Township of Monroe, NJ Article XI Plat Details

§ 108-11.1 Minor subdivisions.

A. Required documents. Prior to issuance of a certificate of completeness or scheduling of a minor subdivision for public hearing, the Planning Board Subdivision Committee or Board of Adjustment shall determine that the following have been submitted in proper form:

(1) A certificate of title, which may be on the plat (signed by the owner and notarized) or in a letter form, signed by a member of the New Jersey Bar, by a title officer or authorized agent of a title insurance company licensed to do business in the State of New Jersey, which certificate shall confirm that the owner of the premises in question is the owner as shown on the plat.

(2) The Township Engineer's report.

(3) An application for State wetlands approval, where required.

(4) Other submittals that may be required by the Township Engineer, Planning Board or Board of Adjustment, or Federal, State, County or municipal law.

(5) The application for development for a minor subdivision shall include a request for the granting of any variances required.

(6) Required application fees as set forth in Article XV.

(7) 15 copies of a completed application form.

(8) 15 copies of a plat and attachments meeting the requirements set forth below.

(9) Proof of service of notice in conformance with this article.

B. Plat requirements.

(1) General requirements. The plat for a minor subdivision shall be drawn at a scale of not less than 50 feet to the inch, shall conform to the provisions of the New Jersey Map Filing Law (N.J.S.A. 46:23-9.9 et seq.) and shall include or be accompanied by the information specified below:

(a) All dimensions, both linear and angular, of the exterior boundaries of the subdivision, and all lots and lands reserved or dedicated for public use shall balance, and their descriptions shall close within a limit of error of not more than one part in 10,000.

(b) The minor subdivision shall be based upon a current boundary survey prepared in accordance with N.J.A.C. 13:40-5.1, Preparation of Land Surveys, certified to the subdivider and prepared or recertified by a licensed professional land surveyor.

(c) Sheet size shall be no larger than twenty-four by thirty-six inches (24 x 36). All sheets must be folded with title block showing.

(2) Title block. A title block shall appear on all sheets in the lower right hand corner and include:

(a) A title to read "Minor Subdivision."

(b) The name of the subdivision, if any.

(c) The date of the original and all revisions.

(d) Application number, when assigned, above the title block.

(3) Detailed information.

(a) A key map [at a scale of not less than one inch equals one thousand (1"=1,000') feet] showing the location of the tract to be subdivided with reference to surrounding areas, existing streets which intersect or border the tract, the names of all such streets and any zone district boundaries and Township boundaries which are within 500 feet of the subdivision.

(b) The names of all owners of and property lines of parcels adjacent to the land to be subdivided, including properties across the street, as shown by the most recent records of the Township.

(c) All zone district boundaries, Township borders, existing public easements, Tax Map lot and block numbers, watercourses, floodways and flood hazard areas within 200 feet and both the width of the paving and the width of the right-of-way of each street within 200 feet of the subdivision.

(d) All existing structures, with an indication of those which are to be destroyed or removed and the front, rear and side yard dimensions of those to remain, referenced to proposed lot lines.

(e) All proposed public easements or rights-of-way with bearing and distances and the purposes thereof.

(f) The existing systems of drainage of the subdivision and of any larger tract of which it is a part, together with information on how it is proposed to dispose of surface drainage, where required by the Township Engineer.

(g) All proposed lot lines and the areas of all lots in square feet. The areas and dimensions specified shall be shown to the nearest hundredth of a square foot or hundredth of a linear foot.

(h) The north arrow.

(i) Written and graphic scales.

(j) A copy of any existing or proposed covenants or deed restrictions applying to the land being subdivided or certification that none exists.

(k) Proposed lot and block numbers as assigned by the Township Tax Assessor in accordance with the digitized lot numbering system specifications promulgated by the New Jersey Division of Taxation.

(l) Such other information as the municipal agency may require or request during the review of the application for classification and approval as a minor subdivision.

(m) The Tax Map sheet, block and lot number(s) of the tract to be subdivided as shown on the latest Township Tax Map, the date of which shall also be shown.

(n) The acreage of the tract being subdivided to the nearest hundredth of an acre.

(o) The names and addresses of the owner and subdivider so designated.

(p) The name, signature, address and license number of the land surveyor who prepared the map and made the survey. The plat shall bear the embossed seal of said land surveyor.

C. Action on minor subdivision application.

(1) By the Planning Board. If an application is referred to the Planning Board, the Board will take action within 45 days of the date of submission of a complete application.

(2) By the Zoning Board of Adjustment. If an application for classification and approval as a minor subdivision is before the Board of Adjustment, it may be classified and approved as a minor subdivision with or without conditions. If such action is simultaneous with action on a variance N.J.S.A. 40:55D-70d.

(3) Time limits for minor subdivision approvals. Minor subdivision approvals shall be granted or denied within 45 days of the date of submission of a complete application to the Administrative Officer or within such further time as may be consented to by the applicant. Approval of a minor subdivision shall expire 190 days from the date of Planning Board approval unless within such period a plat in conformity with such approval and the provisions of the Map Filing Law, or a deed clearly describing the approved minor subdivision, is filed by the developer with the County Recording Officer, the Township Engineer and the Tax Assessor. Any such plat or deed must be signed by the Chairman and Secretary of the Board before it will be accepted for filing by the County Recording Officer.

D. Conditions of approval. Any approval of an application for development for a minor subdivision granted by the Planning Board or Board of Adjustment shall be subject to the following conditions being satisfied prior to the signing of the plat or deed or the issuance of a building permit:

(1) Installation of or posting of performance guaranties for the installation of any improvements required by the Board.

(2) Payment of any outstanding real estate taxes and property improvement assessments.

(3) Middlesex County Planning Board approval, if not previously granted.

(4) Monroe Township Utilities Authority approval, if not previously granted.

(5) Submission of additional prints of the plat map and attachments for distribution, if required.

(6) Any other conditions contained in the Resolution of Approval.

