The purpose of the preliminary plat is to provide
the Planning Board with the detailed drawings of what is expected
to become the final subdivision plat. These drawings shall be accurate
in order to give the Planning Board and their representatives, who
are charged with the responsibility of reviewing the plat, all the
data necessary for a detailed review.
The following documents or proofs shall be submitted
with, or prior to, action by the Planning Board on all preliminary
major subdivisions:
A.
Two copies of preliminary subdivision application
forms.
B.
Preliminary subdivision fee in the amount of $20 per
lot for the first 50 lots, plus $10 per lot for the next 50 lots,
plus $5 per lot for each lot thereafter, but in no event shall the
fee be less than $150. Said fee shall be used to cover the cost of
review, site inspection and other incidental work required by the
application. Checks shall be made payable to the Treasurer, Borough
of Tuckerton.
C.
Six copies of the preliminary plat and preliminary
street profiles, as well as any other maps required for the proper
presentation of the subdivision, accompanied by the written consent
of the owner.
D.
Two copies of a drainage area map and drainage calculations.
E.
Two copies of all boring logs. The minimum number
shall be one for each 10 acres or fraction thereof but not less than
two for any subdivision.
F.
Proof of payment of all current taxes due assessments
for local improvements, if any.
G.
Approval of the Ocean County Planning Board.
H.
A statement of intent and proof of public water supply
availability, or in lieu thereof, tentative approval of the Municipal
Board of Health for the use of individual water supplies.
I.
Tentative approval of the Borough of Tuckerton Municipal
Utilities Authority of all sewerage extensions, or in lieu thereof,
tentative approval of the Municipal Board of Health for the use of
individual sewage disposal systems.
J.
Tentative approval of the New Jersey State Department
of Environmental Protection.
K.
Tentative approval of the New Jersey Department of
Transportation, if the proposed subdivision abuts upon a state highway.
A.
Public hearing date. Upon receipt by the Planning Board Secretary of at least those items in § 231-10A to E, inclusive, of the required proofs and documents 10 days prior to the regular scheduled meeting, the Planning Board shall set a date for a public hearing on the proposed preliminary plat, which shall be as soon thereafter as possible, predicated upon administrative policy set by the Planning Board. The Planning Board Secretary shall then notify the applicant in writing of the time and place of the public hearing.
B.
Plan distribution. Upon setting the public hearing
date, the Secretary shall forward one copy of the preliminary plans,
together with notice of the time and place of the public hearing,
to each of the following:
C.
Public hearing notification. The applicant shall cause
notice of the public hearing to be published in the official newspaper
or newspapers of general circulation in the municipality at least
10 days prior to the hearing. The applicant shall notify by certified
mail, return receipt requested, at least five days prior to the hearing,
all property owners within 200 feet of the extreme limits of the subdivision
as their names appear on the municipal tax record. If the proposed
subdivision is within 200 feet of an adjoining municipality, the Municipal
Clerk of the adjoining municipality shall be notified by the applicant
at least 10 days prior to the hearing by certified mail, return receipt
requested. If the proposed subdivision involves property abutting
upon or adjacent to a county roadway, the applicant shall, at least
10 days prior to the hearing, give notice in writing of the hearing
by certified mail, return receipt requested, to the Ocean County Planning
Board. If the proposed subdivision involves property abutting upon
or adjacent to a state highway, the applicant shall, at least 10 days
prior to the hearing, give notice in writing by certified mail, return
receipt requested, to the Commissioner of Transportation of the State
of New Jersey. The notice of hearing shall contain a brief description
of the property involved, a statement as to its location, a list of
the maps and other documents to be considered and a summary statement
of the matters to be heard and that copies of the maps and other documents
to be considered at the hearing have been filed with the Secretary
of the Planning Board for public inspection at or before the time
and place of the public hearing. The applicant shall furnish to the
Secretary a certified list of the names and addresses of the persons
to whom notices were mailed, the original return receipts and certified
proof of publication of the public hearing.
