Township of Mount Laurel, NJ Article III Plat Details

§ 138-10 Sketch plat.

The sketch plat shall be based upon Tax Map information at a scale not less than 200 feet to the inch, shall show the entire tract on one sheet and include the following information:

A. Certification by a licensed surveyor, engineer or planner.

B. Lot and block numbers should be checked by the Township Engineer.

C. Existing structures in subdivided portion.

D. Existing structures within 200 feet of the tract.

E. Existing wooded area in the subdivided portion.

F. Existing wooded area within 200 feet of the tract.

G. Name and address of all adjoining owners within 200 feet of the tract.

H. Name of the owner.

I. Portion of the tract to be subdivided.

J. Streets and roads within 500 feet of the tract.

K. Stream (and direction of flow) within 500 feet of the tract.

L. Location of property on Tax Map overlay. All property lines existing and proposed.

M. Number of lots to be subdivided.

N. Existing utility easements.

O. Existing floodplain easements.

P. Conservation easement.

Q. Right-of-way dedications.

R. Certification by the owner that the applicant is the agent or owner of the land or that the owner has given consent under an option agreement.

S. Floor elevation of all existing buildings and structures, and the existing zoning.

T. A copy of any protective covenants or deed restrictions applying to the land being subdivided shall be submitted.

U. A certificate of the Tax Collector that all taxes on subdivision are paid.

§ 138-11 Preliminary plat.

A. General requirements. The preliminary plat shall be clearly and legibly drawn or reproduced at a scale of one inch equals 100 feet. Plats shall be designed and drawn by a licensed engineer and shall comply with New Jersey law.

B. Existing conditions. The preliminary plat shall clearly and accurately show:

(1) A key map, at a scale of one inch equals 2,000 feet if greater than five acres, clearly showing the location of the proposed subdivision within the Township and in relation to major streets, water bodies and political boundaries within the area.

(2) The tract name, Tax Map sheet and lot numbers, North arrow and graphic scale, reference meridian, United States Geological Survey datum and the following names and addresses:

(a) Name and address of record of owner or owners.

(b) Name and address of record of owner or owners of tracts abutting onto and within 200 feet of the tract to be subdivided.

(c) Name and address of subdivider.

(d) Name and address of person who prepared the map.

(3) Acreage of tract to be subdivided to the nearest tenth of an acre.

(4) Contours at two-foot interval maximum; contours should be referenced to United States Geological Survey datum, extended 200 feet beyond the lot lines where passable and necessary.

(5) The location of existing property lines, streets and street rights-of-way within 500 feet of the tract, buildings, watercourses and their extent, surface elevation, depth and their floodplains, railroads and their right-of-way, bridges, culverts, drainpipes, easements, utility lines both underground and overhead, rock formations, wooded areas, isolated trees over five inches in diameter and other natural features.

(6) Profiles and typical cross sections of existing streets abutting the subdivision, indicating type and width of pavement, curb location and sidewalk and planting strip location.

(7) All existing elements, including but not limited to sidewalks, streets, paved areas, buildings, utilities, plant materials and drainage lines, that are to be removed and/or demolished shall be shown as part of the preliminary submission.

(8) Soil Conservation Service soil classification.

(9) Soil borings at the ratio of one boring for every 15 acres. These shall be to a depth of not less than 10 feet below the existing grade or 10 feet below finished grade, whichever is lower, to indicate types of soil and elevation of the water table on the entire tract.

C. Proposals. The preliminary plat shall clearly and accurately show the following, which shall conform to the standards of this chapter and of the county:

(1) The location of all proposed property and building setback lines.

(2) The location and proposed cross sections and center-line profiles of all new streets and pedestrianways, including sidewalks, cartways and planting strips.

(3) The proposed elevations of all property corners.

(4) The proposed location of all proposed buildings; and in predominately residential subdivisions, a statement of the number of dwelling units in the proposed subdivision.

(5) The location and extent of the intended development; all easements, open space, historic sites, floodplain and recreation areas, including the extent and surface water elevation and depth of all proposed lakes and ponds.

