Glen Gardner City Zoning Code
ARTICLE XXII
Off-Tract Improvements
§ 104-155 Purpose.
A.
The intent of this article is to ensure a pro rata allocation of the costs for off-tract improvements necessitated by new development.
B.
As a condition of final subdivision or site plan approval, the Planning Board shall require an applicant to pay his or her pro rata share of the cost of providing reasonable and necessary circulation improvements and water, sewerage and drainage facilities and easements therefor located off-tract of the property limits of the subject property but necessitated or required by construction improvements within said subdivision or development. The proportionate or pro rata amount of the cost of such facilities within a related or common area shall be based on the following criteria.
§ 104-156 Full allocation.
In cases where the reasonable and necessary need for an off-tract improvement or improvements is necessitated or required by the proposed development application and where no other property owners receive a special benefit thereby, the applicant may be required, as a condition of approval, at the applicant's sole expense, to provide for and construct such improvements as if such were an on-tract improvement in the manner provided hereafter and otherwise by law.
§ 104-157 Proportionate allocation.
In cases where the need for any off-tract improvements is necessitated by the proposed development application and where it is determined that properties outside the development will also be benefited by the improvements, the following criteria shall be utilized in determining the developer's proportionate share of such improvements:
A.
Water system. An applicant's proportionate share of water distribution facilities, including the installation, relocation or replacement of water mains, hydrants, valves and appurtenances associated therewith, shall be computed as follows:
(1)
The capacity and the design of the water supply system shall be based upon standards for potable water supply systems as determined by the State of New Jersey and regulated through the Department of Environmental Protection. If the system is able to serve the entire service area, including the proposed development, no improvement or enlargement cost will be assigned to the developer.
(2)
If the existing system does not have adequate capacity to accommodate an applicant's needs, the pro rata share shall be determined as follows:
Total cost of enlargement or improvement | Capacity of enlargement or improvement | ||
|---|---|---|---|
= | |||
Developer's cost | Development- generated gpd accommodated by enlargement or improvement |
B.
Roadways. For street widening, alignment, channelization of intersections, construction of barriers, new or improved traffic signalization, signs, curbs, sidewalks, trees, utility improvements uncovered elsewhere, the construction or reconstruction of new or existing streets and other associated streets or traffic improvements, the applicant's proportionate cost shall be determined as follows:
(1)
The applicant's engineer shall provide the Borough Engineer with the existing road anticipated peak-hour flows for the off-tract improvements.
(2)
The applicant shall furnish a plan for the proposed off-tract improvements, which shall include the estimated peak-hour traffic generated by the proposed development. The ratio of the peak-hour traffic generated by the proposed development to the future peak-hour traffic shall form the basis of the proportionate share. The prorated share shall be computed as follows:
Total cost of the roadway improvement and/or extension | Future peak-hour traffic | ||
|---|---|---|---|
= | |||
Developer's cost | Future peak-hour traffic generated by the development |
(3)
The ratio thus calculated shall be increased by 10% for contingencies.
C.
Drainage improvements. For stormwater and drainage improvements, including the installation, relocation or replacement of storm drains, culverts, catch basins, manholes, riprap, improved drainage ditches, stormwater detention basin facilities and appurtenances thereto and the relocation or replacement of other storm drainage facilities or appurtenances associated therewith, the applicant's proportionate share shall be determined as follows:
(1)
The capacity and design of the drainage system to accommodate stormwater runoff shall be based on methods described in Urban Hydrology for Small Watersheds, Technical Release No. 55, Soil Conservation Service, USDA, June 1986, and shall be computed by the developer's engineer and approved by the Borough Engineer.
(2)
The capacity of the enlarged, extended or improved system required for the development and areas outside the developer's tributary to the drainage system shall be determined by the developer's engineer, subject to approval by the Borough Engineer. The plans for the improved system shall be prepared by the developer' engineer and the estimated cost of the enlarged system calculated by the Borough Engineer. The prorated share for the proposed improvement shall be computed as follows:
Total enlargement or improvement cost of drainage facilities | Total tributary cfs | ||
|---|---|---|---|
= | |||
Developer's cost | Developer's cfs |
D.
Sanitary sewers. In the event that sanitary sewers are constructed within the Borough, the following guidelines shall be followed. For collection facilities, including the installation, relocation or replacement of collector, trunk and inceptor sewers and the installation, relocation or replacement of other appurtenances associated therewith, the applicant's proportionate share shall be computed as follows:
(1)
The capacity and design of the sanitary sewer system shall be based on Rules and Regulations for the Preparation and Submission for Sewerage Systems, New Jersey Department of Environmental Protection.
(2)
Developer's pro rata share.
(a)
The capacity of an existing system to serve the entire improved sewage area shall be computed. If the system is able to carry the total developed sewerage area, no improvement or enlargement cost will be assigned to the developer. If an existing system does not have adequate capacity for the total developed sewerage area, the prorated enlargement or improvement share shall be computed as follows:
Total enlargement or improvement cost | Total tributary gpd | ||
|---|---|---|---|
= | |||
Developer's cost | Developer's gpd |
(b)
If it is necessary to construct a system in order to develop a property, the prorated enlargement share to the developer shall be computed as follows:
Total project cost | Total tributary gpd to new system | ||
|---|---|---|---|
= | |||
Developer's cost | Development tributary gpd |
(c)
Plans for an improved system or extended system shall be prepared by the developer's engineer. All work shall be calculated by the developer and approved by the Borough Engineer.