D.
Public hearing on preliminary plat. The Planning Board
shall hold the public hearing on the preliminary plat at the time
and place specified in accordance with an adopted procedure set by
the Board. This procedure shall be indicated to the public when the
hearing is opened for discussion. It shall be indicated that the purpose
of the public hearing is to hear from those persons and property owners
affected by the proposed subdivision, as well as other interested
parties.
E.
Report of Borough Engineer.
(1)
The Borough Engineer shall check each preliminary
plat in sufficient detail to assure the Planning Board all applicable
regulations and design standards have been satisfactorily complied
with. The Borough Engineer shall review the preliminary plat for:
compliance with the current zoning ordinances;[1] suitability of the land for building purposes; adequacy
of the proposed street layout with due consideration given to traffic
safety, circulation, ease of access, proper street dedications and
extensions of existing streets; adequacy of the on-site drainage system
and proper disposition of the discharge off-site including any off-site
drainage assessment; satisfactory water supply and sewage disposal
facilities; proposed grading of streets and lots to ensure that land
disturbance is kept to a minimum; evaluation of any pertinent comments
made at the public hearing; all else either requested by the Planning
Board or which, in the opinion of the Borough Engineer, affects the
proper evaluation of the preliminary plat.
(2)
The Borough Engineer shall submit his report to the
Planning Board as soon as practicable after the public hearing, stating
his findings and any recommended changes.
(3)
The Borough Engineer and solicitor shall submit a
written report to the Planning Board attesting that all required approvals
of all other governmental agencies have been obtained and are in proper
order.
(4)
It shall be the applicant's responsibility to see
that the Borough Engineer is furnished with copies of all required
approvals.
F.
Reports of other governmental agencies. Major subdividers
must provide and incorporate in their plans provisions for adequate
water supply and adequate waste and sewage disposal facilities.
(1)
Sewage disposal facilities. All major subdivisions
shall provide sewage disposal facilities which are connected to the
existing collection and treatment facilities of the Tuckerton Municipal
Utilities Authority. Prior to any action by the Planning Board, the
subdivider shall obtain tentative approval of the proposed collection
system from the Tuckerton Municipal Utilities Authority. In the event
that the Tuckerton Municipal Utilities Authority is unable or deems
it impractical to provide for extension of the collection system,
then the subdivider shall obtain tentative approval of the Tuckerton
Board of Health for individual disposal systems. If it is proposed
to provide individual sewage disposal systems for 50 or more lots,
the subdivider will then be required, pursuant to N.J.S.A. 58:11-25.1,
to obtain tentative approval of the proposed system from the New Jersey
Department of Environmental Protection, Division of Water Resources,
after tentative approval has been granted by the Tuckerton Board of
Health.
(2)
Water supply facilities. All major subdivisions shall
be required to provide a public water supply system. The subdivider
shall furnish to the Planning Board a statement indicating the type
of system proposed (extension of an existing distribution system or
construction of a new supply and distribution system) and, in the
case of an extension of an existing system, a letter from the franchised
water company indicating the availability of service to the subdivision.
In the event that it is deemed impractical to provide a public water
supply and distribution system, which judgment shall be at the sole
discretion of the Planning Board, then the subdivider shall obtain
tentative approval of the Tuckerton Board of Health for individual
water supply systems. If it is proposed to provide individual water
supply systems for 50 or more lots or if it is proposed to provide
a new comprehensive water supply and distribution system, the subdivider
will then be required, pursuant to N.J.S.A. 58:11-25.1, to obtain
tentative approval of the proposed system from the New Jersey Department
of Environmental Protection, Division of Water Resources, after tentative
approval has been granted by the Tuckerton Board of Health.
G.
Action by the Planning Board.
