A concept plan of a subdivision or site plan shall be prepared
to scale, based on Tax Map information or some other similarly accurate
base, at a scale of not less than one inch equals 50 feet, to enable
the entire tract to be shown on one sheet and shall show or include
the following information:
A.
General information. The following information shall be provided
for either a subdivision or a site plan:
(1)
The location of that portion of the tract to be subdivided in relation
to the entire tract, with a key map indicating at an appropriate scale
the general location of the site and its relation to highways and
streets, railroads, streams, lakes and drainageways and municipal
boundaries.
(2)
The Tax Map sheet, block and lot number.
(3)
The name of the owner and of all adjoining landowners as disclosed
by the most recent Raritan tax records.
(4)
The dimension of all lot lines, including the area in square feet
of each lot.
(5)
All existing structures and landscaping on the tract.
(6)
All existing or proposed streets, utilities, easements, restrictions,
rights-of-way, streams or natural watercourses, wetlands or floodplains
and drainage ditches and all street names, stating the use of each
easement and the text of such restrictions.
(7)
All zoning districts, including a schedule of zoning requirements
for each, and the location of any zoning boundaries within the subdivision.
(8)
The name and address of the person preparing the map and appropriate
seal and state license number.
(9)
The date of original preparation of the map and the date of the revision,
if any, of the map.
(10)
The Board reserves the right to require a feasible sketch plan
layout of remaining land not being subdivided if it is deemed necessary.
B.
Subdivisions. In addition to the general information, a concept plan
for a subdivision shall provide a lot layout, including front, rear
and side yard setback lines as required by the zone and front, side
and rear yard distances of existing structures.
C.
Site plans. In addition to the general information, a concept plan
for a site plan shall provide:
(1)
A site plan layout, indicating with sufficient accuracy all boundaries
of the site with natural features of the land and showing all developed,
undeveloped and to-be-developed portions. The illustration shall convey
the development scheme, including all buildings, circulation, parking
and landscaping, whether existing or proposed.
(2)
Preliminary building plans, including conceptual floor plans and
conceptual building elevations of all proposed structures.
A.
Plat conformity.
(1)
No development application shall be accepted unless submitted in
plat form, and no plat shall be accepted for consideration unless
it conforms to the following requirements as to form, content and
accompanying information and complies with the provisions of N.J.S.A.
46:23-9.9 et seq. (the Map Filling Law), as amended.[1] All plats shall be drawn by a licensed New Jersey engineer
and/or land surveyor and shall be based on a certified boundary survey
by a licensed New Jersey land surveyor and shall bear the signature,
seal, license number and address of the engineer and/or land surveyor,
except that plats submitted under informal discussion and sketch plats
of minor subdivisions and minor site plans are exempt from this requirement.
All drawings of improvements shall be signed and sealed by a licensed
professional engineer of the State of New Jersey, at a scale of not
less than one inch equals 50 feet.
[1]
Editor's Note: N.J.S.A. 46:23-9.9 et seq. was repealed by
L. 2011, c. 217, effective 5-1-2012. See now N.J.S.A. 46:26B-1 et
seq.
(2)
A plat for a minor subdivision or site plan shall be clearly and
legibly drawn at an accurate scale of not less than one inch equals
100 feet in order to include the entire tract on one sheet. Preliminary
and final plats shall be clearly and legibly drawn at an accurate
scale of not less than one inch equals 50 feet. If more than one sheet
is required to show the entire subdivision or site plan, a separate
composite map shall be drawn showing the entire subdivision and the
sheets on which the various sections are shown, and each detail sheet
shall include a key map showing its relation to the whole tract. The
plat shall consist of as many separate maps as are necessary to properly
evaluate the site and the proposed work.
B.
Minor subdivision plat details:
(1)
A key map with North arrow showing the entire tract, that portion
of the tract which is to be subdivided, the relationship of the tract
to adjacent lots, streets and watercourses within 2,000 feet of the
property boundaries, at a scale of not less than one inch equals 1,000
feet.
(2)
The names, addresses, phone numbers and signatures of the owner,
subdivider and person preparing the plat and the names of all the
adjoining property owners as disclosed by the most recent Borough
tax records.
(3)
The Tax Map sheet, block and lot number for the tract and all adjacent
lots.
(4)
The date, title, graphic scale, North arrow, and space for the subdivision
application number.
(5)
The zoning district(s), with a schedule of the zone district requirements,
and, if the property lies in more than one zoning district, the plat
shall indicate all the zoning district lines.
(6)
The boundary and acreage of the original tract measured to the nearest
0.01 of an acre; the number, acreage and configuration of all lots
being created; the area of each lot correct to 0.1 of an acre; and
all existing and proposed lot lines correct to one foot. Any existing
buildings or structures to be removed or relocated shall be indicated.