(6) All proposed drainage structures are to be located, and all other information as required by the county relating to watercourses and drainage ditches shall be included.

(7) Plans for the preservation of all existing natural features.

(8) Plans for modification, addition or any other alteration to existing man-made features.

(9) If the preliminary plat covers only a portion of the applicant's entire holdings, the prospective future street system for the entire tract shall be indicated.

(10) A legend indicating the type of buildings.

(11) Front elevation view of proposed building structures; all other detail to portray intent of subdivision.

(12) All other information required by the county.

(13) Location of all easements and sizing of water mains, sanitary sewers, storm drains and groundwater underdrains. Complete design criteria and calculations shall be included. Off-site conditions shall be covered.

(14) A traffic control design plan which includes all proposed stop signs, load limit signs, traffic signals, etc.

[Added 12-17-1973 by Ord. No. 1973-18]

(15) A statement as to whether or not the applicant intends to construct basements on all or part of the tract in question. If basements are intended to be installed, they must meet the following criteria and they must be subject to review and approval by the Township Engineer and the Construction Code Official.

[Added 6-21-1993 by Ord. No. 1993-20]

(a) The top of all basement slabs shall be a minimum of 2.0 feet above the seasonal high water table as determined by borings performed by the applicant and witnessed and approved by the Township Engineer.

(b) The location of the borings shall be approved by the Township Engineer prior to being made.

(c) The borings are to be made between February 1 and April 30 of each year.

(d) A sump pit is to be installed to accommodate a future sump pump along with gravel and piping under the slab to collect groundwater and direct it to the sump pit.

(e) A sump pump discharge shall be installed from the sump pit to any of the following points of disposition:

[1] A public storm drainage system.

[2] An extension of the storm drainage system.

[3] Public open space.

[4] An existing watercourse.

(f) If the collection system for the groundwater under the slab is at an elevation above an adjacent floodplain and the property is under the jurisdiction of the developer, a gravity drainage system may be installed discharging to the floodplain area or public area in lieu of a pumped system, provided that proper permits/approvals are obtained.

(g) If the construction of a basement requires placement of fill to raise the grades around the structure, the developer shall submit a grading plan of the area to the Township Engineer for review and approval.

D. Documentation to accompany preliminary plat. The following documentation shall accompany the submission of the preliminary plat:

(1) An application for tentative approval on such form as shall be provided by the Municipal Clerk.

(2) A copy of any protective covenant or deed restrictions applying to the land being subdivided shall be submitted with the preliminary plat.

(3) Written approval of local, county, state or federal organizations, as required.

(4) Soil borings as required by Subsection B(9) of this section.

(5) Environmental impact submissions.

[Added 4-17-1989 by Ord. No. 1989-14; amended 3-15-1993 by Ord. No. 1993-2]

(a) General provisions.

[1] No application for preliminary major site plan review or major subdivision approval or overall development plan approval for a planned development shall be approved unless it has been determined by the Mount Laurel Township Planning Board, or other appropriate Township agency, in accordance with the provisions of this chapter, that the applicant has utilized good site planning principles to develop reasonable alternatives which take into consideration the neighborhood-wide planning efforts to preserve environmentally sensitive areas, including the prevention of soil erosion; preservation of trees and other natural vegetation; protection of surface water resources, floodplains and wetlands; protection of groundwater; preservation of air quality; protection against increased noise levels; and preservation of historic, archaeological and cultural resources.

[2] Nothing herein contained shall give to the Township of Mount Laurel authority over the regulation of freshwater wetlands. Such authority is by law established with the New Jersey Department of Environmental Protection and Energy, and all approvals by any Township agency to which this section applies shall be subject to the approval of the New Jersey Department of Environmental Protection and Energy for all regulations of freshwater wetlands pursuant to the provisions of N.J.S.A. 13:9B-30.

(b) Applications requiring environmental impact statement.

[1] All applications for preliminary major site plan or major subdivision approval as well as applications for all overall development plan approval for a planned development, including any planned adult retirement community and/or major commercial district, shall include an environmental impact statement (EIS).