(2)
If any changes to the plat are required by the Planning
Board, the Secretary shall notify the applicant in writing of the
necessary revisions. If the applicant requests, the Secretary shall
also arrange a meeting whereby the applicant and Subdivision Committee
can review and discuss the proposed changes.
(3)
Upon a favorable review and completion of any required
changes, the Planning Board shall act on the preliminary plat. The
Board shall have the option of taking action subject to the applicant
obtaining all required remaining approvals or acting only after all
required remaining approvals have been obtained.
(4)
Upon favorable action by the Planning Board, the Secretary
shall forward a copy of the approving resolution to the applicant.
The applicant will then furnish to the Secretary the original tracing
and a duplicate original, together with proof that any or all conditions
specified in the approval have been complied with. The Secretary will
then have both tracings signed by the Chairman and return the original
to the applicant and retain the duplicate original in the Planning
Board files.
H.
Appeal. If any person shall be aggrieved by the action
of the Planning Board, appeal in writing to the governing body may
be taken within 10 days after the date of the action of the Planning
Board. A hearing thereon shall be had on notice to all parties in
interest, who shall be afforded an opportunity to be heard. After
such hearing, the governing body may affirm or reverse the action
of the Planning Board by a recorded vote of a majority of the total
members thereof. The findings and reasons for the disposition of the
appeal shall be stated on the records of the governing body, and the
appealing party shall be given a copy.
I.
Tentative preliminary plat approval rights. Tentative
approval shall confer upon the applicant the following rights for
a three-year period from the date of approval.
A.
The preliminary plans of a major subdivision shall
include the preliminary plat, preliminary street profiles, drainage
area map and drainage calculations, utility plans, if required, construction
details, if required, and any other plans necessary to establish the
design, arrangement and dimensions of streets, lots and other planned
features as to form size and location. This information shall form
the basis for the general terms and conditions upon which tentative
approval may be granted.
B.
The preliminary plans shall be clearly and legibly drawn on a reproducible tracing base. Any map which in the opinion of the Borough Engineer is not clear and legible shall be returned to the applicant without action by the Planning Board. Preliminary plats shall be drawn to a scale commensurate with the size of the property being subdivided, but in no instance shall it be less than one inch equals 100 feet unless approval is obtained from the Borough Engineer. All plats shall be prepared by a licensed professional engineer or land surveyor in compliance with the design provisions of Article VII of this chapter.
The following information shall be shown on
all preliminary plats:
A.
A title box showing the tract name and section, if
any; Tax Map, block and lot numbers; map date showing the month, day
and year; revision box and graphic scale.
B.
Planning Board approval block.
C.
The zone of the property being subdivided, together
with a tabulation of the minimum zoning requirements of lot width,
depth, frontage and area, and front, side and rear setbacks.
D.
The entire tract acreage to the nearest tenth of an
acre.
E.
The total number of building lots created by the subdivision.
F.
The name and address of the subdivider and the name
and address of the owner, together with a certification by the owner
attesting to his ownership and consenting to the subdivision.
G.
The names and tax block and lot numbers of all owners
within 200 feet of the subdivision.
H.
Reference meridian.
I.
A key map at an appropriate scale showing the subdivision
in relation to surrounding major arteries and waterways.
J.
Complete boundary information, together with a statement
as to the source of the information (survey, Tax Map, deed, etc.).
K.
All existing streets within the proposed subdivision
and within 400 feet of the boundary showing the name, width and established
center line.
L.
All existing easements, rights-of-way and other reserved
lands within the subdivision showing the width, purpose and grantee.
M.
All proposed street dedications, easements and rights-of-way
showing the location, width, purpose and grantee, and all other reserved
lands indicating the size and proposed use.
N.
All existing aboveground topography, including buildings,
woods outline with a general description of type and density, watercourses,
curbs, sidewalks and pavement types.
O.