E. Certification. In the event that the application for development for a minor subdivision is approved, a certification to that effect in this form:

Classified and approved as a minor subdivision by the Township of Monroe Planning Board (Board of Adjustment) on ___________________________
	Chairman
Attest:
Secretary	Date
This plat (or a deed describing this subdivision) must be filed in the office of the Clerk of Middlesex County on or before ______________________ which date is 190 days after approval as a minor subdivision by the Township of Monroe Planning Board (Board of Adjustment).
	Secretary
	Township Engineer

shall be endorsed as the minor subdivision, and the original reproducible thereof shall be provided to the Board by the applicant. Said original shall be signed by the Chairman, Secretary and Township Engineer after they receive certification from the Administrative Officer that all conditions of approval have been satisfied. After signature, the subdivision plat shall be reproduced as provided in this article and the signed original shall be returned to the applicant.

§ 108-11.2 Minor site plans.

A. Required documents. Prior to issuance of a certificate of completeness, the Planning Board Site Plan Committee or Board of Adjustment Site Plan Committee shall determine that the following have been submitted in proper form. The Administrative Officer may schedule a minor site plan for consideration by the municipal agency upon submission of the following:

(1) A certificate of title, which may be on the plat (signed by the owner and notarized) or in a letter form, signed by a member of the New Jersey Bar, by a title officer or authorized agent of a title insurance company licensed to do business in the State of New Jersey, which certificate shall confirm that the owner of the premises in question is the owner as shown on the plat.

(2) The Township Engineer's report.

(3) An application for State wetlands approval, where required.

(4) Other submittals that may be required by the Township Engineer, Planning Board or Board of Adjustment, or federal, state, county or municipal law.

(5) The application for development for a minor site plan shall include a request for the granting of any variances required.

[Amended 7-2-01 by Ord. No. 0-7-2001-027]

(6) Required application fees as set forth in Article XV.

(7) 15 copies of a completed application form.

(8) 15 copies of a plat and attachments meeting the requirements set forth below.

(9) Proof of service of notice in conformance with this article.

(10) The report and recommendation of the Conservation Officer after his inspection of the trees on the site.

[Added 7-2-01 by Ord. No. 0-7-2001-027]

B. Plan requirements. The plan shall include:

(1) General requirements.

(a) Any minor site plan presented to the municipal agency for its approval shall be drawn, signed and appropriately sealed by an architect, professional engineer, land surveyor and/or a professional planner licensed to practice in the State of New Jersey.

(b) Site plans shall not be drawn at a scale smaller than one inch equals fifty (1"=50') feet nor larger than one inch equals ten (1"=10') feet. If the size of the site would require the use of multiple then the entire site shall be on one sheet with the detailed information of the site plan, which sheets shall be keyed to an overall plan of the site drawn at a scale of not less than one inch equals two hundred (1"=200') feet.

(c) The site plan shall be based on a current, certified boundary survey prepared in accordance with N.J.A.C. 13:40-5.1, Preparation of Land Surveys. The date of the survey and the name, signature and license number of the professional land surveyor making the same shall be shown on the map.

(d) Topographic survey with contour interval not less than one foot based upon National Geodetic Vertical Datum of 1929 (NVGD - 1929). A permanent benchmark shall be shown on the minor site plan.

(e) All sheets must be folded with title block showing.

(2) Title block. The title block shall appear on all sheets in the lower right hand corner and include:

(a) The title of "Minor Site Plan."

(b) The name of the development, if any.

(c) The date of the original and all revisions.

(d) Application number, when assigned above the title block.

(3) A schedule shall be placed on the site plan indicating:

(a) The acreage of the tract and site (the portion of the tract involved in the site plan).

(b) The floor area of the existing and proposed building, listed separately.

(c) The proposed use or uses and the floor area devoted to each use.

(d) The zone district in which the site is located.

(e) Proposed and required lot dimensions and front, rear and side setbacks.

(f) Provided and required off-street parking spaces.

(g) Square footage and percentage of the site retained in unoccupied open space.

(h) The north arrow and written and graphic scales.

(i) Sufficient spot elevations (United States Coastal Geodetic Survey datum) and/or contour lines to indicate the proposed system of surface drainage and the relationship of proposed grading to the land surrounding the site.

(j) The tops of the banks and boundaries of the floodways and flood hazard areas of all existing watercourses, where such have been delineated, or the limits of alluvial soils, where the boundaries of floodways and flood hazard areas have not been determined and/or such other information as may assist the Planning Board in the determination of floodway and flood hazard area limits.

(k) Paving and right-of-way widths of existing streets within 200 feet of the site.

(l) The boundary, nature and extent of the wooded areas, swamps, bogs and ponds within the site and within 200 feet thereof. Any specimen trees 12 inches or larger on the site as measured at four feet above the base shall be located and identified by species name.

(m) A key map [at a scale of not less than one inch equals one thousand (1"=1,000') feet] showing the location of the site with reference to surrounding areas, existing streets, the names of all such streets and any zone district boundaries or Township boundaries which are within 500 feet of the subdivision.

(n) The following shall also be required unless the Administrative Officer determines that they are not necessary to provide a full understanding of the application:

[1] Existing, at the point of connection and all proposed, manholes, sewer lines, waterlines, fire hydrants, utility poles and all other topographical features of a physical or engineering nature within the site and within 50 feet thereof.

[2] All existing structures on the site and within 50 feet thereof, including their use thereof and indicating those to be destroyed or removed and those to remain.

[3] The location, use, finished grade level, ground coverage, first floor and basement elevations, front, rear and side setbacks of all buildings and other pertinent improvements.

[4] Existing and proposed public easements or rights-of-way and the purposes thereof.

[5] Zone district boundaries and Tax Map sheet, lot and block numbers and the names of owners of all properties across any street from or within 50 feet of the site.

[6] The capacity of off-street parking areas and the location and dimensions of all access drives, aisles and parking stalls.

[7] The location and size of proposed loading docks.

[8] The location of curbs and sidewalks.

[9] Cross section(s) showing the composition of pavement areas, curbs and sidewalks.

[10] An exterior lighting plan, including the location, direction of illumination, amount of illumination expressed in horizontal footcandles, wattage and drawn details of all outdoor lighting standards and fixtures.

[11] A landscaping and screening plan showing the location, type, spacing and number of each type of tree or shrub and the location, type and amount of each type of ground cover to be utilized and planting details for trees, shrubs and/or ground cover.

[12] The location of signs and drawn details showing the size, nature of construction, height and content of all signs.

[13] Drawn details of the type of screening to be utilized for refuse storage areas, outdoor equipment and bulk storage areas.

[14] Floor plans and building elevation drawings of any proposed structure or structures, or existing structures to be renovated.

