C.
All plats and plans shall be drawn by New Jersey licensed
professional persons, depending on the nature of the information provided,
in accordance with the latest regulations of the state professional
boards and shall bear the signature, seal, license number and address
of said professional person.
The plat for a minor subdivision shall include
the following:
A.
A key map showing the subdivision site and its relation
to the surrounding area, streets and highways and zone district boundaries.
B.
Boundary survey data, Tax Map data or some other similarly
accurate base.
C.
Topographic survey conditions of property and surrounding
area within 200 feet, except that within a developed area, only structures
on the adjoining lots need be shown.
D.
Existing and proposed drainage features of property
and surrounding area within 200 feet (e.g., culverts, marshes, water
areas, streams and lands subject to occasional flooding).
E.
Special site conditions (e.g., easements, power lines
and structures).
F.
The location of that portion which is to be subdivided
in relation to the entire tract.
G.
Tax sheet, block and lot number, if any.
H.
The name of the owner and all adjoining property owners
as disclosed by the most recent municipal tax records.
I.
All existing and proposed streets or roads within
or adjoining the proposed subdivision, with the right-of-way widths
clearly indicated.
J.
All proposed lot lines and lot lines to be eliminated
by the proposed subdivision which shall be clearly indicated.
K.
All existing, proposed and required setback dimensions.
L.
The scale of the plat and North arrow.
M.
Acreage of the entire tract and the area being subdivided.
N.
The name and address of the owner, subdivider and
person preparing plat.
O.
The plat title, which shall include the term "minor
subdivision plat."
P.
Documentation of feasibility of an adequate method
of sewage disposal.
Where applicable to the proposed use, a minor site plan shall be accompanied by such information as required in § 243-43 for a preliminary site plan in order to allow the Board to make an informed decision on the application.
In addition to the requirements hereafter set
forth, the preliminary plat, including improvement and utility plans,
and the final plat shall conform to the following:
A.
The drawings shall be prepared by a professional engineer
licensed to practice in New Jersey, except as follows:
(1)
The boundary survey and the final plat shall be prepared
by a land surveyor licensed to practice in New Jersey.
(2)
Architectural drawings shall be prepared by an architect
licensed to practice in New Jersey.
(3)
Landscape drawings, except street tree locations and
types, shall be prepared by a practicing landscape architect or qualified
landscape designer.
B.
The title block shall include the following information:
(1)
The name of the subdivision.
(2)
The name, address, membership or license of the professional
person who prepared the drawings.
(3)
The term "preliminary plat," "improvement and utility
plans" or "final plat," as applicable.
(4)
The date of the drawing.
(5)
The drawing reference number.
(6)
The section number of the section being subdivided,
if applicable.
(7)
The scale of the drawing.
D.
The title sheet or final plat shall show the following
additional data:
(1)
The name, address and signature of the subdivider.
(2)
The name, address and signature of the owner or owners
of record, certifying their consent to submission.
(3)
The total acreage of the entire tract.
(4)
A certified list of property owners within 200 feet
of the property.
(5)
The total acreage of the section being subdivided,
if applicable.
(6)
The total acreage of each zone district within the
tract.
(7)
The total number of proposed lots for the entire tract
and for the section being subdivided.
E.
There shall be a key map at and containing a graphic
scale equal to the Lopatcong Township Map or Official Map, which shall
show the following:
(1)
The relationship to the primary and secondary highway
system and main intersections.
(2)
Boundary lines, building zone districts, special districts
and municipal areas.
(3)
Subdivision streets and blocks to scale.
(4)
Map match lines, as needed, when there are two or
more drawings to show the complete subdivision.
(5)
The plat area being submitted for approval, which
shall be shaded if it is only one section of the entire subdivision.
(6)
The subdivision boundary line (heavy solid line) and
survey data.
(7)
Boundaries of adjacent properties and property owners'
names, provided that adjacent properties which are a part of a recorded
subdivision plat may be identified by the subdivision name.
The preliminary plat shall contain the following
additional data:
A.
Survey data.
(1)
The plat shall be based on a boundary survey which
shall be based on a field traverse having an error of closure of not
less than one part in 10,000 parts.
(2)
Topographic contours at two-foot intervals referred
to the United States Coast and Geodetic Survey datum of mean sea level,
provided that smaller or larger intervals, when advisable due to the
terrain, may be used after approval by the Township Engineer. The
contours shall extend 200 feet beyond the subdivision boundary line.
