The preliminary plat of a major subdivision shall be clearly and legibly drawn or reproduced at one of the following scales: one inch equals 20 feet, one inch equals 30 feet, one inch equals 40 feet, one inch equals 50 feet, one inch equals 60 feet, or one inch equals 100 feet. Preliminary plats shall be designed and drawn by a licensed New Jersey professional engineer and land surveyor. The plat shall be designed in compliance with the provisions of Article
VIII and shall show or be accompanied by the following information:
A. A key map showing the entire major subdivision and
its relationship to surrounding areas.
(1) The name of the major subdivision, Tax Map sheet,
block and lot number, date, North arrow, graphic scale and the following
names and addresses:
(a)
Name and address of record owner or owners of
record.
(b)
Name and address of the subdivider.
(c)
Name and address of the licensed New Jersey
professional engineer or land surveyor who prepared the map.
B. Acreage of tract to be subdivided to nearest tenth
of an acre.
C. Total number of proposed lots.
D. Sufficient contours to determine the general slope
and natural drainage of the land and the location of proposed streets.
Contours are to extend 100 feet beyond boundaries of the major subdivision.
E. The location of and proposed property lines, streets,
building, watercourses, swamps, railroads, bridges, drainage pipes
or ditches, easements and rights-of-way and any natural features such
as wooded areas and rock formations.
F. Concurrently with the submission of the preliminary
plat of the major subdivision, the divider shall submit 17 copies
of a separate engineering drawing showing the plan and center-line
profile of all proposed streets, typical cross section, tentative
location of necessary storm sewers, waterlines, catch basins, manholes
and other utilities. The horizontal scale of the drawing shall be
one inch equals 50 feet and the vertical scale shall be one inch equals
five feet.
G. A copy of any protective covenants or deed restrictions
applying to the major subdivision, including drainage rights to which
property shall be subject, shall be submitted with the preliminary
plat.
H. A plan for operational responsibility of utility,
road or other facility serving the development a copy of which shall
be referred to the Township Committee for its comment or recommendations.
I. A copy of the tree removal plan complying with the standards set forth in Chapter
382, Trees, Article
II, Protection of Trees, of the Code of the Township of Stillwater.
J. Soil logs and percolation tests as regulated below:
(1) No soil log shall be accepted showing a depth of four
feet or less.
(2) No soil log shall be accepted within 30 feet of an
existing or proposed property line if it is less than 10 feet deep
or shows indication of a seasonal high-water table of 6 1/2 feet
or less.
(3) No soil log shall, in any case, be accepted if located
within 10 feet of an existing or proposed property line.
(4) No soil log shall be accepted where there is an indication
of a seasonal high-water table within two feet of the surface.
(5) No percolation test with a rate in excess of 60 minutes
per inch shall be accepted.
(6) Four soil logs and two percolation tests shall be
provided for each existing or proposed lot.
The final plat of a major subdivision shall
be clearly and legibly drawn in ink on tracing cloth at one of the
following scales: one inch equals 30 feet, one inch equals 40 feet,
one inch equals 50 feet, one inch equals 60 feet, or one inch equals
100 feet, and in full compliance with all of the provisions of the
Map Filing Law, N.J.S.A. 46:23-9.8 to 46:23-9.16, and amendments and
supplements thereto. The final plat shall be designed and certified
by a licensed New Jersey Land Surveyor and shall show or be accompanied
by the following information:
A. Date, name and location of the major subdivision,
name of owner, graphic scale, North arrow and reference meridian;
B. Tract boundary lines, right-of-way lines of existing
and proposed streets, street names, easements and other rights-of-ways,
land to be reserved or dedicated to public use, all lot lines and
other site lines; with accurate areas and dimensions, bearings or
deflection angles, and radii, arcs and central angles of all curves.
C. The purpose of any easement or land reserved or dedicated
to public use shall be designated and the proposed use of sites other
than residential shall be noted.
D. Each block shall be numbered, and the lots within
each block shall be numbered consecutively beginning with number one.