(7)
All existing buildings and structures and their use(s) with the shortest
distance from existing buildings to any proposed or existing lot line.
(8)
Front, side and rear setback lines for all lots.
(9)
Wooded areas, rock outcrops, streams, lakes, drainage rights-of-way
and streets within the limits of the tract(s) being subdivided and
within 200 feet thereof, including the location, width and direction
of flow of all streams, brooks, drainage structures and drainage rights-of-way.
Any existing features to be removed or relocated shall be indicated.
(10)
Flood hazard area lines, wetlands, wetlands transition area,
and swamps within the tract.
(11)
Existing contours at sufficient intervals to determine the general
slope and natural drainage of the land.
(12)
The existing and proposed rights-of-way, with dimensions of
all easements, sight triangles and all streets within the premises
and within 200 feet thereof, together with existing driveways, street
names and the purpose of any easement. The type of street surface
material and existing utilities within 200 feet of the tract shall
be shown, including at least one street intersection, using the foreshortened
tie distance when same is remote from the property in question.
(13)
The location of existing sewer lines and waterlines to serve
the tract.
C.
Minor site plan. Where allowed, a minor site plan application shall
be accompanied by such information as required for a minor subdivision
as required for the Board to make an informed decision on the application.
D.
Preliminary major subdivision plat details. The preliminary plat
shall be designed in accordance with the provisions of this chapter
and shall show or be accompanied by sufficient information 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 preliminary
approval may be granted and shall include:
(1)
A key map with North arrow showing the entire tract, that portion
of the tract which is to be subdivided, the relationship of the tract
to adjacent lots, streets and watercourses within 2,000 feet of the
property boundaries, at a scale of not less than one inch equals 1,000
feet.
(2)
The names, addresses, phone numbers and signatures of the owner,
subdivider and person preparing the plat and the names of all the
adjoining property owners as disclosed by the most recent Borough
tax records.
(3)
The Tax Map sheet, block and lot number for the tract and all adjacent
lots.
(4)
The date, title, graphic scale, North arrow, and space for the subdivision
application number.
(5)
The zoning district(s), with a schedule of the zone district requirements,
and, if the property lies in more than one zoning district, the plat
shall indicate all the zoning district lines.
(6)
The boundary and acreage of the original tract measured to the nearest
0.01 of an acre; the number, acreage and configuration of all lots
being created; the area of each lot correct to 0.1 of an acre; and
all existing and proposed lot lines correct to one foot. Any existing
buildings or structures to be removed or relocated shall be indicated.
(7)
A title block containing the name of the subdivision, the name of
the Borough, county and state, date of the plat and any revision dates.
(8)
A certification that the applicant is the owner of the property or
his authorized agent or that the owner has given consent under an
option agreement, giving the name and address of both.
(9)
A map showing existing and proposed elevations and contour lines
over the entire area of the proposed subdivision, together with watercourses
and an indication of the final disposal of the surface waters. All
elevations shall be related to two permanent bench marks identified
on the plan. Controllers shall be shown at not more than two-foot
intervals for areas with less than a 10% slope, five-foot intervals
for areas with 10% to 20% slopes, and ten- or twenty-foot intervals
for areas with slopes in excess of 20%. For tracts containing slopes
in more than one category, the subdivider shall show contour lines
at the most restrictive interval throughout the tract unless specifically
waived by the approving authority in lieu of some other satisfactory
contour interval and topographic data to meet the objectives of this
chapter.
(10)
The locations of existing and proposed property lines, streets,
existing buildings, railroad rights-of-way, bridges, culverts, drainpipes
and natural features, such as soil types, wooded areas, lakes, rock
outcroppings and views within the subdivision, and the locations of
individual trees outside wooded areas having a minimum caliper of
six inches. Soil types shown shall be based on United States soil
conservation categories.
(11)
Location of all structures within 100 feet of the property.
(12)
The proposed location of shade trees to be provided by the subdivider
shall also be shown.
(13)
All existing and proposed watercourses, including lakes, ponds
and marsh areas, accompanied by the following information or data:
(a)
When a running stream with a drainage area of 1/2 square mile
or greater is proposed for alteration, improvement or relocation or
when a structure or fill is proposed over, under, in or along such
running stream, evidence of approval, required alterations, lack of
jurisdiction or denial of the improvement by the New Jersey Division
of Water Policy and Supply or such agency having jurisdiction shall
accompany the application.
(b)
Profiles and cross sections at fifty-foot intervals of watercourses,
at an appropriate scale, showing the extent of the flood-fringe area,
top of bank, normal water level and bottom elevations of all watercourses
on or within 500 feet of 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 during construction, as well as typical
ditch sections and profiles, shall be shown on the plan or accompany
it.
