The preliminary plat shall be clearly and legibly drawn or reproduced
at a scale of not less than one inch equals 100 feet. Preliminary
plats shall be designed and drawn by a licensed state land surveyor.
The plat shall be designed in compliance with the provisions of this
article and shall show or be accompanied by the following information:
A. A key map showing the entire subdivision and its relation to surrounding
areas.
B. The tract name, Tax Map sheet, block and lot number, date, reference
meridian, graphic scale and the following names and addresses:
(1) Name and address of the record owner.
(2) Name and address of subscriber.
(3) Name and address of person who prepared map.
(4) Names and addresses of owners of adjoining properties within 200
feet of the extreme limits of the subdivision.
C. Acreage of tract to be subdivided to nearest tenth of an acre.
D. Lot lines and appropriate distances of proposed lots.
E. Sufficient elevations or contours to determine the general slope
and natural drainage of the land and the high and low points and tentative
cross sections and center-line profiles for all proposed new streets.
F. The location of existing and proposed property lines, streets, buildings,
watercourses, railroads, bridges, culverts, drainpipes and any significant
natural features, such as wooded areas and rock formations.
G. Plans of proposed utility layouts (sewers, storm drains, water, gas
and electricity) showing feasible connections to existing or any proposed
utility systems. When an individual water supply or sewage disposal
system is proposed, the plan for such system shall be approved by
the appropriate local, county or state health agency. When a public
sewage disposal system is not available, the developer shall have
percolation tests or soil log made and submit the results with the
preliminary plat. Any subdivision or part thereof which does not meet
with the established requirements of this article or other applicable
regulations shall not be approved by the appropriate local, county
or state health agency.
(1) For all major subdivisions, the developer shall arrange with the
serving utility for the underground installation of the utility's
distribution supply lines and service connections in accordance with
the provisions of the applicable standard terms and conditions incorporated
a part of its tariff as the same are now on file with the State Board
of Public Utility Commissioners and shall submit to the municipal
agency prior to the granting of final approval a written instrument
from each serving utility which shall evidence full compliance with
the provisions of this subsection, provided that lots in such subdivisions
which abut existing streets where overhead electric and telephone
distribution supply lines have theretofore been installed on any portion
of the streets involved may be supplied with electric and telephone
service from such overhead lines as existing extensions thereof, but
the service connections from the utility's overhead lines shall be
installed underground.
(2) All minor subdivisions shall be presented to the municipal agency in order to determine the necessity for, or the advisability of, installing underground utility services; if the municipal agency determines that the utility services shall be installed underground, then the developer shall comply with all the requirements as set forth in Subsection
G(1) of this section.
(3) Wherever the utility is not installed in the public right-of way,
an appropriate utility easement not less than 15 feet in width shall
be provided. A copy of any protective covenants or deed restrictions
applying to the land being subdivided shall be stated on the preliminary
plat.
H. A lot grading plan shall be prepared showing existing and final contours
at five-foot intervals for slopes averaging 10% or greater and at
two-foot intervals for land of lesser slope. There shall be indicated
on the plan final elevations proposed for the corners of each building
on the lot and at the setback line on the lot side lines. The proposed
first floor and garage floor elevations must also be shown. The lot
grading plan must show, in addition to the above, the proposed elevation
of the lowest opening, such as a basement window.
I. A stormwater control plan shall be prepared to include sufficient information to effectuate the intent and standards set forth in Article
IX, §
17-9.2U.
The final plat shall be drawn in ink on tracing cloth at a scale
of not less than one inch equals 100 feet and in compliance with all
the provisions of N.J.S.A. 46:26B-1 et seq. The final plat shall show
or be accompanied by the following:
A. Date, name and location of the subdivision, name of owner, graphic
scale and reference meridian.
B. Tract boundary lines, right-of-way lines of streets, street names,
easements and other rights-of-way, land to be reserved or dedicated
to public use, all lot lines and other site lines, with dimensions
and bearings. The length of each tangent lot line shall be shown to
the nearest hundredth of a foot and its bearing to the nearest 10
seconds. The plat shall carry a notation as to whether the bearings
are referred to true or to magnetic North, and if the latter, the
year in which they were taken. The radius, length of arc and central
angle of each curved lot line shall be shown.
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. Minimum building setback line on all lots and other sites.
E. Location and description of all monuments, which monuments shall
be referenced to permanent coordinated monuments if such exist within
reasonable distance.
F. Names of owners of adjoining unsubdivided land and names of adjoining
subdivisions, if any, and the case and number where recorded.
G. Certification by surveyor making such plat to the effect that the
plat is correct and accurate.
H. Certification that the developer is the 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 the
Borough, county or state, approval shall be certified on the plat.
J. Cross sections and profiles of streets, approved by the Borough Engineer,
shall be required to accompany the final plat.
K. Contours at five-foot intervals for slopes averaging 10% or greater
and at two-foot intervals for land of lesser slope.
