The preliminary plat shall be clearly and legibly drawn on good quality translucent tracing cloth or approved equal, using India ink, drawn at a scale so that the entire area can be shown on any one of the following standard map sizes: eight and one-half by thirteen (8 1/2 x 13) inches, fifteen by twenty-one (15 x 21) inches, twenty-four by thirty-six (24 x 36) inches and thirty by forty-two (30 x 42) inches. Preliminary plats shall be designed and drawn by a licensed New Jersey professional engineer or land surveyor. The plat shall be designed in compliance with the provisions of Article VI of this chapter and shall show the following information:
A.
If the area to be subdivided is to be developed in
sections, the outline of the sections shall be shown on the preliminary
plat and each section shall be designated by numeral or letter.
B.
C.
A copy of any protective covenants or deed restrictions
applying to the land being subdivided shall be submitted with the
preliminary plat.
D.
The preliminary plat should be drawn at a scale of
one inch equals 100 feet and should show the following information:
(1)
Bearings, distances, curve data and angles of all
outside boundaries and of block and individual parcel boundaries.
(2)
Location and dimensions of any connecting streets
along the boundary of the property and the intersection lines of any
adjoining tracts.
(3)
Any encroachments on outside boundaries as determined
by survey.
(4)
All streets, alleys or easements within or contiguous
to the property with deed or dedication reference.
(5)
Names of owners of record or reference to recorded
subdivisions of adjoining property.
(6)
Any cornerstones, pipes or other physical boundary
markers as determined by survey.
(7)
All United States, state, county and Township bench
marks, monuments or triangulation stations adjacent to or within the
property, with precise position and description noted.
(8)
Computed area of all lots or parcels comprising the
property, in square feet or acres.
(9)
Meridian to be in accordance with New Jersey Geodetic
Survey where monuments are within one-half (1/2) mile of subdivision,
otherwise meridian is to conform to bearings given on boundary survey.
Date of needle if magnetic shall be given.
(10)
Permanent stone or concrete monuments should
be set at each corner or angle on the outside boundary if not already
so established.
Separate property and topographic maps are desirable.
Topographic maps should show the following data at a scale of not
less then one inch equals 100 feet:
B.
All existing buildings and other structures such as
walls, fence lines, culverts, bridges, roadways, etc., with spot elevation
indicated.
C.
Location and spot elevation of rock outcrops, high
points, watercourses, depressions, ponds and marsh areas, with any
previous flood elevations as may be determined by survey.
D.
Size, variety, caliper and accurate location of all
specimen trees worth saving, and outline of all wooded areas.
E.
Boundary lines of property.
F.
Location and log of any test pits or borings.
G.
All blocks and streets shall be outlined in light
dashed lines.
H.
Contours showing finished grades are to be shown in
medium solid lines.
Public utilities maps are to be drawn on sheet sizes and at the scales as outlined in this chapter under Article VI and drawing PTCS No. 4 and shall show the following:
A.
All utility easements or rights-of-way.
B.
Location, size and invert elevations of existing and
proposed sanitary sewers, storm drains or open drainage channels,
catch basins and manholes. Plans for any proposed sewerage plant with
necessary state or county approval shall also be submitted as well
as the results of percolation tests when requested by the Planning
Board, Township Engineer or governing body.
C.
Location and size of existing and proposed water,
gas and steam mains, underground conduits and fire hydrants.
D.
Location of existing and proposed overhead telephone
and electric service and trunk lines, street and alley lighting with
pole locations.
E.
Location of any rail lines and rights-of-way.
F.
Location of police and fire alarm call boxes and similar
appurtenances.
Site location maps shall show the following
within one mile of the center of the development. One-half-mile and
one-mile circles shall be shown on the map.
A.
Locations of site with reference to the principal
existing and proposed streets and principal approach or approaches.
B.
Location and type of built-up areas in the vicinity.
C.
Size and extent of nearby shopping centers.
D.
Location and size of employment centers.
E.
Location and type of transportation lines.
F.
Location of churches, schools, parks, playgrounds
and other educational and recreational facilities.
G.
Zoning and covenants covering adjacent land and approaches
to the site.
H.
Jurisdictional boundaries.
I.
Location of all proposed on-site and off-site improvements
required by this chapter or statute.
A.
The final plat shall be drawn in ink on tracing cloth
or approved equal, at a scale of one inch equals 100 feet or less
and in compliance with all the provisions of N.J.S.A. 46:23-9.9 et
seq., P.L. 1960, c. 141. If drawn in two or more sections, it shall
be accompanied by a key map showing the location of the several sections.
The final plat shall conform to the preliminary plat as approved by
the Planning Board and shall show:
(1)
The full plan of development, including street lines,
lot lines, building lines and areas to be dedicated to street, park
and other public purposes; complete linear and angular dimensions
of the whole tract comprising the subdivision and of every lot and
parcel within its boundaries.
(2)
The names of adjoining subdivision, if any, and the
file number of the recording.
(3)
Lengths of tangents, radii, arcs, chords and central
angles for all center-line curves on streets.
(4)
Tangents, chord arc, radius and central angle at all
street corners.
(5)
Location of all monuments.
(a)
Two monuments shall be located at all street
intersections at diagonally opposite corners.
(b)
Monuments shall be placed at all points of curvature
in street lines on one side of the street and at opposite points of
tangency of the same curve. All changes in street alignment shall
be on lines of circular arcs.
(c)
Monuments shall be placed at high points in
grades where the sight distance is less than that to the nearest monument
located as specified above.
(d)
The boundary lines of the subdivision shall
be completely dimensioned at all angle points. Where feasible, the
control points of the subdivision shall be referenced to three permanent
coordinated monuments. Feasibility shall be at the determination of
the Township Engineer.
(6)
Interrelationship of all streets and roads with adjacent
subdivisions and existing municipal streets, both as to alignment
and grade.
(7)
All natural and artificial watercourses, streams,
shorelines, water boundaries and encroachment lines.
(8)
A title, which shall include the name of the subdivision,
the name of the owners, the name of the developer and the name of
the certifying engineer or land surveyor.
(9)
A certificate by the developer's engineer to the effect
that the plan is correct and that all improvements have been constructed
and installed in accordance with approved plans and specifications.
(10)
A certificate duly acknowledged and signed by
the owner of the property to the effect that the subdivision shown
thereon is made with his or their free consent and in accordance with
their desires.
B.
The final plat shall be accompanied by:
(1)
A certificate of title, which may be by letter from
the title company, showing the ownership to be vested in the developer
or other applicant for plat approval.
(2)
A copy of such private restrictions or restrictive
scheme as may be imposed upon the property conditional to sale, together
with a statement of any restrictions that may already carry with the
title to the land being subdivided.
(3)
Certificate from the Tax Collector that all taxes
are paid to date.
(4)
Tracings of all utility maps for each street, giving the location and elevation of all improvements as constructed, will be furnished to the Township Engineer. These drawings shall be in accordance with § 159-16.
(5)
Boundary survey data, which must be balanced and which
must have indicated an error of closure of no more than one in 10,000.
C.
Action upon approval of final plat.
(1)
Recording of the final plat, after approval by the
Planning Board, shall have the effect of transferring all streets,
parks and other public ways and areas shown thereon, in fee simple,
to the Township. Such transfer of ownership, rights-of-way and public
areas does not obligate the Township to the acceptance thereof for
construction or maintenance.
(2)
The developer or his agent shall keep a clear and
legible copy of the approved plat in plain view in a prominent location
in his offices and salesrooms from which sales in the approved subdivision
are made so that prospective purchasers may have the opportunity to
learn the special conditions, if any, under which approval was given.