All existing and proposed storm drainage and existing
and proposed sanitary sewerage showing pipe size, type, invert elevation
and slope. All existing and proposed water mains, gas mains and other
underground utilities within or contiguous to the proposed subdivision
when a separate utility plan is not required by the Borough Engineer.
P.
The proposed street names and lot and block numbers
which shall be approved by the Borough Engineer.
Q.
The dimensions of each and every lot within the subdivision.
R.
The boring locations with a tabulation of the boring
log if not submitted separately. Said logs shall show data obtained
from soil borings not less than eight feet below final grade at the
ratio of one boring for every 10 acres, which shall be evaluated by
the Planning Board to determine suitability of the ground for the
type of construction to be erected thereon. The Planning Board or
Engineer may require additional borings if necessary to reach a proper
evaluation.
S.
The existing ground contours at a maximum interval
of two feet, except if the average slope of the land is 1% or less,
the maximum interval shall be one foot. Existing contours shall be
shown as short dashed lines with every fifth contour accented.
T.
The proposed elevations every 50 feet along the center
line of all streets within and abutting the proposed subdivision.
In addition, there shall be proposed elevations at each lot corner,
an approximate house plateau elevation and sufficient other elevations
to show the anticipated grading of the subdivision and general direction
of all surface drainage runoff.
U.
Traffic control signs and devices.
A.
Preliminary profiles shall be submitted for every
street within and for all existing streets abutting the proposed subdivision.
B.
Except in unusual circumstances, profiles shall be
drawn at a scale of one inch equals 50 feet horizontally and one inch
equals five feet vertically. Streets shall be stationed from south
to north and west to east and profiles drawn with stations increasing
to the right.
C.
In addition, all profiles shall show the following
information:
(1)
The existing ground and proposed finished grade; existing
and proposed elevations to the nearest .1 shown at every station;
station to the nearest five feet and proposed elevation at every intersecting
street; P.V.I. station, elevation and length of curve at all vertical
curves; station and proposed elevation of all P.V.C.'s and P.V.T.'s;
and tangent grades to the nearest .01%.
(2)
All existing and proposed sanitary sewers and all
existing and proposed trunk and principal lateral storm sewers. Any
trunk or principal lateral storm sewer which is not in a street shall
be plotted on a separate profile. Invert elevations and pipe sizes
shall also be shown for storm and sanitary sewers.
(3)
When unsuitable material is required to be removed
in roadway areas, the vertical limits of such removal shall be shown.
(4)
Any other information required by the nature of the
design which may appropriately be shown in a profile view.
Unless specifically approved otherwise by the
Borough Engineer, the drainage area map shall be prepared on a duplicate
original of the preliminary plat, which has been completed to show
all the detail required on a preliminary plat with the exception of
the proposed drainage and extraneous notations, and shall show the
following additional information:
A.
All proposed drainage with each manhole, inlet, headwall
and other drainage structure numbered.
B.
The outline of each area contributing to a drainage
inlet structure both on-site and off-site. When it is impractical
to show the off-site contributing area on the drainage area map, it
may be shown on the largest available scale geodetic quadrangle sheet
or other appropriate contour map.
C.
Arrows showing the direction of flow of all surface
drainage and particularly noting the location of all high and low
points and the direction of gutter flow through all street intersections.
D.
In either tabulated form or within the appropriate
outline, there shall be shown for each contributing area the total
area in acres with subtotals for areas of equal runoff coefficients
and the runoff coefficient used for each subarea.
E.
In either tabulated form or within the appropriate
outline, there shall be shown the distance from the most remote point
of the contributing drainage area to the inlet structure. This shall
be segregated into lengths of equal overland flow characteristics
and shall show the overland flow time for each length and also the
total.
F.
The off-site point of discharge and existing off-site
system showing pipe size, type, slope, invert and capacity, to an
extent which will provide the Borough Engineer with sufficient detail
to properly evaluate the complete drainage system. Dependent upon
the size and scale of the drawing, this information may be shown at
a reduced scale.
