All minor subdivisions and sketch plats shall
fulfill the information requirements of this section prior to review
by the approving authority:
A. The plat for minor subdivision approval shall be prepared
under the supervision of and be signed and sealed by a licensed New
Jersey land surveyor. A sketch plat for purposes other than for minor
subdivision approval shall be prepared under the supervision of and
be signed and sealed by a licensed New Jersey land surveyor, professional
planner, professional engineer or registered architect.
B. The plat shall be based on Tax Map information or
some other similarly accurate base, at a scale of not more than one
inch equals 200 feet to enable the entire tract to be shown on one
(l) sheet.
C. The following information shall be shown or included
on the sketch plat unless waived by the Planning Board:
(1)
A key map at a scale in which one inch equals
not more than 1,000 feet, showing the entire subdivision and its relation
to all features within one-half (1/2) mile of the limits of the subdivision.
(2)
The name and address of owner, subdivider and
person preparing plat.
(3)
The names of all adjoining property owners as
disclosed by the most recent tax records.
(4)
The Tax Map sheet, block and lot numbers.
(5)
The location of that portion which is to be
subdivided in relation to the entire tract.
(6)
All existing and proposed streets within or
adjoining the proposed subdivision with the right-of-way widths clearly
indicated.
(7)
The proposed location of any driveways or other
entrances onto a public street.
(8)
All existing structures and wooded areas within
the portion to be subdivided and within 200 feet thereof.
(9)
All proposed lot lines and lot lines to be eliminated
by the proposed subdivision shall be clearly indicated.
(10)
The location, size and direction of flow of
all streams, brooks, drainage structures and drainage ditches in the
area to be subdivided or within 200 feet of the subdivision.
(11)
The location and width of all existing and proposed
utility easements in the area to be subdivided.
(12)
The zoning classification of the property and
all additional information necessary to show compliance with the applicable
zoning requirements.
(13)
Acreage of the entire tract and the area being
subdivided and the area of each lot created.
(14)
Approximate lot dimensions, drawing scale and
North arrow.
(15)
For all applications involving the creation
of more than two lots, spot elevations on lot corners, and for any
application where found necessary by the Planning Board, sufficient
topographic information for a proper determination of requirements
but not exceeding the topographic information requirement applicable
to preliminary major subdivision applications.
(16)
For any application where found necessary by
the Planning Board to assure that there is no adverse affect upon
the development or provision of access to the remainder of tract,
a rough indication of an acceptable layout of the remainder of the
tract.
(17)
A written commitment from the City Sewerage
Superintendent of sufficient capacity to provide sewerage service
to each lot when occupied by a dwelling house.
(18)
A written commitment from the City Water Superintendent
of sufficient capacity to provide water service to each lot when occupied
by a dwelling house.
D. Minor subdivision filing. A plat containing all of
the above information which is reviewed and approved as a minor subdivision
may be filed as a plat if it is a certified survey that contains the
signatures of the Chairman and Planning Board Secretary and meets
the requirements of the Map Filing Law.
A development application which is classified
as a major subdivision shall not be considered complete until the
information requirements of this section have been fulfilled unless
waived by the Planning Board:
A. The preliminary plat shall be clearly and legibly
drawn or reproduced in black on white, at a scale of not less than
one (l) inch equals 50 feet. It shall be prepared under the supervision
of and be signed and sealed by a licensed New Jersey land surveyor,
and any engineering design work shall be done by a licensed New Jersey
professional engineer.
B. The plat shall be prepared in compliance with the
design standards of this Part 5 and shall show or be accompanied by
the following information in addition to all that is required for
a sketch plat:
(1)
Accurate bearings, headings and other boundary
details.
(2)
All required front, side and rear setback lines.
(3)
Specimen trees having a diameter in excess of
24 inches.
(4)
Any structures of historic significance within
200 feet of the subdivision and a statement of the impact of the development
on the historic structure.
(5)
Topography contours at two-foot intervals for
slopes averaging 5% or greater and one-foot contours for slopes less
than 5%. Elevations or contours need not be shown, however, for those
portions of any parcel to be retained by the subdivider in an undeveloped
state that are more than 200 feet from the lots being created. Contours
should show existing ground elevations and proposed elevations in
any areas to be regraded.
(6)
Streets. Cross sections and center-line profiles
of proposed streets within the subdivision and existing streets which
abut the subdivision.
(7)
Watercourses. All existing and proposed watercourses
shall be shown accompanied by the following information:
(a)
When a stream is proposed for alteration, improvement
or relocation or when a drainage structure or fill is proposed within
the floodway of an existing stream, evidence of submission of the
improvement to the Division of Water Resources shall accompany the
subdivision.
(b)
Cross sections of watercourses and/or drainage
swales at an approximate scale showing the extent of the floodplain,
top of bank, normal water level and bottom elevation at the following
locations:
[1]
At any point where a watercourse crosses the
boundary of a subdivision.
