All plats shall be clearly and legibly drawn and reproduced
at a scale of not less than one inch equals 50 feet. They shall be
drawn by a licensed New Jersey land surveyor or a licensed New Jersey
professional engineer. The plat shall show or be accompanied by the
following information:
A.
Key map. An adequate key map showing the entire subdivision and its
relation to existing areas.
B.
Number of lots. Lot layout, dimensions and area in square feet, which
shall not include any abutting area designated for road right-of-way
purposes.
D.
Acreage. Acreage of tract to be subdivided to nearest 1/10 of an
acre.
E.
Elevations. Contours, sufficient elevations and contours at five-foot
vertical intervals for slopes averaging 10% or greater and at two-foot
intervals for land of lesser slope to determine the general slope
and natural drainage of the land and the high and low point.
F.
Existing and proposed locations. The location of existing and proposed
property lines, streets, buildings, watercourses, railroads, bridges,
culverts, drainpipes and any natural features, such as wooded areas,
large trees and rock formations.
G.
Streets. Plans and profiles of cross section of every 50 feet of
all proposed streets within the subdivision and profiles of existing
or future continuing streets a minimum distance of 200 feet beyond
the subdivision boundaries.
H.
Utilities. Plans of proposed utility layouts (water, gas and electricity)
showing connections to existing or proposed utility systems.
I.
Sewers, drains, ditches, etc. Plans and profiles of all proposed
and existing sanitary sewers, storm drains, drainage ditches and streams
within the subdivision, together with the location, sizes, elevations,
grades and capacities of any existing sanitary sewers, storm drains,
drainage ditch or stream to which the proposed facilities shall be
connected. When storm drains, drainage ditches or brook channel improvements
are proposed or required, the plan for such improvement must be approved
by the State Water Policy Commission if said improvement is of sufficient
size to so warrant.
J.
Percolation tests. When a public sewage disposal system is not available,
a developer shall have percolation tests made and submit the same
to the Board of Health for approval. The developer shall show the
location and results of the percolation tests on the plat map. The
tests shall be done in the area where the disposal facilities will
be located. No subdivision or part thereof shall be considered where
results of said percolation tests do not meet the established requirements
of this chapter or other applicable ordinances or regulations, nor
shall any subdivision or part thereof be considered where other physical
characteristics of the land would cause septic conditions unsanitary
to the public or contrary to the requirements of this chapter or other
applicable ordinances or regulations. Any remedy proposed to overcome
such situations or conditions shall first be approved by the appropriate
local or state health agency.
K.
Private sewage disposal. Plans for an individual sewage disposal
system where the same is proposed. Said plans shall be approved by
the appropriate local or state health agency.
L.
Further information. When the development of the subdivision or improvements
within the subdivision is contingent upon information outside the
boundaries of said subdivision, such information shall be supplied
by the subdivider prior to Board consideration for subdivision approval.
M.
Setback lines. Minimum building setback lines on all lots and other
sites.
N.
Deed restrictions. A copy of any protective covenants or deed restrictions
applying to the land being subdivided shall be submitted with the
preliminary plat.
O.
Stormwaters. Topographical information and storm drainage studies
on any water disposal problems in accordance with the rules and regulations
of the Board. If in the opinion of the Board the subdivision may create
or contribute to a drainage problem, the Board may require adequate
guarantees from the applicant.
A.
The Planning Board shall grant final approval if the detailed drawings,
specifications and estimates conform to the standards established
by ordinance for final approval, the conditions of the preliminary
approval and the standards prescribed by the Map Filing Law, N.J.S.A.
46:23-9.9 et seq.
B.
Final approval shall be granted or denied within 45 days after submission
of a complete application to the Board Secretary or within such further
time as may be consented to by the applicant. Failure of the Board
to act within the period prescribed shall constitute final approval,
and a certificate of the Board Secretary as to the failure of the
Board to act shall be issued on request of the applicant, shall be
sufficient in lieu of written endorsement or other evidence of approval
and shall be so accepted by the County Clerk for purposes of filing
subdivision plats.
C.
Whenever review or approval by the County Planning Board is required,
local approval shall be conditioned upon timely receipt of a favorable
report from the County Planning Board or its failure to report thereon
within the required time period.
A.