G.
When in the opinion of the Borough Engineer the design
appears to be marginal, there shall also be included a hydraulic profile
of the proposed system.
H.
Drainage calculations shall be organized in an orderly,
logical sequence and shall show for each drainage inlet structure
the contributing drainage area, the runoff coefficient, time of concentration,
rainfall intensity, design flow, length of the pipe, slope of the
pipe, proposed diameter and type, coefficient of roughness of the
pipe, velocity in the pipe, time in the pipe and capacity of the pipe.
When required by the Borough Engineer, a separate
utility plan shall be submitted showing, for all streets within the
proposed subdivision and those streets abutting the proposed subdivision,
all existing and proposed storm sewers, water mains (including hydrant
locations), gas mains, utility poles, underground electric transmission
and distribution lines (including locations of streetlight standards,
transformers and other aboveground items), underground telephone service
lines (including the location of any aboveground items) and any other
utility service proposed to be provided either above or below ground.
When in the opinion of the Borough Engineer
elements of the subdivision design or features of construction do
not conform to standard criteria, separate construction details shall
be provided. Details shall be submitted with sufficient information
to establish the concept of the design. Some examples for which construction
details will be required are: special drainage structures, bridges,
warped intersection designs, special improvement requirements, retaining
walls, special grading locations, special slope stabilization techniques,
etc.
A.
Improvements prior to final approval. Upon approval of the preliminary plat and before submission of or action on any final plat or section thereof, the subdivider shall construct at least the following improvements as specified in Article VI.
(1)
All new dedicated streets, all existing unimproved
streets and all widened portions of improved existing streets shall
be paved up to and including the first course of the wearing surface.
(2)
Concrete curbing.
(3)
Stormwater collection system.
(4)
Sanitary sewage collection system, when required.
(5)
Water distribution system, when required.
(6)
All other underground utilities.
B.
Engineering drawings. All improvements shall be constructed
in accordance with final engineering drawings prepared by a licensed
New Jersey professional engineer and approved by the Borough Engineer.
Said drawings shall include final plans and profiles of all streets,
tentative final lot grading plan which will show sufficient elevations
to establish the lot area surface flow throughout the subdivision
and finalized versions of all other supporting drawings required for
tentative approval, together with any other drawings deemed necessary
by the Borough Engineer. Upon notification of approval of the engineering
drawings, the applicant shall furnish the Borough Engineer with the
original and duplicate original of all drawings. The Borough Engineer
shall affix his signature to both sets and return the original to
the applicant, retain the duplicate original in his files and forward
copies to the Planning Board, Borough Clerk and Building Inspector.
Said drawings shall become the approved plans governing the construction
of all improvements.
C.
Construction of improvements. Upon receipt of the
approved plans, the subdivider may proceed to construct the required
improvements; provided, however, that he shall notify the Borough
Clerk, Planning Board, Borough Engineer and Building Inspector at
least seven days in advance of the date of beginning construction
and shall have obtained all permits required. No on-site or off-site
improvements shall be constructed except in strict accordance with
approved plans. If it is found by the subdivider that minor modifications
or additions are needed during the course of installing such improvements
due to unforeseen circumstances, the subdivider shall not make such
improvement change until approval has been granted by the Borough
Engineer after the submittal of plans incorporating such changes.
D.
Inspection of improvements. Upon completion of construction
of all required improvements, the subdivider shall notify the Borough
Engineer, who will then inspect the construction. When inspection
reveals that all improvements have been satisfactorily constructed,
the Borough Engineer shall so notify the applicant.
E.
As-built plans. Upon notification that all improvements
have been satisfactorily constructed, the subdivider shall furnish
the Borough Engineer with a complete set of final engineering drawings
(duplicate originals) which have been annotated to show the as-built
horizontal and vertical locations of all constructed improvements.
Upon submission of the final as-built drawings, the subdivider may
then apply for final approval.
