent land takes place, alternate temporary improvements may be constructed subject to the approval of the Planning Board, and cash or a certified check representing the difference between the value of the temporary improvements and the required improvements may be accepted by the Borough Council to be credited toward the completion of such improvements at such time as the adjacent land develops.

Streets serving other than single-family detached homes. The right-of-way width and other standards for internal roads and alleys in multifamily, commercial and industrial developments shall be determined by the Board on an individual basis and shall in all cases be of sufficient width and design to safely accommodate maximum traffic, parking and loading needs, and maximum access for fire-fighting equipment and shall generally conform to the requirements herein.

Reserve strips. There shall be no reserve strips or areas controlling access to streets except where control and disposal of the land comprising such strips or areas have been placed in the hands of the governing body under conditions approved by the Planning Board.

Streetlighting standards of a type and number approved by the approving authority and Municipal Engineer shall be installed at street intersections and elsewhere if deemed necessary by the approving authority.

The developer shall arrange for the provision of streetlights at his expense under the requirements for "contribution fixtures" as established by the Board of Public Utilities Commissioners Tariff No. 6, Electric Part No. 3, effective April 25, 1993. The developer shall also provide for the installation of underground service for streetlighting at his cost.

Grading and selection of plant material.

Nomenclature of plant material.

Inspection of site.

Consultation. It is the responsibility of contractor and/or applicant to consult with the Borough Arborist or Borough Engineer, prior to installation, for purpose of comprehension of specifications, plant material or planting details. To avoid monocultures, the following species diversity shall be used: Whenever an application plan calls for five to 10 plantings, two or more different kinds of species shall be planted. If between 11 and 20 plantings, four or more species shall be planted; between 21 and 35, five or more species shall be used; and if more than 36 plantings are to be used, an additional species be provided for every 12 plantings and the minimum diversity amongst plantings shall be 10%.

Approval of plant material.

Root ball specifications.

Shipment and delivery of plant material.

Temporary storage.

Time of planting.

Mulching. A minimum depth of four inches of shredded cedar or shredded hardwood mulch to be placed over the entire pit. All plant material shall be mulched within two days after planting.

Pruning.

Staking.

(Reserved)

Cleanup and finish work.

Guarantee.

Maintenance/report for homeowner.

Acceptance. At the time of acceptance of the project, all planting areas shall be free from weeds in a cultivated condition, and all plant materials shall be alive and healthy.

All outdoor lighting not necessary for security purposes shall be reduced, activated by motion sensor devices or turned off during nonoperating hours. Illuminated signs are excluded from this requirement.

All lighting shall be designed to prevent misdirected or excessive artificial light and to maximize energy efficiency.