(d)
The total upstream acreage in the drainage basin of any watercourse
running through or adjacent to a subdivision, including the distance
and average slope upstream to the basin ridge line.
(e)
The total acreage in the drainage basin to the nearest downstream
drainage structure and the acreage of that portion of the subdivision
which drains to the structure, including the distance and average
slope downstream to the structure.
(f)
The location and extent of drainage and conservation easements
and floodway and flood hazard area limits.
(g)
The location, extent and water level elevation of all existing
or proposed lakes or ponds on or within 500 feet of the subdivision.
(h)
Plan, profile drawings and computations for any storm drainage
system, including:
[1]
All existing and/or proposed storm sewer lines on the site or
within 500 feet of the subdivision, showing size, profile and slope
of the lines, the location of each inlet, manhole or other appurtenance
and the pipe material type, strength class or thickness and bedding
type.
[2]
The location and extent of any proposed dry wells, groundwater
recharge basins, detention basins, flood-control devices, sedimentation
basins and other water conservation devices.
(14)
The names, locations and dimensions of all existing streets
within a distance of 200 feet of the subdivision, including at least
one street intersection and showing existing driveways and any connections
proposed by the subdivision to existing streets, sidewalks and bike
routes outside the subdivision; plans, cross sections, center-line
profiles, proposed grades and standard details of all proposed streets,
including full details of other utility improvements within or adjacent
to the street right-of-way, including sanitary sewers, curbing, sidewalks,
storm drains and water, gas and electric facilities. Typical street
cross sections shall indicate the type and width of pavement and the
location of curbs, sidewalks, bike routes, sewers, drains, water and
gas mains, electric and telephone facilities and appurtenances and
shade tree planting. At intersections, the sight triangles, radii
of curblines and the locations of street signs and traffic control
devices shall be clearly indicated. The horizontal scale shall not
be less than one inch equals 40 feet.
(15)
The names, location, right-of-way widths and purpose(s) of existing
and proposed easements and other rights-of-way in the subdivision
and the location and description of all existing or proposed boundary
control monuments and pipes.
(16)
All proposed lot lines, including existing lot lines to remain
and those to be eliminated and all setback lines required by Part
6, Zoning, with the dimensions thereof. Any lot(s) to be reserved
or dedicated to public use shall be identified and shall show proposed
improvements, such as but not limited to landscaping, grading, walkways
and recreation facilities, if any. Each block shall be numbered and
the lots within each block shall be numbered consecutively beginning
with the number one as acceptable to the Borough Engineer.
(17)
Plans and profiles of proposed on-site, off-site and off-tract
improvements and utility layouts (sanitary sewers, storm sewers, erosion
control and landscaping, stormwater control, sedimentation basin,
excavation, water mains, gas, telephone, electricity, etc.), showing
location, size, slope, pumping stations and other details, as well
as feasible connections to any existing or proposed utility systems.
If private utilities are proposed, they shall comply fully with all
Borough, county and state regulations. If service is to be provided
by an existing utility company, a letter from that company shall be
submitted, stating that service will be available before occupancy
of any proposed structures. When on-lot water or sewage disposal is
proposed, the plan for such system shall be approved by the appropriate
Borough and state agencies, and the results of percolation tests shall
be submitted with the preliminary plat in accordance with the procedure
outlined in this chapter.
(18)
A copy of any proposed protective covenants or deed restrictions
applying to the land being subdivided.
(19)
A soil erosion and sediment control plan and surface water management
plan, if required.
E.
Final plat of major subdivision. The final plat shall be prepared
in compliance with the provisions of the Map Filing Law (N.J.S.A.
46:23-9.9 et seq.), as amended,[3] and shall conform to the following standards and particulars and be accompanied by final plans in accordance with Subsection A of this section:
(1)
The original plat shall be prepared in waterproof black ink on Mylar
under the immediate supervision of and in accordance with the computations
of a land surveyor licensed to practice in the State of New Jersey.
The original and all submitted black-line prints and translucent Mylar
shall be hand signed and sealed by the responsible surveyor.
(2)
The fieldwork for the basic boundary survey shall be precise, with
a linear error of closure not to exceed one part in 10,000 before
adjustment. Angular error of closure shall not exceed 15 seconds times
the square root of n (where "n" equals the number of sides). Fieldwork
meeting these standards shall be adjusted and balanced by the compass
rule, transit rule or least square analysis, as considered appropriate
by the responsible surveyor. All existing boundary evidence for the
property in question and/or adjacent properties shall be clearly shown
in relation to the boundaries of the property in question. All exterior
boundaries shall be clearly identified by bearings precise to the
nearest one second of arc and distances precise to the nearest one-hundredth
foot. Permanent concrete monuments conforming to state statutes and
extending not less than 30 inches below grade nor more than one inch
above shall be indicated on the plat and precisely set in the field
along the tract boundary at all corners, sidelines of proposed streets
and beginning and ending points of all horizontal curves. Inaccessible
corners shall be provided with two offset reference monuments clearly
defined on the plat. Additional point-on line monuments as necessary
shall be installed in the field and identified on the plat whenever
topographic conditions do not permit corner-to-corner visibility.