The zoning requirements and all other rights applicable to the preliminary
approval, whether conditional or otherwise, shall not be changed for
a period of two years, provided that if the standards prescribed for
final approval have been followed, the Planning Board may extend the
period of protection for periods of one year not to exceed three extensions.
Final approval terminates the time period of preliminary approval
for the section involved.
B.
In the case of 25 acres or more, these rights may be granted for
a longer period of time, taking into consideration the number of dwelling
units and nonresidential floor area permissible, economic conditions
and the comprehensiveness of the development. Thereafter an extension
of final approval may be granted for such additional periods of time
as reasonable, taking into consideration:
The Board, when acting on applications for preliminary approval,
may grant exceptions from the requirements for subdivision approval
as may be reasonable and within the general purpose and intent of
the requirements if the literal enforcement of one or more provisions
is impractical or will enact undue hardship because of peculiar conditions
pertaining to the land in question.
The final plat shall be drawn by a licensed New Jersey land
surveyor or professional engineer on mylar 24 inches by 36 inches
at a scale of not less than one inch equals 50 feet in compliances
with provisions of N.J.S.A. 46:23-9.9 et seq., as the same may be
amended, and additional copies shall be drawn at a scale of one inch
equals 100 feet to be filed with the Borough Engineer for tax map
purposes.
A.
The final
plat shall show or be accompanied by the following:
(1)
Identity. Date, name and location of the subdivision, name of the
owner or owners, or partnership, or corporation, graphic scale and
reference meridian.
(2)
Other contents. Tract boundary lines, right-of-way lines of streets,
street names, easements and other rights-of-way planned to be reserved
or dedicated to public use, all lot lines and other site lines, with
accurate dimensions, bearings, radii, cord, arcs and central angles
of all curves.
(3)
Public use. The purpose of any easement or land reserved or dedicated
to public use shall be so designated, and the proposed use of a site
other than residential shall be noted.
(4)
Block and lots. All block and lot numbers shall be approved by the
Engineer and shall be related to existing block and lot numbers as
shown on the official tax map of the Borough.
(5)
Setback lines. Minimum building setback lines on all lots and other
sites.
(6)
Monuments. Location and description of all monuments.
(7)
Owners. Names of owners of adjoining properties and those across
any existing or proposed street.
(8)
Accuracy. Certification by the surveyor as to the accuracy of the
details of the plat.
(9)
Consent of owner. Certification that the applicant is agent or owner
of the land or that the owner has given consent under an option agreement.
(10)
Approval. When approval of a plat is required by any officer
or body, whether municipal, county or state, approval shall be certified
on the plat.
(11)
Profiles. Cross sections and profiles of streets, curbs, or
gutter, catch basins and storm sewers showing grades and approved
by the Borough Engineer.
(12)
Contours. Contours at five-foot intervals for slopes averaging
10% or greater and at two-foot intervals for land at lesser slopes.
(13)
Sewers and water mains. Plans and profiles of storm and sanitary
sewers and water mains approved by the Borough Engineer.
(14)
Streams. All streams, ditches and watercourses.
(15)
Taxes. Certificate from the Borough Tax Collector that all taxes
are paid to date.
A.
Final approval shall expire 95 days from the date of signing of the
plat, unless within that 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 signing of the plat.
B.
No subdivision plat shall be accepted for filing by the County Clerk
until it has been approved by the Board as indicated by the signature
of the Chairman and Secretary of the Board or a certificate has been
issued regarding failure to act within the required time period. The
signatures of the Chairman and Secretary of the Board shall not be
affixed until the developer has posted the guarantee as required under
this article. If the County Clerk records any plat without such approval,
such recording shall be deemed null and void, and on request of the
Borough the plat shall be expunged from the official records.
C.
It shall be the duty of the County Clerk to notify the Planning Board,
in writing, within seven days of the filing of any plat, identifying
the instrument by its title, date of filing and official number.
Before recording a final subdivision plat, the Board shall require,
for the purpose of assuring installation and maintenance of contract
improvements, the furnishing of a corporate surety performance bond
in favor of the Borough, together with a cash deposit, all in accordance
with the requirements as set forth herein for final site plan approval.
As part of the documents to be submitted by the applicant at
the time of application for preliminary major subdivision approval,
there shall be submitted in support thereof an environmental impact
statement in accordance with this chapter.