The procedure for numbering blocks and lots shall be established by
the Township Planning Board in consultation with the Township Tax
Assessor.
E. Minimum building setback line on all lots and other
sites.
F. Location and description of all monuments.
G. Tax Map block and lot numbers of all adjoining properties
and the names of owners of each such lot.
H. Certification that the applicant is agent or owner
of the land or that the owner has given consent under an option agreement.
I. When approval of a plat is required by any officer
or body of such a municipality, county or state, approval shall be
certified on the plat.
J. Certification from the Township Engineer as to accuracy
of details of plat.
K. Certificate from Tax Collector that all taxes are
paid to date.
L. Tree removal plan as required by Chapter
382, Trees, Article
II, Protection of Trees, of the Code of the Township of Stillwater.
Details of environmental impact statement providing
the information indicated below shall be submitted:
A. General provisions.
(1) The environmental impact generated by land development
projects necessitates a comprehensive analysis of a variety of problems.
This constitutes an environmental impact statement. In evaluating
environmental impact, the approving authority shall not approve any
submission until they find and determine that the proposed development:
(a)
Will not result in appreciable harmful effects
to both the natural and aesthetic environments.
(b)
Has been designed and conceived with a view
toward the protection of regional resources and energy-saving techniques.
(c)
Will not place a disproportionate or excessive
demand upon the total resources available for such proposal.
(2) In order to accomplish these goals, the approving
agency shall condition any approval upon the agreement to implement
performance controls deemed necessary to assure the protection of
the environment. Any approval shall also be conditioned upon the receipt
of licenses, permits or other approvals required by law. Those factors
outlined below, along with supplemental requirements adopted by the
agency, shall be used to determine the environmental performance controls
that are necessary.
B. General requirements. It is further recognized that
the level of detail required for various types of applications will
vary depending on the size of the proposal, the nature of the site
and the location of the project. Therefore, having determined that
some flexibility is needed in preparing the environmental impact statement
(a revised environmental impact statement may be required if significant
changes to the site plan, as determined by the Planning Board prior
to final approval, were made since original submission), the requirements
for such a document are listed as follows:
(1) Plot plan applications for a single- or two-family
dwelling on an existing lot of record are specifically exempt from
the environmental impact statement requirements. In addition, minor
subdivision shall, in general, be exempt unless required by the municipal
agency due to specific sensitive environmental situations. Finally,
all agricultural operations that are conducted in accordance with
a plan approved by the Soil Conservation District are exempt, and
all silvaculture operations that are conducted in accordance with
a plan prepared by a professional forester or the New Jersey Division
of Parks and Forests are exempt.
(2) A preapplication conference may be held with the Township Planner and/or the municipal agency chairman, or his designee, the Environmental Commission Chairman, or his designee, and the Planning Board Engineer to determine the content of the environmental impact statement as outlined in §
240-85D along with any supplemental guidelines adopted by the municipal agency. Waivers of specific environmental impact statement requirements may be granted by the Planning Board with input from the Township Planner and Engineer.
(3) When the environmental impact statement is prepared
by an individual other than the applicant, the credentials and expertise
of that individual shall be submitted with the environmental impact
statement. All applicable material on file in the Stillwater Township
Municipal Building pertinent to local conditions shall be consulted.
Any additional material pertinent to evaluation of potential regional
impacts shall also be considered. Furthermore, as much original research
as necessary shall be conducted to develop a comprehensive environmental
impact statement.
(4) The environmental impact statement shall consist of
written and graphic materials which will clearly present the information
that is required. The scale of all maps shall be one inch equals 50
feet, unless the Planner and/or municipal agency agree to another
scale. Contours, when required, shall be provided at two-foot intervals
for slopes of less than 15% or five-foot intervals if equal to or
greater than 15%.
(5) Upon receipt of the environmental impact statement,
the appropriate agency shall determine whether it has been prepared
in accordance with the provisions of this chapter. If it is not in
compliance, it shall be returned to the applicant with recommendations
regarding the additions, deletions and/or corrections which are needed.