[15] A written description of the proposed operations in sufficient detail to indicate the effects of the use in producing traffic congestion, noise, glare, air pollution, fire hazards or safety hazards. The written description of the use, the number of shifts to be worked, the number of employees in each shift, the number of vehicles to be stored or parked on the site and provisions to be made for site maintenance.

[16] Such other information as the municipal agency and/or the Township Engineer may request during site plan review.

(o) The Tax Map sheet, block and lot number of the site, as shown on the latest Tax Map, the date of which should also be shown.

(p) The names and addresses of the owner and developer so designated.

(q) The name(s), signature(s), address(s) and license number(s) of the engineer, architect, land surveyor or planner who prepared the plat and their embossed seal.

(r) If the site plan contains more than one sheet, each sheet shall be numbered and titled.

(s) Location on the property of all trees, specifically indicating the following:

[Added 7-2-01 by Ord. No. 0-7-2001-027]

[Note: Any preliminary plat of a minor site plan which is governed by N.J.A.C. 5:21-1.5 of the Residential Site Improvement Standards Act shall be entitled to the exemption provisions of Section 97-8 of the Ordinance governing the preservation, protection, maintenance and removal of trees of the Monroe Township Code.[1]]

[1] The plan shall indicate all tree(s) to be removed, specifically by an assigned number, and the caliper of each tree.

[2] The plan shall indicate all tree(s) to remain and proposed replacement trees, specifically by an assigned number.

[Amended 4-1-02 by Ord. No. 0-4-2002-012]

[3] In lieu of [1] and [2], for any clearing greater than three acres, or where determined to be appropriate by the Conservation Officer for any clearing of less than three acres where the property is heavily wooded, a representative 5% sampling of the wooded areas proposed to be cleared shall be inventoried. The representative 5% shall be determined by agreement between the Conservation Officer and the applicant, provided that all specimen trees shall be indicated on the plan.

[4] All reasonable efforts shall be made to preserve specimen trees, including but not limited to, if feasible, relocation of infrastructure, roadways, and buildings. Removal of specimen trees shall require the specific written recommendation of the Conservation Officer to the Board and approval of the Township Council.

[Amended 4-1-02 by Ord. No. 0-4-2002-012].

[5] The plan shall indicate a limit of disturbance line (i.e., where a four foot high standard wood snow fence will be erected if recommended by the Conservation Officer.)

[1] Editor's Note: Ordinance No. 0-6-2001-026, regarding the preservation of trees is codified as Chapter 97 of the Code of the Township of Monroe.

C. Conditions of approval. Any approval of an application for development for a minor site plan granted by the municipal agency shall be subject to the following conditions being satisfied prior to the signing of the site plan or issuance of a building permit:

(1) Installation and approval or posting of performance guaranties for the installation of those improvements which are necessary to protect adjacent property and public interest in the event development of the site was not completed.

(2) Payment of any outstanding real estate taxes and property improvement assessments.

(3) Final Middlesex County Planning Board approval, if not previously granted.

(4) Monroe Township Utilities Authority approval, if not previously granted.

(5) Submission of additional prints of the plat map and attachments for distribution, if required.

(6) Filing of an appropriate instrument with the Middlesex County Clerk consolidating the lots constituting the site, if required.

(7) Any other conditions contained in the Resolution of Approval.

(8) All trees removed in connection with a minor site plan approval shall be replaced on site. Where an applicant is unwilling or unable to replace trees on the site in a sufficient number to match those being removed, then the applicant shall proceed in accordance with Section 97-7 and 97-8 of the Tree Removal Ordinance.

[Added 7-2-01 by Ord. No. 0-7-2001-027]

(9) Payment of any and all fees, or replacement tree costs, pursuant to Section 97-5 and 97-7 of the Tree Removal Ordinance.

[Added 7-2-01 by Ord. No. 0-7-2001-027]

D. Certification. In the event that the application for development for a minor site plan is approved, a certification to that effect in this form:

Approved as a minor site plan by the Monroe Township Planning Board (Board of Adjustment) on ___________________________
	Chairman
Attest:
Secretary	Date
Township Engineer	Date

shall be endorsed on the site plan and the original reproducible thereof shall be provided to the Planning Board by the applicant. Said original shall be signed by the Chairman, Secretary and Township Engineer of the municipal agency after they receive certification from the Administrative Officer (Planning Board or Board of Adjustment Secretary) that all conditions of approval have been satisfied. After signature, the site plan shall be reproduced as provided for in this article, and the signed original shall be returned to the applicant.

E. Time limit and effect of approval. Minor site plan approvals shall be granted or denied within 45 days of the date of submission of a complete application to the Administrative Officer (Planning Board Secretary) or within such further time as may be consented to by the applicant. Minor site plan approval shall confer upon the applicant the right that the general terms and conditions upon which minor site plan approval was granted shall not be changed for a period of two years. The approval of a minor site plan shall expire two years after the date of approval if a building permit or, where a building permit is not required, a certificate of occupancy has not been obtained.

§ 108-11.3 Preliminary plat of major subdivisions.

A. Required documents. Prior to issuance of a certificate of completeness, the Planning Board, Zoning Board of Adjustment, or Subdivision Committee shall determine that the following has been submitted in proper form. The Subdivision Committee may recommend a preliminary plat of a major subdivision for public hearing upon submission of the following items:

(1) A certificate of title, which may be on the plat (signed by the owner and notarized) or in a letter form, signed by a member of the New Jersey Bar, by a title officer or authorized agent of a title insurance company licensed to do business in the State of New Jersey, which certificate shall confirm that the owner of the premises in question is the owner as shown on the plat.

(2) The Township Engineer's report.

(3) An application for State wetlands approval, where required.

(4) Other submittals that may be required by the Township Engineer, Planning Board or Board of Adjustment, or Federal, State, County or municipal law.

(5) The application for development for a minor subdivision shall include a request for the granting of any variances required.

(6) Required application fees as set forth in Article XV.

(7) 15 copies of a completed application form.

(8) 15 copies of a plat and attachments meeting the requirements set forth below.

(9) Proof of service of notice in conformance with this article.

(10) All plans must be folded.