Unless specifically waived by the Borough Engineer for due cause,
the boundaries of all final plats shall be based on the United States
Geological Survey bearing datum, and all boundary monuments shall
be coordinated on the New Jersey Plane Coordinate System, with north
and east coordinates for each monument and corner shown on the plat.
The gross tract area and the area of each interior parcel, including
parcels dedicated to public use, shall be calculated and shown to
the nearest one-thousandth acre or the nearest 10 square feet.
(3)
The metes and bounds for all interior parcels, streets and/or easements
dedicated to public use shall be calculated to the same order of precision
and shown on the plat as above described for the tract boundary. Interior
monuments shall be indicated on the plat and installed on the field
along one side of all street rights-of-way, at all corners of parcels
dedicated to public use and at such other additional locations incident
to topographic conditions and other factors as the Borough Engineer
may find essential to the public interest. Due to the high potential
for disturbance or destruction during construction, the installation
of interior monuments may be deferred until the completion of final
grading and seeding, subject to posting of an acceptable performance
guaranty.
(4)
In addition to tract, lot and street boundary lines above described,
the final plat shall identify and provide precise metes and bounds
for all necessary easements, sight triangles and other reservations
for public or quasi-public use. The grantee of any such public or
quasi-public dedication shall be identified on the plat.
(5)
The following circular curve data shall be provided for all curvilinear
boundaries and street center lines: radius, central angle, tangent
distance, chord distance, chord bearing and arc length. Distances
shall be shown to the nearest one-hundredth foot. Angles and bearings
shall be shown to the nearest one second of arc.
(6)
Block and lot numbers shall be shown on the final plat in accordance
with established standards and in conformity with the Borough Tax
Assessment Map as approved by the Borough Engineer.
(7)
The title block in the lower right-hand portion of the sheet shall
include:
(a)
The name (and section, where applicable) of the plat.
(b)
The current tax assessment block(s) and lot(s) numbers.
(c)
The name of the municipality, county and state.
(d)
Names and addresses of the owner, applicant and responsible
surveyor.
(e)
The date of preparation (and revisions, if any).
(f)
The plat scale.
(g)
Graphic scale.
(8)
Bearing datum North (map datum) and true North arrows shall be provided,
including the angular difference between map North and true North.
(9)
All street names shall be shown, acceptable to the approving authority.
(10)
The plat shall contain the following endorsements:
(a)
Certification by the responsible surveyor that the map was prepared
under his/her supervision and is in compliance with state statutes
and local ordinances, such certification to be signed, sealed and
dated by the responsible surveyor.
(b)
Certification by the owner(s) that the plat is in accordance
with their consent and express desires, including their consent to
filing, such certification to be signed, dated and sealed by the owner(s)
and witness(es). In the case of individual ownership, the signature
shall be certified by a notary; if a partnership, by all partners
and certified by a notary; if a corporation, by an authorized principal
of the corporation, certified by the corporate secretary and sealed
with the corporate seal. The name and position of each signing party
shall be legibly printed below each signature.
(c)
Signature block with places to be signed and dated by the Chairman
and Secretary of the approving authority.
(d)
Certification that all new streets and easements have been approved
by the Borough Council and that bonds have been given to the Borough
guaranteeing the completion of improvements to same, such certification
to be signed, dated and sealed by the Borough Clerk.
(e)
Certification of compliance with the Map Filing Law, applicable
local ordinances and regulations, signed and dated by the Borough
Engineer.
(f)
Certification of compliance with state statute and approval
to file in the County Clerk's office within 95 days of approval, such
certification to be signed, dated and sealed by the Borough Clerk.
(g)
Certification that bond has been given to the Borough guaranteeing
the future setting of monuments (if any not previously set), such
certification to be signed, dated and sealed by the Borough Clerk.
(h)
Other appropriate notes regarding the dedication of public or
private roads, easements, recreation areas, etc., and reference to
related deeds of conveyance, such notes to be signed, dated and sealed
by the owner.
(i)
Signature block for certification by the County Planning Board.
(j)
Recording block for use by the County Clerk, with space to insert
the map number, date and time of filing.