[2] An environmental impact statement shall not be required where:

[a] The application is for minor site plan or subdivision approval.

[b] The application is for a preliminary site plan or subdivision approval of all or part of a planned development which has a previously approved overall development plan; a previously approved concept plan or sketch plat shall not be a basis for an exemption from the provisions of this chapter.

[c] The application is in connection with a previously approved preliminary site plan or subdivision plan.

[d] The application pertains to the revision of a previously approved site plan and subdivision where the Mount Laurel Township Planning Board has determined that the revisions will not significantly negatively alter the environmental aspects of the site design.

[e] The Mount Laurel Township Planning Board may waive the requirements set forth in this Subsection D(5) if sufficient evidence is submitted to support a conclusion that the proposed site plan or subdivision will not have a significant adverse effect on the environment. Portions of the requirements of this Subsection D(5), if not waived entirely, may likewise be waived by the Planning Board, or other appropriate Township agency, upon a finding that the complete report need not be prepared in order to evaluate the environmental impact of a particular project.

[f] The application has been determined to be complete by the municipal agency receiving said application or, in the alternative, the application is deemed complete pursuant to the provisions of N.J.S.A. 40:55D-10.3.

(c) Submission of environmental impact statement: required information.

[1] Environmental impact statement. Simultaneously with the filing of an application for preliminary major site plan review, major subdivision or overall development plan approval for planned development, the applicant shall submit to the Planning Board 10 copies and to the Environmental Commission three copies of an environmental impact statement which shall provide the following information:

[a] Project description: a concise description or plans of the proposed project, including:

[i] Location and area (in acres) of project site.

[ii] Number and type of housing units.

[iii] Complete description of commercial or industrial projects, including square footage of each use.

[iv] Stormwater management facilities.

[v] Off-street parking and loading facilities.

[vi] A statement regarding the disposition of any topsoil or other excavated material.

[vii] A list of all federal, state, county and local approvals required.

[viii] The projected timing of the project.

[b] Site description: a concise description or plans of the area affected by the proposed project. The features which shall be identified to within one-eighth (1/8) mile of the projected site are:

[i] Existing land use and zoning.

[ii] Soil types and characteristics.

[iii] Geological characteristics.

[iv] Water bodies, flood hazard areas and wetlands.

[v] Slopes of 10% to 15% and slopes greater than 15%.

[vi] Aquifer recharge areas.

[vii] Prime farmlands (as classified by the Soil Conservation Service).

[viii] Wooded area.

[ix] Threatened or endangered wildlife or vegetation species (from federal and/or state lists).

[x] Wildlife habitat.

[xi] Historic, archaeological or cultural resources (from federal, state, county or local lists).

[xii] Public utilities.

[xiii] Any other features or aspects of the area within 1/8 mile of the project site which will, in the opinion of the Planning Board Engineer and/or Planner, be affected by the completion of the project.

[c] Prudent use of photographs, illustrations and other graphics within the text can be effective in giving an understanding of the project area. The Planning Board may consider other projects in the area of the application in its evaluation of the environmental information presented and its use in planning for Mount Laurel Township.

[d] Data and analyses in this section should be in proportion to the significance of the impacts which will be discussed later in the document. Less important material should be summarized or referenced.

[2] Project alternatives. If the application requests bulk or area variances, alternative site plans which had been developed for the site and rejected prior to the submission should be submitted if formalized or described if not. This section should consist of a brief written description of each alternative, supplemented with maps and other appropriate visual aids such as drawings or sketches which would assist in better understanding the various alternatives. The material should provide a clear understanding of each alternative's major design features and the basis for choosing a particular course of action.

[3] Impact assessment. An assessment of all project impacts and cumulative impacts shall be developed by the Planning Board Engineer or Planner. The assessment of impacts shall include consideration of the following criteria:

[a] Water quality. All development shall meet with the minimum state surface water quality standards (N.J.A.C. 7:9-4 et seq.) and groundwater quality standards (N.J.A.C. 7-9-6.1 et seq.). The applicant's submission should include copies of all submissions to state agencies and summaries of analyses and consultations with the state and/or other authorities responsible for water quality. The EIS should discuss proposed stormwater management techniques and identify any locations where runoff may have an adverse impact on downstream water uses, including existing wells.