L. Plans and profiles of storm and sanitary sewers and water mains.
M. Certification from Tax Collector that all taxes are paid to date.
Prior to the granting of final approval, the developer shall
have installed or shall have furnished performance guarantees for
the ultimate installation of the following:
A. Streets and curbs conforming to the conditions laid down in the provisions
of this Code relating to the acceptance of streets, roads, highways
and thoroughfares and the construction thereof.
B. No topsoil shall be removed from the site or used as spoil. Topsoil
moved during the course of construction shall be redistributed so
as to cover the cleared areas of the subdivision and shall be stabilized
by seeding or planting.
C. Monuments shall be of the size and shape required by N.J.S.A. 46:26B-3
and shall be placed in accordance with the statute.
D. Water mains, fire hydrants, culverts, storm sewers and sanitary sewers
or systems shall be properly connected with an approved system and
shall be adequate to handle all present and probable future development.
E. Street signs shall conform to already existing street signs in the
Borough and shall be placed at each street intersection.
F. Streetlights are to be installed by the utility company at each street
intersection and at such other points so that the distance between
lights shall not exceed 500 feet. The cost of such installation shall
be borne by the developer.
G. Where required by the municipal agency, not fewer than two new shade
trees shall be installed on each lot no closer than 25 feet to any
existing or proposed streetlight or street intersection and installed
in the front of the lot between the building and the street right-of-way
area and in a line with other trees planted on the same side of the
same street and shall be installed so as not to interfere with utilities,
roadways, school ways, or sidewalks. Trees shall be nursery grown
stock not less than 2 1/2 inches in diameter, planted and staked
in a manner approved by the Shade Tree Committee. Trees shall be of
the following species: sugar maple, willow oak, red oak, scarlet oak,
pin oak, sweet gum, gingko (male only), Japanese pagoda tree, thornless
sunburst honey locust, Norway maple, Norway red, and columnar maple.
All trees not surviving after one growing season shall be replaced
by the developer. Other species may be proposed in writing to the
municipal agency for its approval.
H. Underground gas, electric, telephone and television cable lines.
I. Soil erosion and sediment control devices of a permanent or temporary
nature.
J. The developer shall be required to install and place adequate sidewalks
along all or some of the proposed streets and, if the subdivision
is on an existing street, to install such adequate sidewalks along
such street as recommended by the municipal agency and approved by
the governing body, having regard for the traffic problems and the
safety of the residents, as it may deem necessary.
The subdivision plat shall conform to design standards that
will encourage good development patterns within the municipality.
Where either or both an Official Map or Master Plan has or have been
adopted, the subdivision shall conform to the proposals and conditions
shown thereon. The streets, drainage rights-of-way, school sites,
public parks and playgrounds shown on an officially adopted Master
Plan or Official Map shall be considered in approval of subdivision
plats. Where no Master Plan or Official Map exists, streets and drainage
rights-of-way shall be shown on the final plat in accordance with
N.J.S.A. 40:55D-44 and shall be such as to lend themselves to the
harmonious development of the Borough and enhance the public welfare
in accordance with the design standards established in this chapter.
A stormwater control plan shall be prepared to include sufficient
information to effectuate the intent of this section and the standards
set forth therein.
A. Statement
of intent.
(1) It
is found that the rivers and streams within the Borough of Lincoln
Park are subject to recurrent flooding, that such flooding endangers
life and damages public and private property, that this condition
is aggravated by encroachments in the floodplain, that all development
within the floodplain contributes to the condition by decreasing flood
storage volume and that the most appropriate method of alleviating
such condition is through regulation of such development and encroachments.
It is therefore determined that the special and paramount public interest
in the floodplain justifies the regulation of land use located in
the floodplain and regulation of storm drainage for the entire municipal
area.
(2) The
areas of special flood hazard identified by the Federal Emergency
Management Agency in the Flood Hazard Boundary Map and Flood Insurance
Rate Map for the Borough of Lincoln Park are available in the Department
of Engineering and Development for use in determining status of the
flood zone relative to particular properties. The New Jersey Department
of Environmental Protection provides additional floodplain information
and grants permits pursuant to appropriate state statutes.
B. Stormwater
control and runoff control standards shall be as follows:
(1) The
rate and/or velocity of stormwater runoff from said area shall not
be increased over that which occurs under existing conditions.
(2) The
drainage of adjacent areas shall not be adversely affected.
(3) Soil
erosion during or after development shall not increase over that which
naturally occurs.
(4) If
applicable, soil absorption and groundwater recharge capacity of the
area shall not be decreased below that which occurs under existing
conditions.
(5) The
natural drainage pattern of the area is not significantly altered.
(6) In
order to duplicate as nearly as possible natural drainage conditions,
regulation and control of stormwater runoff for any land area to be
developed shall be through absorption systems, and the total of the
detained water and absorbed water shall as nearly as possible equal
existing conditions.
(7) The
design storm required to meet the specific conditions of various areas
of the Borough may vary; therefore, site-specific facility design
acceptable to the municipality should be prepared.