(11)
Minimum building setback lines shall be shown for each lot and
other sites. The names and block, lot and property lines of adjoining
owners shall be shown as disclosed by the current tax assessment records.
(12)
Submission of the final plat shall be accompanied by final plans
and other relevant supporting materials, drawn to an appropriate scale
necessary to clearly show the scope and detail of the proposed work
sufficient for the Borough Engineer to make a quantitative engineering
analysis and to assure proper construction in accordance with Borough
standards, including the following:
(a)
Plans, profiles and cross sections, as appropriate, for all
new streets, including all utilities and street improvements and public
utility easements, and site grading and drainage, including detail
plans for stormwater detention facilities or street encroachments
as approved by the County Engineer and/or State Department of Environmental
Protection, Division of Water Resources, and sanitary sewerage plans.
(b)
Copies of all required permits or relevant agreements for proposed
utility improvements related to drainage, sewerage, gas, water, electric,
telephone or other facilities.
(c)
Copies of proposed deeds of conveyance for all new streets,
sight triangles, easements, recreation parcels, school sites and/or
other land restrictions.
(d)
Design calculations for sanitary sewerage and storm drainage
facilities, signed, dated and sealed by the responsible project engineer.
[3]
Editor's Note: N.J.S.A. 46:23-9.9 et seq. was repealed by
L. 2011, c. 217, effective 5-1-2012. See now N.J.S.A. 46:26B-1 et
seq.
F.
Preliminary site plan details.
(1)
The preliminary plat shall be designed in accordance with the provisions
of this chapter and shall show or be accompanied by sufficient information
to establish the design, arrangement and dimensions of buildings,
parking, streets, and other planned features as to form, size and
location. This information shall form the basis for the general terms
and conditions upon which preliminary approval may be granted and
shall include:
(a)
A key map with North arrow showing the entire tract, that portion
of the tract which is to be subdivided, the relationship of the tract
to adjacent lots, streets and watercourses within 2,000 feet of the
property boundaries, at a scale of not less than one inch equals 1,000
feet.
(b)
The names, addresses, phone numbers and signatures of the owner,
subdivider and person preparing the plat and the names of all the
adjoining property owners as disclosed by the most recent Borough
tax records.
(c)
The Tax Map sheet, block and lot number for the tract and all
adjacent lots.
(d)
The date, title, graphic scale, North arrow, and space for the
subdivision application number.
(e)
The zoning district(s), with a schedule of the zone district
requirements, and, if the property lies in more than one zoning district,
the plat shall indicate all the zoning district lines.
(f)
The boundary and acreage of the original tract measured to the
nearest one-hundredth of an acre; the number, acreage and configuration
of all lots being created; the area of each lot correct to one-tenth
of an acre; and all existing and proposed lot lines correct to one
foot. Any existing buildings or structures to be removed or relocated
shall be indicated.
(g)
A title block containing the name of the development, the name
of the Borough, county and state, date of the plat and any revision
dates.
(h)
A certification that the applicant is the owner of the property
or his authorized agent or that the owner has given consent under
an option agreement, giving the name and address of both.
(i)
An index for the complete set of plans.
(j)
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, even though only a portion of the
entire property is involved in the site plan for which approval is
sought; provided, however, that where it is physically impossible
to show such entire lot or lots or contiguous lots on one map, a key
map thereof shall be submitted.
(k)
The location, use and ground floor area of all existing and
proposed buildings or structures and all accessory buildings or structures,
with building setback, sideline and rear line distances and finished
grade elevations at all corners of said buildings.
(l)
The location, names and widths of all existing and proposed
streets, including cross sections and profiles abutting the lot or
lots in question and within 200 feet of said lot; and the location
and treatment of proposed entrances and exits to public rights-of-way,
including the possible use of traffic signals, channelization, acceleration
and deceleration lanes, additional widths and any other devices necessary
for traffic safety and/or convenience.
(m)
The location, size and nature of all proposed rights-of-way,
easements and other encumbrances which may affect the lot or lots
in question.
(n)
The location, size and nature of all existing and proposed curbs,
sidewalks, driveways, fences, retaining walls, parking space areas
and the layout thereof and all off-street loading areas, together
with the dimensions of all the foregoing on the site in question and
within 100 feet of said site.
(o)
The location, type and size of all existing and proposed catch
basins, storm drainage facilities and utilities, plus all required
design data supporting the adequacy of the existing or proposed facility
to handle future storms flows.
(p)
Existing topography based upon New Jersey Geodetic Control Survey
datum, and proposed grading with a maximum of two-foot contour intervals
where slopes are less than 10%. Where slopes are greater than 10%,
the maximum contour interval may be five feet.
(q)
All existing and proposed signs and lighting standards, utility
poles and their size, type, construction and location.