B. Plat requirements.

(1) General requirements. All plats containing proposals or designs for drainage, streets and subdivision layouts shall be prepared by a professional engineer licensed to practice in the State of New Jersey and shall bear the address, signature, embossed seal and license number of said professional engineer. The preliminary plan shall not be drawn at a scale smaller than one inch equals fifty (1"=50') feet nor larger than one inch equals ten (1"=10') feet. If the size of the site would require the use of more than one sheet in order to show the entire site on one sheet, the detailed information for the plat shall be shown in sections not larger than thirty-six by twenty-four (36 x 24) inches, which sheets shall be keyed to an overall plan of the site drawn at a scale of not less than one inch equals two hundred (1"=200') feet. The preliminary plan shall be based on a current, certified boundary survey prepared in accordance with N.J.A.C. 13:40-5.1, Preparation of Land Surveys. The date of the survey and the name, signature and license number of the professional land surveyor making the same shall be shown on the map.

(2) Title block. The title block shall appear on all sheets in the lower right hand corner and include:

(a) A title to read "Preliminary plat - major subdivision."

(b) The name of the subdivision, if any.

(c) The date of the original and all revisions.

(d) The name, signature, address and license number of the land surveyor who prepared the map. (The plat shall bear the embossed seal of said land surveyor.)

(e) Application number, when assigned above the title block.

(3) A key map [at a scale of not less than one inch equals one thousand (1"=1,000') feet] showing the location of the tract to be subdivided with reference to surrounding areas, existing streets which intersect or border the tract, the names of all such streets and any zone district boundaries and Township boundaries which are within 500 feet of the subdivision.

(4) A schedule shall be placed on the map indicating the acreage of the tract, the number of lots, the zone district, the minimum required lot areas, setbacks, yards and dimension.

(5) Zone district boundaries, Township borders and the names of all owners, lot and block numbers and property lines of parcels within 200 feet of the land to be subdivided, including properties across the street, as shown by the most recent records of the Township or of the municipality of which the property is a part.

(6) The preliminary plat shall be based on a current certified boundary survey as required above with sufficient lines of the adjoining tracts surveyed to establish any overlap or gap between the adjoining boundary lines and the boundary lines of the tract in question and prepared in accordance with N.J.A.C. 13:40-5.1, Preparation of Land Surveys. The date of the survey and the name of the person making the same shall be shown on the map.

(7) Contours. Existing one foot interval contours based on National Geodetic Vertical Datum - 1929 (NGVD - 1929). A permanent benchmark shall be shown on the plan. (MSL=O) shall be shown extending a minimum of 100 feet behind the boundary of the tract in question and shall be certified by a New Jersey licensed land surveyor or professional engineer as to accuracy except that where the slopes exceed five percent, (5%), a two foot interval may be used, and if the slopes exceed 10%, a five foot interval is permissible. The source of elevation datum base shall be noted. If contours have been established by aerial photography, a check profile shall be made on the boundary line of the tract and certified by a New Jersey licensed land surveyor.

(8) All existing streets, public easements, water-courses, floodways and flood hazard areas within the proposed subdivision and within 200 feet of the boundaries thereof, including both the width of the paving and the width of the right-of-way of each street within 200 feet of the subdivision.

(9) All existing structures, an indication of those which are to be destroyed or removed and the front, rear and side yard dimensions of those to remain.

(10) The boundaries, nature, extent and acreage of wooded areas and other important physical features, including swamps, bogs and ponds within the proposed subdivision and within 200 feet thereof.

(11) The layout of the proposed subdivision drawn in compliance with the provisions of this chapter.

(12) All proposed public easements or rights-of-way by metes and bounds and the purposes thereof and proposed streets within the proposed subdivision. The proposed streets shall show the right-of-way and proposed pavement width.

(13) The existing systems of drainage of the subdivision and of any larger tract of which it is a part, together with information on how it is proposed to dispose of surface drainage.

(14) The acreage of the drainage area (or areas) of each natural or man-made watercourse traversing the subdivision, including the area within the subdivision and the area upstream from the subdivision.

(15) All proposed lot lines and the areas of all lots in square feet. The areas and dimensions specified should be accurate to within minus zero percent.

(16) The north arrow and basis therefor and written and graphic scales.

(17) Preliminary utility layouts showing methods of connection and sources of service. Prior to public hearing for a preliminary subdivision plat, the developer shall provide written certification that he has contacted the involved servicing utility companies and has received their detailed specific installation standards. It will be the developer's responsibility to then integrate the various design standards and achieve optimum coordinated design.

(18) The proposed location and area, in acres or square feet, of all proposed common open space areas.

(19) The types and locations of all stakes, marks or flagged points, if any, placed on the property to aid in on-site inspections. The Board may require that the marks or stakes, as a minimum, be placed at the intersection of all lines of the tract boundary with existing streets, at the center of all culs-de-sac, at all internal street intersections, along street tangents, at intervals not exceeding 500 feet and at such additional locations as the Board may deem necessary. The locations indicated on the plat shall be accurate within plus or minus 10 feet. Any traverse lines cut out and/or marked on the site shall be shown on the plan. If such on-site points, as above discussed, have not been established at the time of submission of a tentative plat, the Board may give the subdivider 15 days' notice of the date of any proposed site inspection by the Board, so the points can be set.

(20) The tentative plat shall show, on the property to be subdivided and within 200 feet of that property, all existing paper streets, dirt roads, paved streets, curbs, manholes, sewer lines, water and gas pipes, utility poles, ponds, wetlands and all other topographical features of a physical or engineering nature.

(21) Preliminary on-site grading and drainage plan.

(a) The preliminary plat shall show or be accompanied by a preliminary grading and drainage plan which shall show locations of all existing and proposed drainage swales and channels, retention-recharge basins, the scheme of surface drainage and other items pertinent to drainage, including the approximate proposed grading contours at one foot intervals, except that if slopes exceed 5%, a two foot interval may be used, and if they exceed 10%, a five foot interval is permissible. Datum shall be datum (MSL = 0), and the source of datum shall be noted.

(b) The plan shall outline the approximate area contributing to each inlet.

(c) All proposed drainage shall be shown with preliminary pipe type and sizes, invert elevations, grades and direction of flow. The direction of flow of all surface water and all watercourses shall be shown.

(d) The preliminary grading and drainage plan shall be accompanied by drainage calculations made in accordance with standards in this chapter.

