The sketch plat shall be legibly drawn or reproduced
at a scale as large as practicable, but in no case smaller than one
inch equals 400 feet, prepared by a New Jersey licensed surveyor or
planner and shall show or include the following information:
A.
A key map showing the subdivision and its relation
to surrounding areas.
B.
The location and clear indication of that portion
which is to be subdivided in relation to the entire tract.
C.
All land owners, municipal boundaries, existing zoning,
existing structures and wooded areas within the subdivision and within
200 feet thereof.
D.
The Tax Map sheet, block and lot numbers.
E.
All existing and proposed streets or roads in or within
500 feet of the subdivision with the right-of-way widths clearly indicated.
F.
All proposed lot lines and lot lines to be eliminated
by the subdivision clearly indicated.
H.
The location, size and direction of flow of all streams,
brooks, drainage structures and drainage ditches in the subdivision
or within 500 feet of the subdivision and the location of federal
flood hazard areas where delineated within the subdivision.
I.
The location and width of all existing and proposed
utility and other easements in the subdivision.
J.
A copy of any protective covenants or restrictions
applying to the land being subdivided.
K.
A certificate of the tax collector that all taxes
on the subdivision are paid.
L.
North arrow.
M.
Scale of the plat.
N.
Acreage of the entire tract and the area being subdivided.
O.
The number of new lots created.
P.
The name and address of the owner, subdivider and
person preparing the plat.
The preliminary plat shall be legibly drawn
or reproduced at a scale of no smaller than one inch equals 50 feet.
Deviations form this requirement may be permitted for certain items
of the plans upon request at the sketch plat submission and upon the
recommendation of the Planning Board. The preliminary plat shall be
prepared under the supervision of a New Jersey licensed land surveyor
and a New Jersey licensed engineer and shall show or include the following
information:
A.
A key map at a scale if 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.
B.
The tract or subdivision name, Tax Map sheet, block
and lot numbers, North arrow, graphic scale, reference meridian, date
and the zoning district in which the lot or lots are located and the
following names and addresses:
C.
Acreage of tract to be subdivided to the nearest 1/10
of an acre.
D.
The location of existing and proposed property lines,
building setback lines from streets, existing buildings and structures
with an indication of whether they will be retained or removed.
E.
All existing elements, including but not limited to
sidewalks, street, paved areas, building utilities, plant materials
and drainage lines that are to be removed and/or demolished.
F.
Typical profiles and cross sections of proposed streets
within the subdivision and existing streets and highways abutting
the subdivision; detailed plans and specifications for all proposed
culverts and bridges in the subdivision; traffic patterns and access
aisles. The typical cross sections of streets shall clearly indicate
the type and width of pavement and location of curbs, location of
sidewalks and shade tree planting strips, any existing or proposed
sight triangles and radii of curblines at intersections.
G.
All existing and proposed setback dimensions, landscaped
areas, freestanding trees over six-inch caliper, the boundaries of
all wooded areas and rows of trees, the location and extent of rock
formations and fencing within 100 feet of a street right-of-way line
or proposed street right-of-way.
H.
Existing and proposed contours at two-foot intervals
referenced to the United States Coast and Geodetic datum and extending
200 feet beyond the lot lines where possible and necessary. Two-foot
contour intervals are not necessary for retained parcels unless required
by the Planning Board.
I.
All existing watercourses within the subdivision accompanied
by the following information or data:
(1)
When a brook or stream is proposed for alteration,
improvement or relocation or when a drainage structure is proposed
on a running stream with a drainage area of 1/2 square mile or greater,
evidence of submission of the improvement to the New Jersey Division
of Water Policy and Supply as a condition of preliminary approval.
(2)
When a ditch, stream, brook or watercourse is to be
altered, improved or relocated, the method of stabilizing slopes and
measures to control erosion and siltation, as well as typical ditch
sections and profiles.
J.
The location and extent of the one-hundred-year floodplain
within and adjacent to the subdivision.
K.
The total acreage in the drainage basin of any watercourse
running through or adjacent to the subdivision in the area upstream
of the subdivision.
L.
The total acreage in the drainage basin to the nearest
downstream drainage structure and the acreage in the subdivision that
drains to the structure.
M.
The location and extent of drainage and conservation
easements and stream encroachment lines within the subdivision.
N.
The location, extent and water level elevation of
all existing or proposed lakes or ponds within or adjacent to the
subdivision.
O.