(r)
The location, size and description of any lands to be dedicated
to the Borough or to the County of Somerset.
(s)
A soil erosion and sediment control plan, if required.
(t)
A landscaping plan showing the size, species and spacing of
trees and plants and other landscaping treatment of unpaved areas.
(u)
The nature and location of public and private utilities, including
maintenance and solid waste disposal and/or storage facilities.
(v)
Preliminary architectural plans for the proposed buildings or
structures, indicating typical floor plans, elevations, heights and
general design or architectural styling.
(w)
An estimate prepared by the applicant's engineer of construction
costs of all on-site improvements, exclusive of buildings.
(x)
Any and all information and data necessary to meet any of the
requirements of this chapter not listed above.
(y)
Signature and seal of the licensed professional engineer responsible
for the preparation of the site and construction plans.
(2)
If it can be demonstrated that, because of the peculiar conditions
related to the property or construction, any of the above details
are not necessary to properly evaluate the site plan, the Board may
modified or waive any of the specific plan details.
(3)
A site plan for any manufacturing or industrial use as permitted
in this chapter shall be accompanied by the following:
(a)
A description of any proposed machinery operation, products,
by-products and processes to be contained on the site, including a
description of the materials from which products are to be manufactured.
(b)
A statement on the hours of operation and anticipated number
of shifts and number of employees per shift.
G.
Final site plan details.
(1)
The final site plan shall be drawn in the same manner as the preliminary
site plan and shall contain the same details as the preliminary plan,
plus the following additional information:
(a)
Final contours of the property and for 100 feet outside the
property at two foot intervals when new buildings or parking areas
are constructed. If only a portion of the property is being developed,
contours need only be shown for said portion and 100 feet beyond.
(b)
Final elevations at the corners of all building and paved areas
and at property corners or new buildings or paved areas are constructed.
(c)
Location of signs and outdoor lighting.
(d)
A plan showing all landscaping and landscaping features as they
may have been or will be installed.
(2)
A certificate of occupancy shall not be issued until all required
improvements are installed.
A.
Installation of on-tract improvements for subdivisions and site plans. Prior to granting of a final subdivision or site plan approval, the applicant shall have installed the improvements described below or furnished performance guarantees for the ultimate installation of the items listed in § 207-53A of this chapter and a safety and security guarantee as provided for in § 207-53C of this chapter. All improvements shall be subject to approval and inspection by the Borough Engineer, who shall be notified by the developer at least two weeks prior to the start of construction of any improvement. All installation shall be in accordance with Article IX. Nothing contained in this chapter shall relieve the developer of the obligation to install, to the satisfaction of the Borough Engineer, all of the following items as required by ordinance, regulation or as a condition of any approval, prior to the issuance of a certificate of occupancy. The following improvements will be required except where the Board waives the requirement by specific resolution in conjunction with hardship, peculiar situations or special development provisions:
[Amended 4-10-2018 by Ord. No. 2018-02]
(1)
Streets and pavements. The subdivider shall design and construct
streets and pavements meeting the minimum specifications as set forth
in the RSIS.
(2)
Curbs and sidewalks. The subdivider shall construct curbs and sidewalks
on both sides of all new and existing streets, avenues, highways and
public lanes to the extent that such will be on tract.
(3)
Storm drains and culverts. All streets shall be provided with sufficient
catch basins, storm sewers, culverts, water detention basins and other
drainage appurtenances for the proper drainage of the area, in light
of existing and future conditions.
(5)
Street name signs. Street name signs shall be placed at all street
intersections within the subdivision. Such signs shall be of a type
approved by the Borough and shall be placed in accordance with the
standards of the Borough.
(6)
Streetlighting. The subdivider shall be responsible for the installation
of streetlighting facilities as approved by the Board.
(7)
Topsoil protection. Topsoil which shall be removed in the course
of regrading a subdivision shall be redistributed as to provide at
least six inches of cover on areas to be used as building sites from
which topsoil was removed and shall be stabilized by seeding or planting.
(8)
Street trees. Street trees shall be located within the street right-of-way
in such manner as not to interfere with utilities or sidewalks and
shall be of a type and species approved by the Board as part of subdivision
approval.
(9)
Sanitary sewers.
(a)
Where a public sanitary sewer system is reasonably accessible,
each lot within a subdivision shall be provided with sewage disposal
facilities by the required extension of sewer mains and connections
thereto, the cost thereof to be borne by the subdivider.