(22) Preliminary off-site drainage plan. The preliminary plat shall also be accompanied by a preliminary off-site drainage plan prepared in accordance with the following standards:

(a) The plan shall consist of an outline of the entire drainage basin in which the property to be subdivided is located. The terminus of the basin and existing ground contours or other basis for determining basin limits shall be shown.

(b) Pertinent off-site existing drainage, which receives or discharges runoff from or onto the site, shall be shown with elevations of inverts, pipe types and sizes or other appropriate physical data for open or nonpipe conduits.

(c) To the extent that information is available and may be obtained from the County or Township Engineer(s), any existing plans for drainage improvements shall be shown.

(d) In the event that a temporary drainage system is proposed, tentative plans of that system shall be shown.

(23) Boring logs. The reviewing agency, upon a report from the Township Enforcement, shall determine that fewer boring logs are required or that some or all of the boring logs may be deferred to the final plat stage, the preliminary plat shall be accompanied by a set of boring logs and soil analyses for borings made in accordance with the following requirements:

(a) Borings taken shall be between January 1 and April 30 and spaced evenly throughout the tract.

(b) One boring not less than 15 feet below the proposed grade or 20 feet minimum depth shall be made for every five acres, or portion thereof, of land within a tract where the water table is found to be 10 feet or more below the proposed or existing grade at all boring locations.

(c) One additional boring shall be made per acre, or portion thereof, in those areas where the water table is found to be less than 10 feet below the proposed or existing grade.

(d) In addition to the above, in those areas where the water table is found to be five feet or less below the existing or proposed grade, two additional borings per acre, or portion thereof, will be required. If construction of homes with basements is contemplated, at least one boring will be located on each lot within the building set-back lines.

(e) Boring logs shall show soil types and characteristics encountered, groundwater depth, the methods and equipment used, the name of the firm making the borings and the name of the person in charge of the boring operation. The boring logs shall also show surface elevations to the nearest 0.1 of a foot.

(f) Based on the borings, the preliminary plat shall clearly indicate all areas having a water table within two feet of the existing surface of the land, or within two feet of proposed grade, or all areas within which two feet or more of fill is contemplated or has previously been placed.

(24) The location, dimensions, area and disposition of any park and recreation areas shall be shown and noted on the preliminary plat and shall be subject to the approval of the Board.

(25) Sectionalization and staging plans. The preliminary sectionalization and staging plan showing the following:

(a) If the subdivision is proposed to be filed for final approval in sections, the plan shall show each such section and the anticipated date of filing for each section. The staging of the various sections in the subdivision shall be such that if development of the subdivision were to be discontinued after the completion of any section, the developed portion of the subdivision would be provided with adequate street drainage and utility systems. The size and staging of the section in a subdivision shall be established to promote orderly development and shall be subject to the approval of the Board.

(b) The sectionalization and staging plan shall identify for each lot or group of lots in the subdivision those improvements that will be completed prior to application for certificates of occupancy. The plan should demonstrate that the staging of construction will minimize adverse effects upon occupied buildings in the subdivision and adjoining properties.

(26) If the Planning Board or Board of Adjustment, Shade Tree Commission or Environmental Commission determines that existing trees located on the site may have an effect on the proper layout of the subdivision, it may be required that the location, caliper and type be shown on the plat for the following:

(a) Living deciduous trees having a trunk of four inches diameter or more measured at four feet above grade.

(b) All living coniferous trees having a trunk of four inches or more diameter measured at four feet above grade.

(27) The location of proposed depressed pedestrian ramps and other facilities for the handicapped.

(28) Such other information as the Board and/or Township Engineer may require or request during the review of the preliminary plat.

C. Conditions of approval.

(1) Any approval of an application for development for a minor subdivision granted by the Planning Board or Board of Adjustment shall be subject to the following conditions being satisfied prior to the signing of the plat or deed or the issuance of a building permit:

(a) Installation of or posting of performance guaranties for the installation of any improvements required by the Board.

(b) Payment of any outstanding real estate taxes and property improvement assessments.

(c) Middlesex County Planning Board approval, if not previously granted.

(d) Monroe Township Utilities Authority approval, if not previously granted.

(e) Submission of additional prints of the plat map and attachments for distribution, if required.

(f) Any other conditions contained in the Resolution of Approval.

(2) The Board may also condition its preliminary approval upon the applicant providing for certain revisions or additions on the final plat submission.

D. Certification. In the event that the application for development for a preliminary plat of a major subdivision is approved, a certification to that effect in this form:

Approved as a preliminary plat of a major subdivision by the Monroe Township Planning Board (Board of Adjustment) on ___________________________
	Chairman
Attest:
Secretary	Date
Township Engineer	Date

shall be endorsed on the preliminary plan and the original reproducible thereof shall be provided to the Board by the applicant. Said original shall be signed by the Chairman, Secretary of the Board and Township Engineer after they receive certification from the Administrative Officer (Planning Board Secretary) that all conditions of approval have been satisfied. After signature, the preliminary plat shall be reproduced as provided for in this chapter, and the signed original shall be returned to the applicant.

E. Time limits for preliminary approval.

(1) Upon submission of a complete application to the Administrative Officer (Planning Board Secretary) for a subdivision of 10 or fewer lots, the Planning Board shall grant or deny preliminary approval within 45 days of the date of such submission or within such further time as may be consented to by the developer. Upon submission of a complete application to the Administrative Officer (Planning Board Secretary) for a subdivision of more than 10 lots, the Planning Board shall grant or deny preliminary approval within 95 days of the date of such submission or within such further time as may be consented to by the developer. Otherwise, the Planning Board shall be deemed to have granted preliminary approval of the major subdivision.

(2) Approval of a preliminary plat shall confer upon the applicant the rights set forth in N.J.S.A. 40:55D-49.

F. Effects of preliminary approval.

(1) Preliminary approval of a major subdivision shall, except as otherwise provided herein, confer upon the applicant the following rights for a three year period from the date of the preliminary approval:

(a) That the general terms and conditions on which preliminary approval was granted shall not be changed, including but not limited to use requirements; layouts and design standards for streets, curbs and sidewalks, except that nothing herein shall be construed to prevent the Township from modifying by ordinance such general terms and conditions of preliminary approval as relates to public health and safety.

(b) That the applicant may submit for final approval on/or before the expiration date of preliminary approval the whole or a section or sections of the preliminary subdivision plat or site plan, as the case may be.