B.
Existing site conditions to be indicated.
(4)
The location, size and capacity of other utility structures,
such as water and gas mains and power lines, on the subdivision and
within 500 feet of its boundaries.
(5)
Marshes, ponds, streams and land subject to periodic
or occasional flooding or similar conditions on the subdivision and
within 500 feet of its boundaries.
(6)
Test holes.
(a)
Test holes shall be dug at the rate of one test
hole per three acres of land to be subdivided to a depth of 12 feet
or bedrock, whichever is less, for the purpose of determining bedrock
elevations, soil horizons and groundwater depth. Test holes shall
be dug at all sites of stormwater management facilities.
[Amended 7-5-2001 by Ord. No. 2001-22]
(b)
The location of each test hole shall be shown
on the plat with a graphical representation of the depth to bedrock,
soil horizons and groundwater, including elevations of bedrock and
groundwater.
(c)
Test hole locations shall be approved by the
Township Engineer prior to digging thereof.
(8)
Township or other public lands, including lands designated
as parks, open spaces or for some other public use.
(9)
Buildings and other structures located on the subdivision
and within 200 feet of its boundaries.
(10)
Trees over four inches in diameter, measured
at six feet above the existing grade, located on the subdivision,
except that where trees are in mass, only the limits thereof need
be shown, except that if the trees are proposed to be removed, trees
over nine inches in diameter shall also be shown.
(11)
Soil lots and percolation tests.
[Added 7-5-2001 by Ord. No. 2001-22]
(a)
A reserve area shall be established for sewage
disposal on each lot for future expansion or replacement of the proposed
system. The area shall meet all the requirements of the initial system
and shall be shown on the plans and be marked "Reserve Area." No permanent
improvements shall be installed within or adjacent to this reserve
area which will adversely affect its use as a disposal area.
(b)
Two acceptable percolation tests and one soil
log shall be performed at the site of each primary and reserve disposal
area. Each percolation test shall be located at least 20 feet from
its companion test.
(12)
Soils and soil boundaries, as shown on the Warren
County Soil Survey or as revealed by an on-site investigation.
[Added 3-1-2006 by Ord. No. 2006-4]
(13)
Groundwater recharge zones as shown on maps
produced by the New Jersey Geologic Survey (NJGS) and areas of the
site that have the greatest potential for recharge and stormwater
runoff storage as per NJGS data.
[Added 3-1-2006 by Ord. No. 2006-4]
C.
Proposed site conditions to be indicated.
(2)
Lot layout.
(a)
Lot lines and dimensions to the nearest foot
and lot area, in square feet.
(b)
Building setback lines (dashed) and its dimensions
from the lot line.
(c)
Easements and restricted areas, with notations
as to purpose or restriction.
(d)
Identification of lots or parcels for special
uses, whether they are to be offered for dedication or not.
(e)
Future layout for all reserved parcels, in broken
lines, in conformance with existing zoning regulations.
(f)
High points and low points shown on plan and
profiles, with elevations thereof shown on profiles.
(g)
An analysis of allowable site distance at all
intersections and an indication thereof on the profile.
(3)
Preliminary stormwater drainage system in plan and
profile.
(a)
All proposed drainage facilities with sizes
and gradients in plan and profile.
(b)
Outlines of watersheds tributary to drainage
structures and their approximate area in acres, including those which
extend beyond the boundaries of the subdivision.
(c)
Preliminary design computations.
(d)
The design of stormwater drainage facilities and calculations of stormwater runoff and groundwater recharge shall be in accordance with all applicable design and performance standards contained in Chapter 199, Stormwater Management, of the Code of Lopatcong Township.
[Added 3-1-2006 by Ord. No. 2006-4]
(e)
Completed Major Development Stormwater Summary Form that is contained
within Attachment D in the Township’s Tier A Municipal Stormwater
General Permit for each stormwater management basin that is proposed
on the project.
[Added 9-5-2018 by Ord.
No. 2018-10]
(4)
Existing trees to remain standing, located on the
subdivision.
(5)
Proposed sanitary sewer system in plan and profile.
(6)
The tentative location and size of all other proposed
utilities.
(7)
The estimated average number of automobiles and number
and size or type of trucks or buses that will enter and leave the
site each day and during peak hours.