(b)
Where a public sanitary sewer system is not reasonably accessible,
a statement from the appropriate agency controlling sanitary sewer
connections shall be required, indicating that such service is not
practicable. In this case, on-lot sewage disposal may be allowed and
shall require a minimum of two percolation tests on each lot. The
percolation tests shall include all required data, including but not
limited to the date of the tests, the soil log at least 10 feet below
the finished grade, the groundwater level, the rate of percolation,
the weather conditions prevailing at the time of the test(s) as well
as for the preceding 48 hours, and the layout and grades for the proposed
septic field. The tests shall be performed at the applicant's expense
and shall be approved by the Board of Health. The results of the percolation
tests and the location of each test shall be shown on the subdivision
plat. Installation of septic systems shall conform to the standard
requirements of the Borough and State Boards of Health or other authority
having jurisdiction thereof.
(c)
Where a public sanitary sewer is not reasonably accessible,
the subdivider may be required by the Board to install within the
subdivision a complete sewer pipe system in addition to individual
on-site systems, including provisions for connection thereto at each
lot, provided that there is reliable information to indicate that
connection of the development to a public sanitary sewer system can
be anticipated within a reasonable period of time.
(10)
Water supply.
(a)
Where a public water supply system is reasonably accessible
to the subdivision, each lot within the subdivision shall be provided
with water supplied by said water system.
(b)
Where a public water supply system is not reasonably accessible,
a statement from the appropriate agency controlling public water connections
shall be required, indicating that such service is not practicable.
In this case, each lot shall be served by an individual driven well,
the installation of which shall conform to the standard requirements
of the Borough and State Boards of Health or other authority having
jurisdiction thereof.
(c)
Where both on-site sewage disposal and on-site water supply
is proposed, the location of the proposed individual water supply
and its location relative to the sewage disposal system for each proposed
lot shall be shown on the plat.
(11)
Fire hydrants. Fire hydrants shall be installed in all subdivisions
when a central water supply exists. Fire hydrants shall be of the
type approved by the Borough Fire Department and shall be placed and
installed in accordance with their requirements.
(12)
Electric, telephone and cable antenna television service. Except
as otherwise provided in the regulations of the Board of Public Utilities
Commission, in all major subdivisions, electric, telephone and cable
antenna television facilities shall be installed underground. Arrangements
for such underground installation shall be made by the subdivider
with the appropriate utility company.
(13)
Easements. Easements of a width sufficient to allow proper maintenance
shall be provided for the installation of all drains, storm drains,
gas mains, etc. Such easements shall be dedicated to the Borough by
approved legal procedure.
B.
On-tract installations for site plans. Prior to the granting of final approval, the applicant shall have installed or furnished performance guaranties for the ultimate installation of any required public on-tract improvements as the same are described in Subsection A above. In addition, the Board may require the installation of on-site improvements, as described in Subsection C below, prior to the granting of final approval, which it finds essential before the issuance of a building permit. All such improvements shall be subject to approval and inspection of the Borough Engineer.
C.
On-site installation for site plans.
(2)
Drainage. All sites shall be drained and graded so as to control
surface runoff efficiently. Storm drainage shall be connected to existing
facilities whenever possible. Retention facilities may be required
by the Borough in cases where existing systems lack capacity or where
needed to protect downstream properties. Drainage design shall be
as set forth in the stormwater regulations.[2]
(3)
Parking. Parking spaces, pedestrian walkways and entrance and exit
driveways shall be painted on the finished pavement in traffic paint.
(4)
Curbs. All paved areas shall be bounded by curbs constructed of concrete
in residential and commercial developments and of concrete in industrial
developments.
(5)
Sidewalks. Concrete sidewalks, at least four feet in width and four
inches in thickness, shall be constructed where required.
(6)
Screening. All off-street parking and loading areas shall be effectively screened on any side which adjoins or faces premises situated in any residential zone, in accordance with § 207-67.
(7)
Lighting. Adequate lighting shall be provided for parking areas in operation between 1/2 hour before sunset and 1/2 hour after sunrise. In addition, the premises shall have adequate lighting for security purposes during the foregoing period when the facility is not in operation. All exterior lighting shall meet the design standard established in § 207-66.
(8)
Landscaping. All portions of the property not used for off-street
parking shall be attractively landscaped with grass lawn, trees and
shrubs as approved by the Board. Shade trees shall be installed within
the street right-of-way in accordance with the approved plan.
(9)
Utilities. All uses shall be provided with adequate water supply
and sanitary disposal facilities, in accordance with applicable local
and state regulations.
(10)
The Board may require items of construction such as retaining
walls, guardrails, safety fencing, traffic barricades and other devices
necessary in the interest of public safety and convenience.