(6) In preparing the environmental impact statement, the applicant shall make himself aware of the requirements specified in other sections of this Land Development Ordinance (Chapter
240) so that unnecessary duplication of effort is avoided.
C. Application types. All major subdivision applications,
preliminary and final site plan applications consisting of more than
10 acres and those minor subdivision sites lying within sensitive
environmental areas shall be accompanied by an environmental impact
assessment except as set forth herein. The information required shall
be presented in a concise report unless environmentally sensitive
areas are involved. When environmentally sensitive areas are involved,
the report shall be supplemented with additional graphic and explanatory
material. Environmentally sensitive areas in Stillwater Township include,
but are not limited to:
(1) Stream corridors and floodplains.
(2) Streams and water bodies.
(6) Mature forests of sugar maple or hemlock.
(9) Unique natural features and habitats.
(10)
Habitats for threatened or endangered species
as identified pursuant to the Endangered and Non-Game Species Conservation
Act, N.J.S.A. 23:2A-1 et seq. and in the list of endangered and threatened
wildlife and plants found at 50 CFR 17.11(h) or 17.12(h) and subsequent
amendments thereto.
D. Format. When an environmental impact statement is
required, the following format shall be utilized and the information
requested shall be provided:
(1) Project description. Indicate the purpose and scope
of the proposed project. Enumerate the benefits to the public, if
any, which will result from the proposed project and describe the
suitability of the site for the intended use. A description of the
proposed project shall be presented to indicate the extent to which
the site must be altered, the kinds of facilities to be constructed,
how they are to be constructed and the uses intended. The resident
population, working population and visitor populations shall be estimated.
The compatibility or incompatibility of the proposed project shall
be described in relation to the following:
(a)
The Township Master Plan, especially the land
use and open space elements.
(b)
Master plans of adjacent municipalities.
(c)
The Sussex County Master Plan.
(d)
Regional and state planning guides.
(e)
Other pertinent planning documents.
(2) Site description inventory. Provide a description
of environmental conditions on the site, which shall include but not
be limited to the following items:
(a)
Types of soil. A list and description of each
soil type located on the site. Percolation data and soil analysis
as required by the Sussex County Health Department shall be provided.
Where the proposed area of land disturbance will involve soils with
moderate or severe limitations as per the Sussex County Soil Conservation
District, a complete mapping of all soil types on the site shall be
required, indicating where those moderate and severe limitations exist.
(b)
Topography. A description of the topographic
conditions within the site and extending 100 feet beyond the property
lines.
(c)
Geology. A description of the geologic formations
and features associated with the site as well as depth to bedrock
conditions; delineations of those areas where bedrock is in close
proximity to the surface, i.e., within four feet of the surface, as
well as major bedrock outcroppings.
(d)
Vegetation. A description of the existing vegetation
on the site. When required, sketch the location of major vegetation
groupings such as woodland, open field and wetland. Where woodlands
are delineated, the forest type shall be indicated. It should include
unique features and protected species, i.e., dogwood, black walnut
trees, hemlock, etc.
(e)
Surface water. A description of existing, watercourses
and water bodies that are partially or totally on the site and their
relationship to the area of land disturbance. Existing surface runoff
from the site shall be calculated using the methods contained in Soil
Conservation Survey Manual No. 55. When the natural drainage pattern
will be significantly altered or sewage effluent added to a watercourse
or water body, an analysis shall be conducted which will investigate
flow, depth, capacity and water quality of receiving waters. When
required, floodplain areas shall be mapped in consultation with the
Department of Environmental Protection. Existing drainage structures
shall be mapped, and the capacity of the drainage network shall be
determined.
(f)
Subsurface water. A description of subsurface
water conditions on the site, both in terms of depth to groundwater
and water supply capabilities of the site. Detailed information regarding
existing wells within 500 feet of the site relative to depth, capacity
and water quality shall be provided. The water supply capabilities
of the adjacent areas and the recharge capabilities of the site shall
be discussed.
(g)
Unique, scenic and/or historic features. A description
and map of those portions of the site that have unique, scenic and/or
historic qualities.