[b] Flood hazard areas. Development within flood hazard areas, as delineated by the New Jersey Department of Environmental Protection and Energy under the Flood Hazard Area Control Act (N.J.S.A. 58:16A-50) or by the Federal Emergency Management Agency, must conform to the provisions of the Township's Floodplain Protection Ordinance.[1] All information available to the applicant concerning the flood areas as delineated and described herein shall be submitted to the Township.

[1] Editor's Note: See Ch. 83, Floodplain Protection.

[c] Wetlands. Development within wetlands must conform to Section 404 of the Clean Water Act, the Wetlands Act of 1970 (N.J.S.A. 13:9A-1 et seq.) and the Freshwater Wetlands Protection Act rules (N.J.A.C. 7:7A-1 et seq.). All information available to the applicant concerning wetlands as delineated and described herein shall be submitted to the Township.

[d] Aquifer recharge area. The introduction of additional impervious surfaces should be avoided to the extent possible in aquifer recharge areas.

[e] Water supply. The applicant should supply a letter to the Planning Board from the Mount Laurel Township Municipal Utilities Authority indicating the adequacy of water service to the proposed development.

[f] Vegetation. Existing vegetation shall be identified as follows. Development shall seek to preserve and protect existing vegetation to the maximum extent feasible. The applicant shall remove only such trees as are necessary to construct site improvements and structures. It may be necessary to selectively clear the remaining wooded areas to remove dead, damaged or critically diseased trees as recommended by a New Jersey state-certified tree expert or similarly qualified professional.

[i] All wooded areas of at least 100 square feet with at least 40% of the specimens having a three-inch or greater caliper.

[ii] All specimens of eight-inch caliper or greater predominant species of wooded and nonwooded areas.

[g] Endangered or threatened wildlife or vegetation species habitats: non-freshwater wetland areas (as defined by N.J.S.A. 13:9B-30) known to inhabit on a seasonal or permanent basis by or to be critical at any stage in the life cycle of any wildlife or vegetation identified as endangered or threatened species on official federal or state lists of endangered/threatened species.

[h] Agricultural lands. The EIS shall include a map showing the location of prime and unique agricultural lands (as classified by the Soil Conservation Service) on the project site and identify the number of acres to be affected by the proposed development.

[i] Soil erosion control. The Burlington County Soil Conservation Service has jurisdiction over those matters within its jurisdiction as defined by N.J.S.A. 13:9B-30. All applicants will receive from the Burlington County Soil Conservation Service the appropriate approvals and submit to the appropriate Township agency pursuant to this section copies of all material submitted to said county agency.

[j] Steep slopes. Development on slopes of greater than 15% shall be avoided unless their use is essential to a reasonable use of the site. Tree removal shall be minimized in areas where the slopes are 10% or greater.

[k] Historic and archaeological resources. Historic and archaeological resources which are either on or are nominated for inclusion on the National or State Registers of Historic Places, or those resources included on county or Master Plan lists of historic places, shall be preserved.

[l] Consistency with regional and local planning goals. The degree to which the project either reinforces or hinders the achievement of regional or local growth policies as set forth in Municipal or State Master Plans shall be assessed.

[m] Public service and expenditures. Projected costs associated with the provision of municipal and education services shall be reviewed in light of projected revenue to the Township and school districts resulting from the completion of the project.

[n] Traffic. All development shall be designed and located in a manner to cause the least possible disturbance to existing traffic systems. Changes in travel patterns and accessibility (i.e., vehicular, commuter, bicycle or pedestrian) shall be discussed.

[o] Energy conservation. All projects shall incorporate energy conservation techniques and alternative sources of energy to the extent practicable.

[p] Air quality. All development shall adhere to the state's air quality standards (N.J.A.C. 7:27-1 et seq.).