(c) That the applicant shall apply for and the Planning Board may grant extensions of such preliminary approval for additional periods of at least one year, but not to exceed a total extension of two years, provided that if the design standards have been revised by ordinance, such revised standards shall govern.

(2) In the case of a subdivision of 50 acres or more, the Planning Board may grant the rights referred to in this article for such period of time, longer than three years, as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval, economic conditions and the comprehensiveness of the development. The applicant may apply for thereafter and the Planning Board may thereafter grant an extension to preliminary approval for such additional period of time as shall be determined by the Planning Board to be reasonable taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval; the potential number of dwelling units and nonresidential floor area of the section or sections awaiting final approval; economic conditions; and the comprehensiveness of the development, provided that if the design standards have been revised, such revised standards shall govern.

G. Improvements not to be installed. Approval of a preliminary plat shall not confer upon the developer the right to undertake any clearing, grading and/or to install any improvements prior to final plat approval unless it shall be determined by the Planning Board or Board of Adjustment and the Township Engineer that such clearing, grading and/or installation of improvements would not hinder future development or create physical or aesthetic problems in the event that further development of the subdivision is not undertaken and that required inspection fees have been paid and adequate performance guaranties have been posted to provide for the cost to the Township of performing work that may be necessary to protect adjacent property owners and the public interest in the event that such clearing, grading and/or installation of improvement is not completed and/or further development of the subdivision is not undertaken. Such performance guaranties shall include, but are not limited to, the cost to the Township of providing erosion control facilities, seeding or otherwise stabilizing the site, drainage facilities necessary to protect off-tract acres from flooding, screening or fencing that may be required and all improvements to be undertaken which are within existing public rights-of-way of easements.

§ 108-11.4 Preliminary plat of major site plan.

A. Required documents. Prior to issuance of a certificate of completeness, the Site Plan Committee shall determine that the following has been submitted in proper form. The Site Plan Committee may recommend a preliminary plat of a major site plan for public hearing upon submission of the following items:

(1) A certificate of title, which may be on the plat (signed by the owner and notarized) or in a letter form, signed by a member of the New Jersey Bar, by a title officer or authorized agent of a title insurance company licensed to do business in the State of New Jersey, which certificate shall confirm that the owner of the premises in question is the owner as shown on the plat.

(2) The Township Engineer's report.

(3) An application for State wetlands approval, where required.

(4) Other submittals that may be required by the Township Engineer, Planning Board or Board of Adjustment, or Federal, State, County or municipal law.

(5) The application for development for a minor subdivision shall include a request for the granting of any variances required.

(6) Required application fees as set forth in Article XV.

(7) 15 copies of a completed application form.

(8) 15 copies of a plat and attachments meeting the requirements set forth below.

(9) Proof of service of notice in conformance with this article.

(10) The report and recommendation of the Conservation Officer after his inspection of the trees on the site.

[Added 7-2-01 by Ord. No. 0-7-2001-027]

B. Plat requirements. The plat shall include:

(1) General requirements.

(a) Any preliminary plat of a major site plan presented to the Planning Board or Board of Adjustment for its approval shall be signed and appropriately sealed by an architect, professional engineer, land surveyor and/or professional planner licensed to practice in the State of New Jersey; provided, however, that sanitary sewer, water distribution and storm drainage plans and water and sewage treatment plans may only be signed for and sealed by a professional engineer.

(b) Site plans shall not be drawn at a scale smaller than one inch equals fifty (1" = 50') feet nor larger than one inch equals ten (1" = 10') feet. If the size of the site would require the use of more than one sheet in order to show the entire site on one sheet, the detailed information for the site plan shall be shown in sections not larger than thirty-six by twenty-four (36 x 24) inches, which sheets shall be keyed to an overall plan of the site drawn at a scale of not less than one inch equals two hundred (1" = 200') feet.

(c) The site plan shall be based on a current, certified boundary survey prepared in accordance with N.J.A.C. 13:40-5.1, Preparation of Land Surveys. The date of the survey and the name, signature and license number of the professional land surveyor making the same shall be shown on the map.

(2) Title block. The title block shall appear on all sheets in the lower right hand corner and include:

(a) The title to read "Preliminary plat - Major Site Plan."

(b) The name of the development, if any.

(c) The Tax Map sheet, block and lot number of the site, as shown on the latest Tax Map, the date of which should also be shown.

(d) The date of the original and all revisions.

(e) The names and addresses of the owner and developer so designated.

(f) The names, signatures, addresses and license numbers of the engineer, architect, land surveyor or planner who prepared the plat and their embossed seal(s).

(g) If the site plan contains more than one sheet, each sheet shall be numbered and titled.

(h) Application number, when assigned above the title block.

(3) A schedule shall be placed on the site plan indicating.

(a) The acreage of the tract and site (the portion of the tract involved in the site plan).

(b) The floor area of the existing and proposed building, listed separately.

(c) The proposed use or uses and the floor area devoted to each use.

(d) The zone district in which the site is located.

(e) Proposed and required lot dimensions and front, rear and side setbacks.

(f) Proposed and required off-street parking spaces.

(g) Square footage and percentage of the site retained in unoccupied open space and occupied by buildings.

(4) The north arrow and written and graphic scales.

(5) The tops of the banks and boundaries of the floodways and flood hazard areas of all existing watercourses, where such have been delineated, or the limits of alluvial soils, where the boundaries of floodways and flood hazard areas have not been determined and/or such other information as may assist the Planning Board in the determination of floodway and flood hazard area limits.

(6) Paving and right-of-way widths of existing streets within 200 feet of the site.

(7) The boundary, nature and extent of the wooded areas, swamps, bogs and ponds within the site and within 200 feet thereof.

(8) Existing and proposed manholes, sewer lines, fire hydrants, waterlines, utility poles and all other topographical features of a physical or engineering nature within the site and within 200 feet thereof.

(9) All existing structures on the site and within 200 feet thereof, including their use, indicating those to be destroyed or removed and those to remain.

(10) The location, use finished grade level, ground coverage first floor and basement elevations, front, rear and side setbacks of all existing buildings and other pertinent improvements.

(11) Existing and proposed public easements or rights-of-way and the purposes thereof.

