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.
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.
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.
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.