(8)
The proposed grading plan, indicated by contours at
two-foot intervals or other lesser intervals as may be required by
the slope and nature of the final grading.
(9)
The limits of the final plat sections if the subdivision
is to be developed in more than one section and the anticipated date
of development on each section.
(10)
Impact on community services.
(a)
An analysis of the impact of the proposed subdivision
on community services, including but not necessarily limited to the
following:
(b)
The analysis shall assess the impact of the
subdivision in its entirety and by section and shall compare it to
the available capacity. It shall also include the basis for each projection.
(c)
For the purposes of Subsection C(10)(a)[7] above, a letter from the public utilities stating their ability to accept the additional required services may be considered compliance with this article.
[Amended 2-19-1992 by Ord. No. 1992-02]
(11)
Delineation of wetlands in metes and bounds
and by type as defined by the Freshwater Wetland Act Rules, N.J.A.C.
7:7A, adopted May 16, 1988, by the New Jersey Department of Environmental
Protection. This data shall be certified by a qualified environmentalist.
(12)
Any other data the Board may deem appropriate.
D.
Improvement and utility plans are to be submitted
as part of the preliminary plat submission. The improvement and utility
plans shall contain the following additional data:
(4)
(5)
Street center line gradients in percent indicated
with arrows to establish the direction of water flow and high and
low point locations.
(6)
Street center line grade elevations at fifty-foot
intervals.
(7)
Drainage system requirements.
(a)
The complete drainage system plan for the entire
subdivision, with appropriate development stages for each of the final
plat sections, shall be shown graphically with all existing drainage
features which are to be incorporated properly identified as "existing."
(b)
Boundaries of stormwater runoff watersheds for
each drainage structure and their area in acres.
(c)
All proposed surface drainage structures (e.g.,
ditches, channels, etc.).
(d)
All appropriate details and dimensions necessary
to explain clearly the proposed construction, including type of construction,
material, size, pitch and invert elevations among other things, in
accordance with good engineering practice.
(e)
Profiles of all proposed drainage system components.
(f)
Final design computations.
(8)
Sanitary waste disposal system.
(a)
A sanitary sewer system design shall be indicated
in all cases where public sewer connections exist or are proposed.
(b)
A notation on the profile of the minimum water
and air retention time for exfiltration tests for each line within
the subdivision.
(c)
Typical lot layout, indicating the location
of the system with reference to house and water supply, and a detailed
drawing of the proposed sanitary waste disposal unit.
(12)
All off-tract improvements to be constructed
as part of the subdivision.
(13)
A contour grading plan for all areas to be disturbed,
showing both existing and proposed grade at two-foot intervals and
smaller intervals, if necessary.
(14)
Locations of all trees and natural features
to be removed and preserved.
(16)
Profile drawing requirements.
(b)
All profiles shall show the existing natural
grades, the typical cross sections of existing or proposed roadways,
the center line of intersecting roadways and a system of survey stations.
(c)
The center line profile of all proposed roadways
with dimensioning on vertical curves and a notation as to gradient,
elevations at fifty-foot stations and at all high and low points.
(d)
The invert profile and location of all drainage
structures in street rights-of-way and in drainage easements.
(17)
Detailed grading plans of each intersection,
showing elevation at ten-foot intervals at the following points:
(18)
An estimate of quantities of each construction
item, broken down into the following categories:
(a)
Improvements dedicated to the municipality or,
in the case of privately owned streets, improvements which would normally
be dedicated to the municipality.
(b)
Improvements owned by public utilities.
(c)
Other site improvements, exclusive of dwellings,
septic systems and private wells.
(d)
Improvements to be made off tract.
(19)
Copies of all applications and supporting data
for permits issued by other agencies and copies of the permits.
(20)
Construction details of all improvements other
than public utilities.
(21)
Other data as may be required by the Board.
E.
Where
the subdivision is to be served by public sanitary sewer, verification
from the Township’s consulting sewer engineer that sufficient
sewerage capacity exists to service the proposed subdivision and review
of the general layout and point of connection.
[Added 9-2-2020 by Ord. No. 2020-09]
The final plat shall include the following:
A.
The final plat must be drawn in conformance with the
provisions of the Map Filing Law, N.J.S.A. 46:23-9.9 et seq., and
contain all the requirements for drainage easements, encroachment
line sight triangles at intersections and new or additional right-of-way
easements.