[2]
At fifty-foot intervals for a distance 300 feet
upstream and downstream of any proposed culvert or bridge within or
adjacent to the subdivision.
[3]
Immediately upstream and downstream of any point
of junction of two or more watercourses.
[4]
At a maximum of three-hundred-foot intervals
along all watercourses which run through or adjacent to the subdivision.
(c)
When ditches, streams, brooks or watercourses
are to be altered, improved or relocated, the method of stabilizing
slopes and the measures to control erosion and siltation as well as
typical cross sections and profiles shall be shown on the plat or
accompany it.
(d)
The boundaries of the floodplains within or
adjacent to the subdivision.
(8)
Drainage.
(a)
Preliminary plans and profiles at a scale of
one inch equals 50 feet horizontally and one inch equals five feet
vertically of all proposed and existing storm sewers, drainage swales
and streams within the subdivision, together with the locations, size,
elevations and capacities of any existing storm drain, ditch or stream
to which the proposed facility will be connected.
(b)
The location and extent of any proposed groundwater
recharge basins, retention basins or other water conservation devices.
(c)
All drainage calculations used for the design
of the storm drainage system and the documents indicating conformance
to the standards in this chapter shall be submitted.
(9)
Utilities. Preliminary plans and profiles of
proposed utility layouts shall be at a scale of not more than one
inch equals 50 feet horizontally and one inch equals five feet vertically
showing connections to existing and proposed utility systems.
(10)
A written commitment from the City Sewerage
Superintendent of sufficient capacity to provide sewerage service
to each lot when occupied by a dwelling house.
(11)
A written commitment from the City Water Superintendent
of sufficient capacity to provide water service to each lot when occupied
by a dwelling house.
(12)
A copy of any protective covenants or deed restrictions
applying to the land being subdivided.
(13)
The location of poles, distance from intersections
and illumination factors for all streetlighting.
C. Environmental impact statement.
(1)
If the application involves the disturbance
of more than one acre, the applicant shall also submit five copies
of an environmental impact statement signed and sealed by a New Jersey
licensed professional planner or New Jersey licensed professional
engineer, preferably with experience in environmental studies. As
used in this Part 5, 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, existing agricultural
activities and 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.
[b] Hydrology, including maps and descriptions
of streams, water bodies and floodplains and a discussion of water
quality.
[d] Soils and their properties, including
capabilities and limitations.
[h] Air quality and water quality 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 Salem County,
New Jersey, soil survey standards and specifications, issued by the
United States Department of Agriculture Soil Conservation Service.
[2]
Wildlife.
[a] Fish and aquatic organisms.
[3]
Man-made conditions and structures.
[a] Sanitary and storm sewer systems,
including planned construction.
[b] Noise characteristics and levels.
[d] Land use, including maps and descriptions
of zoning and Master Plan delineation of the development area.
[4]
Community character.
[a] History, including maps and descriptions
of sites of historic and archaeological significance.
[d] Maps and descriptions of sites
reserved or planned for recreational purposes or as wildlife refuges.
(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
C(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 plant, tree and wildlife systems, 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 City services and 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 for 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 developer shall comply with the following
requirements and principles of land subdivision to encourage proper
development patterns and the provisions adequate facilities and services
to the city.
The important natural features of a site shall
be preserved in the design of all subdivisions. Natural features which
shall be protected include the natural terrain, wetlands, wooded areas,
vistas, natural drainageways and lakes. A developer shall only be
permitted to significantly alter or encroach on the existing natural
features if the Planning Board is convinced that the alteration is
the minimum necessary to allow the use of the land for the intended
purpose and that there are no alternatives to the subdivision design
which would eliminate or mitigate any adverse impact on natural features.
No topsoil shall be removed from the site or
used as spoil. Topsoil moved during the course of construction shall
be redistributed within the subdivision so as to provide at least
four inches of cover to all areas of the subdivision and shall be
stabilized by seeding or planting.
Streetlighting shall be provided in accordance
with the recommendations of the City Engineer and as required by the
Planning Board. Adequate lighting shall be provided at all intersections
and along all roads classified as City collectors. The developer shall
pay to the City the costs of operation of said streetlights (as determined
by the standard rates of the utility) until the street upon which
said streetlights are installed is accepted by the City as a public
street.
Street signs shall be metal posts of the type,
design and standards utilized elsewhere in the city. The location
of the street signs shall be determined by the Planning Board, but
there shall be at least two street signs at each intersection. All
street signs shall be located free of visual obstruction.
Monuments shall be installed in compliance with
the requirements of N.J.S.A. 46:23-9.11q(9). All lot corners shall
be marked with a durable metal-alloy pin.