(12) A grading plan showing existing and proposed grading contours at one foot intervals throughout the tract, except that if slopes exceed 5%, a two foot interval may be used, and if they exceed 10%, a five foot interval is permissible. Datum shall be National Geodetic Vertical Datum 1929 (NGVD - 1929) (MSL = 0), and the source of datum shall be noted. In addition to proposed grading contours, sufficient additional spot elevations shall be shown to clearly delineate proposed grading.

(13) On-site drainage plan.

(a) The drainage plan shall be presented in graphic form which shall clearly show the street and lot layout and those items which are pertinent to drainage, including existing and proposed contours as previously required.

(b) The plan shall outline each area contributing to each inlet.

(c) All proposed drainage shall be shown with pipe type and sizes, invert and grate or rim elevations, grades and direction of flow. The direction of flow of all surface waters and of all streams shall be shown.

(d) The drainage plan shall be accompanied by complete drainage calculations made in accordance with the standards set forth in this chapter.

(14) Off-site drainage plan. The plat shall also be accompanied by an off-site drainage plan prepared in accordance with the following standards:

(a) The plan shall consist of an outline of the entire drainage basin in which the site is located. The terminus of the basin and existing ground contours or other basis for determining basin limits shall be shown.

(b) Pertinent off-site existing drainage shall be shown with elevations of inverts and grates to the nearest 0.1 of a foot.

(c) To the extent that information is available and may be obtained from the County or Township Engineer(s), any existing plans for drainage improvements shall be shown.

(d) In the event that a temporary drainage system is proposed, full plans of that system shall be shown.

(e) The off-site drainage plans shall be accomplished by profiles of all proposed drainage, showing existing details, pipe sizes, types, inverts, crowns, slopes; all proposed structures and connections; and design hydraulic grade lines for all conduits designed to carry 40 or more cubic feet per second. Cross sections at intervals not exceeding 100 feet shall be shown for all open channels.

(15) If required by the municipal agency, centerline profiles of streets bordering the site, internal roadways and major circulation aisles showing:

(a) Existing and proposed final grades and slopes.

(b) Pipe sizes, slope, types, inverts and grate or rim elevation of drainage and sanitary sewerage facilities.

(16) Boring logs. Unless the municipal agency from a report of the Township Engineer shall determine that fewer boring logs are required or that some or all of the boring logs may be deferred to the final plat stage, the site plan shall be accompanied by a set of boring logs and soil analyses for borings made in accordance with the following requirements:

(a) Borings taken shall be between January 1 and April 30 and spaced evenly throughout the site.

(b) One boring not less than 15 feet below or 20 feet minimum depth shall be made for every five acres, or portion thereof, of land within a tract where the water table is found to be 10 feet or more below the proposed or existing grade at all boring locations.

(c) One additional boring shall be made per acre, or portion thereof, in those areas where the water table is found to be less than 10 feet below the proposed or existing grade.

(d) In addition to the above, in those areas where the water table is found to be five feet or less below the existing or proposed grade, two additional borings per acre, or portion thereof, will be required if construction of basements is contemplated. Borings shall be located such basements are proposed.

(e) Boring logs shall show soil types and characteristics encountered, groundwater depth, the methods and equipment used, the name of the firm, if any, making the borings and the name of the person in charge of the boring operation. The boring logs shall also show surface elevations to the nearest 0.1 of a foot.

(f) Based on the borings, the site plan shall clearly indicate all areas having a water table within two feet of the existing surface of the land, or within two feet of proposed grade, or all areas within which two feet or more of fill is contemplated or has previously been placed.

(17) Zone district boundaries and the Tax Map sheet, lot and block numbers and names of owners of all properties within 200 feet of the site.

(18) A key map, at a scale of not less than one inch equals 1,000 feet, showing the location of the site with reference to surrounding areas, existing streets, the names of all such streets and any zone district boundary or municipal boundary which is within 500 feet of the subdivision.

(19) The location, area, dimensions and proposed disposition of any area or areas of the site proposed to be retained as common open space, indicating the facilities to be provided in such areas.

(20) The capacity of off-street parking areas and the location and dimensions of all access drives, aisles and parking stalls. The location and treatment of existing and proposed entrances and exits to public rights-of-way, including the possible utilization of traffic signals, channelization, acceleration and deceleration lanes, additional width and any other device necessary for traffic safety and/or convenience and the estimated average number of passenger vehicles, single-unit trucks or buses, and semitrailers that will enter the site each day.

(21) Graphic depiction of the anticipated routes and details of the system of on-site vehicular and pedestrian circulation. The reviewing agency may require the developer to apply for the appropriate provisions of N.J.S.A. 39:1-1 et seq. governing motor vehicle operation made applicable to the site, thereby allowing municipal police regulation of traffic control devices, he shall submit a formal request and a detailed plan meeting the requirements of the New Jersey Department of Transportation. The Township Engineer will advise the developer regarding the details of such a plan.

(22) The location and size of proposed loading docks.

(23) The location of curbs and sidewalks.

(24) Cross sections showing the composition of pavement areas, curbs and sidewalks.

(25) An exterior lighting plan, including the location, direction of illumination, amount of illumination expressed in horizontal footcandles, wattage and drawn details of all outdoor lighting standards and fixtures.

(26) Landscaping and screening plan showing the location, type, spacing and number of each type of tree or shrub, the location, type and amount of each type of ground cover to be utilized and a plant list and planting details for trees, shrubs and/or ground cover.

(27) Location of signs and drawn details showing the size, nature of construction, height and content of all signs.

(28) Drawn details of the type of screening to be utilized for refuse storage areas, outdoor equipment and bulk storage areas.

(29) Floor plans and building elevation drawings of any proposed structure or structures, or existing structures to be renovated.

(30) The location of handicapped facilities, including parking spaces and ramps, where applicable.

(31) Location on the property of all trees, specifically indicating the following:

[Note: Any preliminary plat of a major site plan which is governed by N.J.A.C. 5:21-1.5 of the Residential Site Improvement Standards Act shall be entitled to the exemption provisions of Section 97-8 of the Ordinance governing the preservation, protection, maintenance and removal of trees of the Monroe Township Code provided, however, that any exemption pursuant to Section 97-8(2)(c) shall apply regardless whether the roadway or drainage facility is to be dedicated to a public entity or to remain privately owned by an association maintaining the areas of common ownership.]

[Amended 7-2-01 by Ord. No. 0-7-2001-027; 4-1-02 by Ord. No. 0-4-2002-012]

(a) The plan shall indicate all tree(s) to be removed, specifically by an assigned number, and the caliper of each tree.