B.
The location and description of all monuments required
in accordance with the provisions of the Map Filing Law with at least
one corner of the subdivision tied into a United States Geological
Survey bench mark, with data on the plat as to how the bearings were
determined.
C.
Construction (final) drawings prepared in accordance
with the conditions of preliminary approval.
A.
Site plans shall be submitted in accordance with the
following requirements. All maps and plans shall be submitted in compliance
with this chapter.
B.
In keeping with the above intent, prospective developers
are hereby encouraged, but not required, to informally submit preliminary
sketches, reports and/or proposals for development to the Board for
review and discussion (at duly constituted regular or special Board
meetings). The following of such informal procedure shall not prejudice
the developer's right to proceed subsequently as an applicant otherwise
pursuant to the requirements of this chapter.
C.
Simultaneous review. The Board shall have the power
to review and approve or deny site plans simultaneously with review
for subdivision approval without the developer being required to make
further application to the Board or the Board being required to hold
further hearings.
A.
An application for preliminary site plan shall reflect
the review and design guidelines of this chapter.
B.
The preliminary site plan shall be drawn at a scale
in accordance with the following table:
|
Area of Site
(acres)
|
Scale, Not to Be Less than
|
|---|---|
|
Less than 40
|
1 inch equals 100 feet
|
|
Over 40
|
1 inch equals 200 feet
|
C.
The plan shall include the following data:
(1)
The name and address of the applicant and the owner
and the name, address and title of the person preparing the plan and
maps, including appropriate map titles and accompanying data.
(2)
The acreage, Municipal Tax Map lot and block numbers
and tax sheet numbers of the lot or lots.
(3)
A key location map showing the site and its relationship
to surrounding areas, and zone boundaries within a minimum of 1/4
mile.
(4)
A date, graphic scale and North arrow.
(5)
All existing, proposed and minimum required setback
dimensions, landscaped areas, fencing and trees over four inches in
diameter, except that where trees are in mass, only the limits thereof
if proposed to remain need be shown, or if proposed for removal, only
trees over nine inches in diameter need be shown.
(6)
The zone district in which the lot or lots are located,
together with the zoning information for that district.
(7)
All existing and proposed signs, utility poles and
their size, type of construction and location.
(8)
The existing and proposed principal building or structures
and all accessory buildings or structures, if any, floor areas of
said buildings and finished grade elevations at all corners of said
buildings.
(9)
The location of all existing buildings, drainage and
parking areas within 200 feet of the lot.
(10)
Existing topography depicted by contours at
two-foot intervals based upon New Jersey Geodetic Control Survey datum
and proposed grading.
(11)
The location, size and type of all existing
and proposed storm drainage facilities, plus all required design data
supporting the adequacy of the existing or proposed facility to handle
future storm flows and analysis of the capacity of the facility into
which the stormwater will flow.
(12)
The location and size of all existing and proposed
water and sanitary sewer lines and profiles thereof.
(13)
The location of all existing and proposed curbs,
sidewalks, driveways, fences, retaining walls, parking space areas
and the layouts thereof, and all off-street loading areas, together
with the dimensions of all the foregoing on the site in question and
within 100 feet of said site.
(14)
The location, size and type of all proposed
utility lines and structures, including but not limited to telephone,
electric, gas and CATV, and letters from each that the facilities
are adequate to serve the site development.
(15)
Soil logs and percolation tests.
(a)
A reserve area shall be established for sewage
disposal on each lot for future expansion or replacement of the proposed
system. The area shall meet all the requirements of the initial system
and shall be shown on the plans and be marked "Reserve Area." No permanent
improvements shall be installed within or adjacent to this reserve
area which will adversely effect its use as a disposal area.
(b)
Two acceptable percolation tests and one soil
log shall be performed at the site of each primary and reserve disposal
area. Each percolation test shall be located at least 20 feet from
its companion test.
(16)
The estimated average number of automobiles
and number and size or type of trucks or buses that will enter and
leave the site each day and during the peak hours, including an analysis
of the ability of the existing road system to accept the additional
traffic volumes.
(17)
The present and proposed number of units and
number of tenants, employees, customers or occupants of each unit
and a summary of the total number of each expected to be on the site
each day.
(18)
The location, size and type of all proposed
off-site improvements.