Plans and computations showing existing and proposed
drainage systems serving the subdivision, including the following:
(1)
All existing or proposed storm sewer lines within
or adjacent to the subdivision showing size and profile of the lines,
direction of flow and the location of each manhole and inlet.
(2)
The location and extent of any proposed dry wells,
groundwater recharge basins, retention basins or other water conservation
devices.
P.
Plans showing existing and proposed sanitary sewerage
facilities serving the subdivision, including the following:
Q.
Plans showing the size and location of all water mains
within the subdivision.
R.
Identification of lands within the subdivision to
be dedicated or reserved for public use.
S.
The location of any other underground utilities and
easements to accommodate them.
T.
A copy of any protective covenants or deed restrictions
applying or to apply to the land being subdivided.
U.
For any subdivision in which buildings at the time of construction will not be connected to a public sewerage disposal system, three copies of a subdivision sewage disposal report as required required in § 163-14.
V.
After preliminary approval and prior to consideration
of the final plat, detailed plans and specifications for all proposed
culverts and bridges within county jurisdiction or improvements to
existing county culverts or bridges which shall be submitted to the
County Planning Board for review and approval of the County Engineer.
The plans shall also be accompanied by the permit of the New Jersey
Division of Water Policy and Supply indicating its approval of the
proposed facility.
W.
Erosion-sedimentation control plan as required by
law for review by the Gloucester County Soil Conservation District.
X.
Environmental impact statement.
[Added 4-3-1989 by Ord. No. 89-9; amended 8-21-1989 by Ord. No. 89-17]
(1)
The applicant for preliminary approval of a major
subdivision consisting of more than five lots counting any retained
parcels shall also submit an environmental impact statement, in triplicate,
signed and sealed by a New Jersey licensed engineer. As used in this
chapter, an environmental impact statement means a written description
and analysis of all possible direct and indirect effects the development
will have upon the development's site as well as upon the surrounding
region affected thereby, with particular reference to the effect of
the development upon the public health, welfare and safety, the protection
of public and private property and the preservation and enhancement
of the natural environment. Every environmental impact statement shall
contain the following:
(a)
A key map showing the location of the development
and how it relates to the surrounding region affected thereby.
(b)
A description of the development specifying,
in the form of maps, drawings, graphs or similar visual aids, and
also by narrative, what is to be done and how it is to be done during
and after construction of the development, including information and
technical data adequate to permit a careful assessment of the environmental
impact of the development.
(c)
An inventory of the existing environmental conditions
at the development site and in the surrounding region affected thereby
which shall describe the following:
[1]
Physical characteristics air quality.
[a]
Air quality.
[b]
Hydrology, including maps and descriptions
of streams, water bodies and floodplains and a discussion of water
quality.
[c]
Geology.
[d]
Soils and their properties, including
capabilities and limitations.
[e]
Topography and slope.
[f]
Drainage.
[g]
Vegetation.
[h]
Air quality and water quality which
shall be described with reference to the standards promulgated by
the Department of Environmental Protection of the State of New Jersey
and soils shall be described with reference to criteria contained
in the Gloucester County, New Jersey Soil Survey standards and specifications,
issued by the United States Department of Agriculture Soil Conservation
Service.
(d)
A listing of all licenses, permits or other
approvals required by municipal, county or state law, the status of
each and proof that the applicant has contacted officials of any federal
state, county or municipal agency affected by the proposed development.
(e)
An assessment of the probable impact of the development upon all of the topics listed in Subsection X(1)(c) above.
(f)
A listing and evaluation of adverse environmental
impacts which cannot be avoided, with particular emphasis upon air
or water pollution, increase in noise during and after construction,
damage to plants, tree and wildlife system damage to natural resources,
displacement of people and businesses, increase in sedimentation and
siltation, flooding, potential stormwater runoff damage both on and
off site, increase in municipal services and the health, safety and
well-being of the public. Off-site and off-tract impact shall also
be set forth and evaluated.
(g)
A thorough description of the steps to be taken
to minimize adverse environmental impact before, during and after
construction of the development, both at the development site and
in the surrounding region affected thereby, such description to be
accompanied by necessary maps, schedules and other explanatory data
as may be needed to clarify and explain the actions to be taken.
(h)
Identification and description of any irreversible
and irretrievable commitment of resources which would be involved
in the proposed action.
(i)
A statement of alternatives to the proposed
development which might avoid some or all of the adverse environmental
effects, including a no-action alternative, with an objective evaluation
of each alternative including the no-action alternative.