(h)
Existing development features. A description
of any existing features on the site that are not considered to be
part of the natural environment. This may include, but not necessarily
be limited to, roads, housing units, accessory structures and utility
lines.
(i)
Miscellaneous. An analysis shall be conducted
of existing air quality and noise levels.
(j)
Energy conservation features. Siting for solar
access and maximum energy efficiency with respect to land features.
(k)
Habitats for threatened or endangered species
as identified pursuant to the Endangered and Non-Game Species Conservation
Act, N.J.S.A. 23:2A-1 et seq. and in the list of endangered and threatened
wildlife and plants found at 50 CFR 17.11(h) or 17.12(h) and subsequent
amendments thereto.
(l)
Natural Heritage Sites as defined herein.
(3) Area and regional (Sussex County and Warren County)
description. A description of the surrounding area shall be provided,
including existing land use patterns. The existing infrastructure,
with respect to the drainage and transportation network, as well as
any central sewerage and water supply facilities, shall be described
in detail. An appropriate regional analysis relative to the proposed
project shall be included.
(4) Impact. Discuss the negative and the positive on-site
and off-site impacts as affect the items listed above. Indicate those
resources affected by the proposal which will be irretrievably lost
and those resources which are renewable. The specific concerns that
shall be considered include, but are not limited to, the following:
(a)
Soil erosion and sedimentation resulting from
surface runoff.
(b)
Flooding and floodplain disruption.
(c)
Degradation of surface water quality.
(e)
Reduction of groundwater capabilities.
(i)
Disruption of wildlife habitats.
(j)
Destruction of scenic and historic features.
(n)
Neighborhood deterioration.
(o)
Effect on public services, such as schools,
fire and police.
(p)
Traffic congestion and impact on wildlife.
(q)
Health, safety and welfare of existing residents.
(r)
Regional development policies.
(s)
Type of public lighting for access roads and
parking area and its impact on wildlife.
(t)
Loss of wildlife habitat.
(5) Recommendations to mitigate adverse environmental
impact. Describe in detail what measures will be employed during the
planning, construction and operation phases which will minimize or
eliminate negative impacts on site and off site that could result
from the proposed project. Of specific interest are:
(a)
Drainage plans, which shall include, but not
be limited to, soil erosion and sedimentation controls. Every effort
shall be made to limit off-site peak runoff to predevelopment levels.
(b)
Water supply and water conservation proposals.
(c)
Sewage disposal techniques.
(d)
Site design techniques sensitive to the natural
environment, which should include innovative landscape, building,
and circulation design/ solar access siting.
(e)
Energy conservation measures.
(f)
Noise reduction techniques.
(h)
Miscellaneous on-site and off-site public improvements.
(6) Alternatives. Discuss what alternatives were considered,
both in terms of building design, site design and project location.
Indicate why an alternative was rejected if it would have resulted
in a lesser negative impact than the subject proposal.
(7) Licenses, permits and other approvals required by
law. The applicant shall list all known licenses, permits and other
forms of approval required by law for the construction and operation
of the proposed project. This list shall include, but will not be
limited to, approval required by the Township as well as agencies
of the county, state and federal governments. Where approvals have
been granted, copies of such approvals shall be attached. Where approvals
are pending, a note shall be made to that effect.
(8) Documentation. All publications, reports, manuscripts
or other written sources of information related to the project, the
project site and the Township which were consulted and employed in
compilation of the environmental impact statement shall be listed.
A list of agencies and individuals from whom pertinent information
was obtained orally or by letter shall be listed separately. Dates
and locations of all meetings shall be specified. A revised environmental
impact statement may be required if significant changes to the site
plan, as determined by the Planning Board prior to final approval,
were done since original submission.
E. For subdivisions of fewer than 10 lots, the Board
may require portions of the environmental impact statement deemed
appropriate as additional information.
Applicants shall comply with all requirements
of the Residential Site Improvement Standards as adopted in N.J.A.C.
5:21-1 et seq.