The approving authority may require an applicant, as a condition
for approval of a subdivision or site plan, to pay his pro rata share
of the cost of providing only reasonable and necessary street improvements
and water, sewerage and drainage facilities, and easements therefor,
located outside the property limits of the subdivision or development
that are necessitated or required by construction or improvements
within such subdivision or development. "Necessary improvements" are
those clearly, directly and substantially related to the development
in question. The approving authority shall base its determinations
regarding proportionate or pro rata shares to be paid by an applicant
on the circulation and comprehensive utility service plans pursuant
to the Municipal Land Use Law. The proportionate or pro rata amount
of the cost of such facilities within a related or common area shall
be based on the following criteria, and any such amount shall be determined
after a full hearing and after consideration of time and cost factors
as well as the effect of the proposed improvements on adjoining properties:
A.
Cost allocation.
(1)
Full allocation. In cases where off-tract improvements are necessitated
by the proposed development and where no other property owner(s) receive(s)
a special benefit thereby, the applicant may be required at his sole
expense and as a condition of approval to provide and install such
improvements.
(2)
Proportionate allocation. Where it is determined that properties
outside the development will also be benefited by the off-tract improvement,
the following criteria shall be utilized in determining the proportionate
share of the cost of such improvements to the developer (allocation
formula):
(a)
Roadways. The applicant's proportionate share of street improvements,
the alignment, channelization, barriers, new or improved traffic signalization,
signs, curbs, sidewalks, trees, utility improvements uncovered elsewhere,
the construction or reconstruction of new or existing streets and
other associated street or traffic improvements shall be as follows:
[1]
The Municipal Engineer or planner shall provide the applicant
with the existing and reasonably anticipated future peak-hour flows
for the off-tract improvements.
[2]
The applicant shall furnish a plan for the proposed off-tract
improvement, which shall include the estimated peak-hour traffic generated
by the proposed development and the proportion thereof which is to
be accommodated by the proposed off-tract improvement. The ratio of
the peak-hour traffic generated by the proposed development which
is to be accommodated by the off-tract improvement to the future additional
peak-hour traffic anticipated to impact the proposed off-tract improvement
shall form the basis of the proportionate share. The proportionate
share shall be computed as follows:
|
Total cost of enlargement or improvement
|
Capacity of enlargement or improvement (peak-hour traffic)
| |
|---|---|---|
|
|
=
|
|
|
Developer's cost
|
Development peak-hour traffic to be accommodated
by the enlargement or improvement
|
(b)
Drainage improvements. The applicant's proportionate share of
stormwater and drainage improvements, including the installation,
relocation or replacement of storm drains, culverts, catch basins,
manholes, riprap, improved drainage ditches and appurtenances thereto
and relocation or replacement of other storm drainage facilities or
appurtenances associated therewith, shall be determined as follows:
[1]
The capacity and the design of the drainage system to accommodate
stormwater runoff shall be based on the standards specified in this
chapter, computed by the developer's engineer and approved by the
Municipal Engineer.
[2]
The capacity of the enlarged, extended or improved system required
for the subdivision and areas outside of the developer's tributary
to the drainage system shall be determined by the developer's engineer,
subject to approval of the Municipal Engineer. The plan for the improved
system shall be prepared by the developer's engineer and the estimated
cost of the enlarged system calculated by the Municipal Engineer.
The prorated share for the proposed improvement shall be computed
as follows:
|
Total cost of enlargement or improvement
|
Capacity of enlargement or improvement (peak-hour traffic)
| |
|---|---|---|
|
|
=
|
|
|
Developer's cost
|
Development peak-hour traffic to be accommodated
by the enlargement or improvement
|
(3)
Escrow accounts. Where the proposed off-tract improvement is to be
undertaken at some future date, the moneys required for the improvement
shall be deposited in an interest-bearing account to the credit of
the municipality in a separate account until such time as the improvement
is constructed. If the off-tract improvement is not begun within 10
years of deposit, all moneys and interest shall be returned to the
applicant.
Any developer, owner or other person who, prior to final approval,
transfers, sells or agrees to sell, as owner or agent, any land which
forms a part of a subdivision on which the approving authority is
required to act shall be subject to a fine not to exceed $1,000 or
to imprisonment for not more than 30 days, and each parcel, plot or
lot so disposed of shall be deemed a separate violation. In addition
to the foregoing, if the streets in the subdivision are not such that
a structure on said land in the subdivision would meet requirements
for a building permit, the municipality may institute and maintain
a civil action for injunctive relief or to set aside and invalidate
any conveyance made pursuant to such a contract or sale. In any such
action, the transferee, purchaser or grantee shall be entitled to
a lien upon the portion of the land from which the subdivision was
made that remains in the possession of the subdivider or his assigns
or successors, to secure the return of any deposit made or purchase
price paid, and also a reasonable search fee, survey expense and title
closing expense, if any. Any such action must be brought within two
years after the date of the recording of the instrument of transfer,
sale or conveyance of said land, or within six years if unrecorded.