(j)
A reference list of available pertinent, published
information relating to the development, the development site and
the surrounding region affected thereby.
(2)
Notwithstanding the foregoing, the reviewing board
may waive the requirement far an environmental impact statement if
sufficient evidence is submitted by the applicant to support a conclusion
that the proposed development will have a slight or negligible environmental
impact. Portions of such requirement may likewise be waived upon a
finding by the reviewing board that a complete statement need not
be prepared in order to evaluate adequately the environmental impact
of the development.
A.
Soil percolation tests shall be performed for all
subdivisions containing buildings that at the time of construction
will not be connected to a public sewage disposal system.
B.
Soil percolation tests shall be made in accordance
with the applicable state and local regulations.
C.
The applicant's engineer shall enter the results of the tests on three copies of a subdivision sewage disposal report and shall submit these with the preliminary or sketch plat; provided, however, that, where the approval of the proposed sanitary sewage disposal facilities by the appropriate county or state health agency is otherwise required, two copies of its report of investigation and approval may be submitted in lieu of the subdivision sewage disposal report as required in this § 163-14.
D.
Soil percolation tests shall be performed at the site(s)
of the proposed on-site sanitary sewage disposal facility throughout
the tract being subdivided.
E.
The results of the soil percolation tests shall be
analyzed by the Planning Board and the County Planning Board in conjunction
with the appropriate county and state agencies in relation to the
physical characteristics of the tract being subdivided and the general
area surrounding the tract being subdivided, and the final plat lot
layout shall be based on this analysis.
A.
The final plat shall be clearly and legibly drawn
or reproduced at a scale no smaller than one inch equals 50 feet.
B.
The size of all maps and plats shall be consistent
with the sizes permitted under N.J.S.A. 46:23-9.9 et seq., known as
the "New Jersey Map Filing Act," as follows: 8 1/2 inches by
13 inches, 15 inches by 21 inches, 24 inches by 36 inches, 30 inches
by 42 inches.
C.
The final plat shall be prepared under the supervision
of a licensed land surveyor of the State of New Jersey. It shall be
accompanied by a development plan prepared by a New Jersey licensed
engineer and include all the information required and approved on
the preliminary plat and shall also include the following:
(1)
All existing and proposed signs, lighting, utility
poles and their locations.
(2)
The location of existing and proposed principal buildings
or structures and tentative grade elevations. The building envelope
shall be sufficient for one- and two-family dwelling units.
(3)
The location, type and size of all existing and proposed
catch basins, storm drainage and erosion control facilities, including
drainage channels, sediment and retention basins and utilities and
all required design data supporting the adequacy of the existing or
proposed facilities to handle future storm flows.
(4)
The location and design of existing and proposed water
systems, sanitary waste disposal systems, water mains and appurtenances.
(5)
The location, type and size 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 within the subdivision in
question and within 100 feet of the subdivision. This requirement
is limited to those items that are shown on the approved preliminary
plat or are required by the preliminary approval or by any other governmental
agency.
(6)
The location, size and nature of all existing and
proposed rights-of-way, easements and other encumbrances which may
affect the lot or lots in question and the location, size and description
of any lands to be dedicated to the Township, to the county or to
the state.
(7)
Even though only a portion of the entire property
is involved in the plan for which approval is sought, 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.
(8)
The location, names and widths of all existing and
proposed streets, including cross sections and profiles of streets
abutting the lot or lots in question and within 200 feet of said lot.
(9)
Each block shall be numbered, and the lots within
each block shall be numbered consecutively beginning with number 1.
Such numbering shall be established by the Township Tax Assessor.
(10)
A copy of any protective covenants or deed restrictions
applying to the land being subdivided shall have been submitted.
(11)
A certificate from the Tax Collector that all
taxes on the subdivision 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,
and in the event of such apportionment, that such local improvement
assessments are paid to date.
(12)
When final approval is requested for an area
which is less than the full area for which tentative approval was
given, a key map at a scale of no less than 1 inch equals 2,000 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.
(13)
Any or all other information and data as may be reasonably required by the Planning Board to meet the criteria set forth in Chapter 149, Site Plan Review.
(14)
Location and description of all monuments.
(15)
Certification that the Municipal Engineer has
been provided accurate record plans for any improvements that have
been installed.
(16)
Certification by the County Soil Conservation
District of compliance with sediment and soil erosion control regulations.
(17)
Copies of all supplemental agreements between
the developer and any and all agencies or bodies of the Township.