[q] Noise. All development shall conform with standards established in N.J.A.C. 7:29-1 et seq., as administered by the New Jersey Department of Environmental Protection and Energy, Office of Noise Control. For residential developments proposed adjacent to existing highways or other nonresidential uses, the discussion shall include a description of noise abatement measures which have been considered and those measures that are to be incorporated into the proposed design.

[r] Light pollution and glare. All development shall be designed to keep site lighting within the project boundary through appropriate light placement and use of shields and buffers.

[4] A discussion of all adverse impacts that cannot be avoided and the reasons therefor.

[5] A description of all measures to be taken to minimize adverse environmental impacts associated during the project.

[6] A list and the status of the licenses, permits and approvals needed from federal, state, county and/or local agencies, including the conclusions and comments of these authorities.

[7] Names of persons who were primarily responsible for preparing the EIS and their qualifications, including educational background and experience.

(d) Waivers for elements of environmental impact statements.

[1] The applicant may submit a request to the Planning Board for a waiver of the requirements for environmental review with respect to one or more of the elements of the environment listed in Subsection D(5)(c) of this section. A waiver shall be granted if the Planning Board determines that the literal enforcement of the provisions of this chapter is impractical or will exact an undue hardship because of peculiar conditions pertaining to the land in question or if there is sufficient evidence submitted to support a conclusion that the proposed development will have minimal adverse environmental impact.

[2] A waiver from one or more of the requirements of the environmental impact statement may be granted by the Planning Board or other appropriate Township agency only after written application to so waive the provisions of the requirements and a determination by the Planning Board or other appropriate agency and its professionals is made that such a waiver is appropriate under this section.

(e) Planning Board preparation of environmental impact statement. The Planning Board may determine that it is appropriate to retain professional assistance and/or experts to evaluate the environmental impact statement when necessary when the subject matter of an EIS is beyond the expertise of the Planning Board's professionals. Any professional hired in a specialized area shall be licensed or have the appropriate credentials in his field of expertise. Such experts shall be compensated in the same manner as Planning Board engineers or planners are compensated for their review of applications.

(f) Review of application and environmental impact statement.

[1] The environmental impact statement shall be reviewed by the Planning Board, its professionals and any other Township agency as deemed appropriate by the Planning Board.

[2] No application for development shall be approved unless the Planning Board determines that the applicant has included measures to avoid or minimize significant adverse impacts to the environment, to the maximum extent possible, in relationship to the items set forth above.

[3] If the Planning Board determines that the applicant has not provided for reasonable and appropriate site plan design which avoids or mitigates adverse impacts associated with the proposed development in relation to the items set forth above, the applicant shall have the option of submitting more proposed site plan for environmental protection.

[4] In accordance with the provisions of P.L. 1968, c. 245 (N.J.S.A. 40:56A-1 et seq.), the Environmental Commission may submit an advisory report to the Planning Board concerning an applicant's environmental impact statement. Such a report may include any recommendations, suggestions or comments pertaining to the impact of the proposed development on the elements of the environment set forth in Subsection D(5)(c)[3] of this chapter. The Planning Board may take into consideration any advisory report submitted by the Environmental Commission, but approval of the environmental impact statement rests solely with the Planning Board. In any event, within 35 days of the applicant's submission of the EIS, the Environmental Commission shall be deemed to have elected to waive its right to comment on the submission.

[5] In cases of conflict between state and locally mandated environmental standards, state standards shall apply.

(g) Environmental resource inventory update upon approval. When the Planning Board grants preliminary or final site plan or subdivision approval or approves the overall development plan of a planned development, the approved application and map shall be forwarded by the Board of the Mount Laurel Township Environmental Commission for the purpose of updating and amending, where appropriate, the Mount Laurel Township Environmental Resource Inventory. Upon completion of its update, the Environmental Commission shall forward any revised environmental resource inventory to the Planning Board for distribution to appropriate applicants.