(19)
The location and design of all fire prevention
measures, including emergency lanes, hydrants, sprinkler and siamese
connections and fire zones.
(20)
The location, size and nature of the entire
lot or lots in question and any contiguous lots owned by the applicant
or in which the applicant has a direct or indirect interest, even
though only a portion of the entire property is involved in the site
plan for which approval is sought; provided, however, that where it
is physically impossible to show such entire lot or lots or contiguous
lots on one map, a key map thereof shall be submitted.
(21)
Plans and profiles of streets adjoining the
property for a distance of 500 feet in either direction, including
the location of driveways and intersecting streets and an indication
of the maximum available sight distance.
(22)
Nature and extent of proposed site lighting,
including design calculations and indications of size, type of construction
and location.
(23)
A landscape and planting plan prepared by a
qualified practicing professional landscape architect or landscaper.
As a minimum, such plan shall spot the location of all existing plantings
to be retained and all plantings to be established and shall contain
a schedule, keyed to the platings shown, calling out the type (common
name and botanical name), size, height, spread and trunk diameter
at the time of planting and at maturity and quantity of all plantings
shown on the plans.
(24)
The location of any other feature directly on
the property and beyond the property, if such feature has an effect
on the use of said property.
(25)
Construction details of all proposed site improvements.
(26)
An accurate boundary survey prepared and certified
by a New Jersey licensed land surveyor. The survey shall be based
on a field traverse with an error of closure of not less than one
part in 10,000.
(27)
Architectural floor plans for each floor of
the building or structure and elevations for all principal exposures
of all buildings or structures on the site, with the name, address
and registration number of the licensed architect preparing the plans.
(28)
Proposed stages or development sections, if
any, and the approximate schedule for implementing each stage or section.
(29)
Such other information or data as may be required
by the Board in order to determine that the details of the site plan
are in accord with the standards of the ordinances of the Township.
(30)
A complete list of the site improvements, except
principal and accessory buildings, by item, and the quantities thereof
to be constructed.
(31)
Copies of all applicable local, state and federal
permits that may be required.
(32)
Test holes.
[Added 7-5-2001 by Ord. No. 2001-22]
(a)
Test holes shall be dug at the rate of one test
hole per three acres of land to be subdivided to a depth of 12 feet
or bedrock, whichever is less, for the purpose of determining bedrock
elevations, solid horizons and groundwater depth. Test holes shall
be dug at all sites of stormwater management facilities.
(b)
The location of each test hole shall be shown
on the plat with a graphical representation of the depth to bedrock,
soil horizons and groundwater, including elevations of bedrock and
groundwater.
(c)
Test hole locations shall be approved by the
Township Engineer prior to digging thereof.
D.
The plan shall be prepared and signed by a professional
engineer licensed in New Jersey, except for certification by other
licensed professionals as required by this chapter or New Jersey law.
E.
Delineation of wetlands in metes and bounds and by
type as defined by the Freshwater Wetlands Act Rules, N.J.A.C. 7:7A,
adopted May 16, 1988, by the New Jersey Department of Environmental
Protection. This data shall be certified by a qualified environmentalist.
As a minimum for conditional preliminary approval, the applicant must
request and receive a letter of interpretation from the New Jersey
Department of Environmental Protection as to freshwater wetlands on
the subject project. If no wetlands are present on the site, a certification
of absence of wetlands should be obtained from the New Jersey Department
of Environmental Protection.
F.
Where
the site is to be served by public sanitary sewer, verification from
the Township’s consulting sewer engineer that sufficient sewerage
capacity exists to service the proposed site and review of the general
layout and point of connection.
[Added 9-2-2020 by Ord. No. 2020-09]
An application for final site plan shall be substantially the same as the approved preliminary site plan, or a stage or section thereof, and shall show final and detailed design and engineering prescribed in § 243-43 above. In addition, the final site plan shall show or include the following:
A.
Final contours of the property and for 100 feet outside
the property at two-foot intervals when new buildings or parking areas
are constructed. If only a portion of the property is being developed,
contours need only be shown for said portion and 100 feet beyond.
B.
Final elevations at the corners of all buildings and
paved areas and at property corners if new buildings or paved areas
are constructed.
C.
The location of signs and outdoor lighting.
D.
A plan showing all landscaping and landscaping features
as they have been or will be installed.