A recreation area shall be dedicated and improved by the developer for each subdivision containing more than 20 lots. Said recreation area shall consist of at least one acre or 1,500 square feet per lot in the subdivision, whichever is greater. All land and recreation area shall be cleared as required, graded for proper drainage, leveled, topsoiled, limed, fertilized and seeded with athletic field and general purpose mixture in accordance with specifications contained in Lofts, Inc., guide, Seed and Sod in United States and Canada, current edition, and must be suitable for playing playground games, such as touch football and softball, on an informal basis. The recreation area shall meet all lot configuration design standards as set forth in §
130-138 of this chapter. The recreation area shall not include any wetlands, wetlands transition area, buffer area of any kind, streets, drives or space occupied for off-street parking or loading purposes for other facilities. The recreation area shall be contained within the subdivision and entirely within the City and readily accessible to all lots intended for residential development. The developer shall provide for an organization for the ownership and maintenance of the recreation area for the benefits of owners or residents of the subdivision. Such association shall be in accordance with the standards set forth for the ownership and maintenance of common open space in §
130-58H of this chapter.
No final plat or plan shall be approved by the
Planning Board until completion of all such required improvements
as set forth in the resolution granting preliminary approval shall
have been so certified to the Planning Board by the City Engineer,
unless the developer shall have filed with the City a sufficient performance
guaranty assuring the installation of all required on-tract improvements.
The Planning Board may require a performance guaranty in favor of
the City in an amount not to exceed 120% of the cost of installation
of the improvements it may deem necessary or appropriate.
A. Form. The performance guaranty shall be in a form
approved by the City Attorney.
B. Procedure. All performance guaranties shall be submitted
to the Secretary of the Planning Board, who shall forward a copy to
the City Engineer and City Attorney. The City Engineer shall determine
that the performance guaranty is in sufficient amount to assure the
completion of all required improvements, and the City Attorney shall
notify the Planning Board as to the acceptability of the performance
guaranty in terms of form and execution. Upon the granting of final
plat approval and after receipt of an approved final plat, the Secretary
shall forward any performance guaranty posted with and accepted by
the Planning Board to the City Clerk for filing. The Planning Board
Secretary shall maintain a record of all surety bonds received by
the City in connection with subdivisions and shall, within 90 days
of the expiration of any surety bond, notify the City Council of said
pending bond expiration. Copies of said notice shall be sent to the
City Clerk, City Attorney and City Engineer.
C. Such performance guaranties shall run for a period
to be fixed by the Planning Board but in no case for a term of more
than three years. However, with the consent of the obligor and the
surety, the City Council may, by resolution, extend the term of such
performance guaranty for an additional period not to exceed three
years. The amount of the performance guaranty may be reduced by the
City Council by resolution when portions of the required improvements
have been installed. If the required improvements have not been installed
in accordance with the performance guaranty, the obligor and surety
shall be liable thereon to the City for the reasonable cost of improvements
not installed.
D. Release of any performance guaranty posted in connection
with a development shall be in accordance with the provisions of N.J.S.A.
40:55D-53.
All developers shall execute a maintenance guaranty
and post said guaranty with the City in a surety for the maintenance
and repair of all improvements required to be installed by the developer
except when the cost of said improvements is less than $10,000. The
maintenance guaranty shall be for a period of two years from the date
of final acceptance of the improvements by resolution of the City
Council, and its amount shall not exceed 15% of the City Engineer's
estimate of the cost of construction of the required improvements.
The maintenance guaranty shall apply to such repairs as may be necessitated
by substandard original construction or by damage by the developer
in the course of development of the subdivision.
A. The maintenance guaranty shall be in a form as provided in §
130-150A.
B. All maintenance guaranties shall be submitted to the
City Clerk, who shall forward a copy to the City Engineer and City
Attorney. The City Engineer shall determine that the maintenance guaranty
is in sufficient amount to assure the completion of all required improvements,
and the City Attorney shall notify the City Council as to the acceptability
of the maintenance guaranties in terms of their form and execution.
C. Upon acceptance of the maintenance guaranty, the City Clerk shall notify the Secretary of the Planning Board, who shall maintain a record of all surety bonds received by the City in connection with developments in accordance with the provisions of §
130-150B.
D. The release of a maintenance guaranty shall be by
resolution of the City Council, after recommendation of release by
the City Engineer.
All of the required improvements of a development
shall be inspected during the time of their installation by the City
Engineer to ensure satisfactory construction.
A. Notice. The City Engineer shall be notified at least
seven days prior to the start of construction and at least two days
before each stage of construction. No underground installation of
any type shall be covered until inspected and approved by the City
Engineer. In no case, shall any paving work be done without permission
from the City Engineer's office so that he or a qualified representative
may be present at the time work is to be done. The City Engineer's
office shall be notified after each phase of work has been completed
(i.e., road subgrade, curb forms, curbing, etc.) so that he or a qualified
representative may inspect the work.
B. A final inspection of all improvements and utilities
will be started within 10 days' notification by the developer to determine
whether the work is in agreement with the approved final plat plans
and City specifications. Upon a final inspection report, action will
be taken to release or declare in default any performance guaranty
concerning such improvements. Inspection by the City of the installation
of improvements shall not operate to subject the City to liability,
suits and claims of any kind that may at any time arise because of
defects or negligence during construction.