(6) A basement plan, if basements are intended to be installed, prepared and submitted by the applicant or its professionals covering all or that part of the tract upon which the applicant is projecting the building of basements with said basement plan, including the location of the lots and the proposed building envelopes, the seasonal high water table for each said lot, evidenced by borings, the elevation for each of said lots, the location for the sump pit to accommodate a sump pump and a grading plan if fill is to be used.

[Added 6-21-1993 by Ord. No. 1993-20]

§ 138-12 Final plat.

A. General requirements. The final plat shall be drawn to meet the requirements of § 138-11A for preliminary plats, except that the final plat shall be drawn in ink on tracing cloth at a scale of not less than one inch equals 50 feet and in compliance with all the provisions of Chapter 358 of the Laws of 1953.[1]

[1] Editor's Note: See now N.J.S.A. 46:23-9.9 et seq.

B. Final plat details. The final plat shall be a refinement of the preliminary plat and shall meet all of the requirements thereof. These refinements shall include but not be limited to:

(1) Tract boundary lines, rights-of-way lines of streets, street names, easements and other rights-of-way, land to be reserved or dedicated to public use, all property lines with accurate dimensions, bearings or deflection angles and radii, arcs and central angles of all curves.

(2) Location and description of all monuments.

(3) Any revision to the preliminary utility system shall be accompanied by calculations and easements. All other items shall be covered by the preliminary.

(4) Street naming list (duplication).

(5) Each block shall be numbered, and all the lots within each block shall be numbered consecutively, beginning with number one. Such numbering shall be approved by the Township Engineer.

(6) A copy of any protective covenants or deed restrictions applying to the land being subdivided shall have been submitted with the sketch plat.

(7) A certificate from the Tax Collector that all taxes on subdivision are paid.

C. Documentation to accompany final plat. The following documentation shall accompany the final plat:

(1) A certificate from the Tax Collector that all taxes are paid to date and that any local improvement assessments against the tract being subdivided have been paid in full or that such local improvement assessments have been apportioned among the lots of the subdivision upon the application of the subdivider, pursuant to N.J.S.A. 54:7-1 et seq. and, in the event of such apportionment, that such local improvements are paid to date.

(2) Written report from the Township Engineer stating:

(a) That all improvements, as indicated on the final plat, are in conformance with the proposals of the approved preliminary plat.

(b) That he is in receipt of a plan of improvements, showing all utilities in exact location and elevation, identifying those portions already installed and those to be installed, and that the subdivider has complied with one or both of the following:

[1] Installed all improvements in accordance with the requirements of these regulations; or

[2] A performance guaranty has been posted with the Municipal Clerk in sufficient amount to assure the completion of all required improvements within a twenty-four-month period.

(c) In those instances where improvements have been installed, that the Engineer has received proper as-built drawings.

(d) A certification from the Township Engineer that he and the Construction Official have reviewed and approved the applicant's basement plan, if one is submitted, and its grading plan, if fill is involved, and that all or part of the proposed application for basements shall be permitted or denied as to any particular lot where basements are projected within the subdivision, specifying which lots where basements will be permitted, which lots where basements will be permitted if fill is provided and where within said lots the building envelope can be permitted.

[Added 6-21-1993 by Ord. No. 1993-20]

(3) When final approval is requested for an area which is less than the full area for which tentative approval was given, the applicant shall submit a key map at a scale of no less than one inch equals 200 feet which clearly and accurately shows the entire subdivision for which tentative approval was granted, including all proposed streets and property lines and that portion for which final approval is being requested.

(4) A letter from the Postmaster or other appropriate authority of the area where the subdivision is located stating that proposed street names in the subdivision do not duplicate names in use and are acceptable.

(5) Certification by the Township Engineer of compliance with sediment and erosion control methods.

(6) Where the proposals for any required improvements differ from the proposals shown on the preliminary plat, complete plans and profiles with drawing revisions listed shall be submitted in sufficient detail to meet the requirements of the Township Engineer.

(7) Additional test borings may be required by the Township Engineer.

(8) Copies of all supplemental agreements between the developer and any and all agencies or bodies of the Township shall be presented.