(b) The plan shall indicate all tree(s) to remain, and proposed replacement trees, specifically by an assigned number.

[Amended 4-1-02 by Ord. No. 0-4-2002-012]

(c) In lieu of (a) and (b), for any clearing greater than three acres, or where determined to be appropriate by the Conservation Officer for any clearing of less than three acres where the property is heavily wooded, a representative 5% sampling of the wooded areas proposed to be cleared shall be inventoried. The representative 5% shall be determined by agreement between the Conservation Officer and the applicant, provided that all specimen trees shall be indicated on the plan.

(d) All reasonable efforts shall be made to preserve specimen trees, including but not limited to, if feasible, relocation of infrastructure, roadways, and buildings. Removal of specimen trees shall require the specific written recommendation of the Conservation Officer to the Board and approval of the Township Council.

[Amended 4-1-02 by Ord. No. 0-4-2002-012].

(e) The plan shall indicate a limit of disturbance line (i.e., where a four foot high standard wood snow fence will be erected if recommended by the Conservation Officer.)

(32) Sectionalization and staging plan. Developers of large uses, such as shopping centers, industrial parks or other such uses proposed to be developed in stages, shall submit a sectionalization and staging plan showing the following:

(a) The anticipated date for commencing construction of each section or stage. The staging of development on the site shall be such that if development of the site were discontinued after the completion of any stage, the developed portion of the site would comply in all respects to the requirements of this chapter and be provided with adequate drainage and utility systems.

(b) Those improvements that will be completed in each stage prior to application for a certificate of occupancy. The plan should demonstrate that the staging of construction will minimize adverse effects upon occupied buildings in the site and adjoining properties.

(33) A written description of the proposed operations in sufficient detail to indicate the effects of the use in producing traffic congestion, noise, glare, air pollution, fire hazards or safety hazards. The written description shall also include the hours of operation of the use, the number of shifts to be worked, the number of employees in each shift, the number of vehicles to be stored or parked on the site and provisions to be made for site maintenance.

(34) Such other information as to the municipal agency and/or Township Engineer may request during site plan review.

C. Conditions of approval.

(1) Any approval of an application for development for a minor site plan granted by the municipal agency shall be subject to the following conditions being satisfied prior to the signing of the site plan or issuance of a building permit:

(a) Installation and approval or posting of performance guaranties for the installation of those improvements which are necessary to protect adjacent property and public interest in the event development of the site was not completed.

(b) Payment of any outstanding real estate taxes and property improvement assessments.

(c) Final Middlesex County Planning Board approval, if not previously granted.

(d) Monroe Township Utilities Authority approval, if not previously granted.

(e) Submission of additional prints of the plat map and attachments for distribution, if required.

(f) Filing of an appropriate instrument with the Middlesex County Clerk consolidating the lots constituting the site, if required.

(g) Any other conditions contained in the Resolution of Approval.

(h) All trees removed in connection with a site plan approval shall be replaced on-site. Where an applicant is unwilling or unable to replace trees on the site in a sufficient number to match those being removed, then the applicant shall proceed in accordance with Sections 97-7 and 97-8 of the Tree Removal Ordinance.[1]

[Added 7-2-01 by Ord. No. 0-7-2001-027]

[1] Editor's Note: The Tree Removal Ordinance referred to herein is codified as Chapter 97 of these Revised General Ordinances.

(i) Payment of any and all fees, or replacement tree costs, pursuant to Sections 97-5 and 97-7 of the Tree removal Ordinance.

[Added 7-2-01 by Ord. No. 0-7-2001-027]

(2) The Board may also condition its preliminary approval upon the applicant providing for certain revisions or additions on the final plat submission.

D. Certification. In the event that the application for development for a preliminary plat of a major subdivision is approved, a certification to that effect in this form:

Approved as a preliminary plat of a major site plan by the Monroe Township Planning Board (Board of Adjustment) on ___________________________
	Chairman
Attest:
Secretary	Date
Township Engineer	Date

shall be endorsed on the preliminary plat and the original reproducible thereof shall be provided to the Planning Board by the applicant. Said original shall be signed by the Chairman, Secretary and Township Engineer of the municipal agency after they receive certification from the Administrative Officer (Planning Board or Board of Adjustment Secretary) that all conditions of approval have been satisfied. After signature, the preliminary plat shall be reproduced as provided for in this chapter, and the signed original shall be returned to the applicant.

E. Time limits for approval. Upon the submission to the Administrative Officer (Planning Board or Board of Adjustment Secretary) of a complete application for a site plan which involves 10 acres of land or less and 10 dwelling units or less, the Planning Board shall grant or deny preliminary approval within 45 days of the date of such submission or within such further time as may be consented to by the developer. Upon submission of a complete application for a site plan which involves more than 10 acres or more than 10 dwelling units, the Planning Board shall grant or deny preliminary approval within 95 days of the date of such submission or within such further time as may be consented to by the developer. Otherwise, the Planning Board shall be deemed to have granted preliminary approval of the site plan.

F. Effects of preliminary approval.

(1) Preliminary approval of a major site plan shall, except as otherwise provided herein, confer upon the applicant the following rights for a three year period from the date of the preliminary approval:

(a) That the general terms and conditions on which preliminary approval was granted shall not be changed, including but not limited to use requirements; layouts and design standards for streets, curbs and sidewalks; and any requirements peculiar to site plan approval pursuant to N.J.S.A. 40:55D-41, except that nothing herein shall be construed to prevent the Township from modifying by ordinance such general terms and conditions of preliminary approval as relate to public health and safety.

(b) That the applicant may submit for final approval on or before the expiration date of preliminary approval the whole or a section or sections of the preliminary site plan.

(c) That the applicant may apply for and the Planning Board may grant extensions on such preliminary approval for additional periods of at least one year, but not to exceed a total extension of two years, provided that if the design standards have been revised by ordinance, such revised standards shall govern.

(2) In the case of a site plan for an area of 50 acres or more, the Planning Board may grant the rights referred to in Subsection F(1)(a), (b) and (c) above for such period of time, longer than three years, as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval, economic conditions and the comprehensiveness of the development. The applicant may apply for thereafter and the Planning Board may thereafter grant an extension to preliminary approval for such additional period of time as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval; the potential number of dwelling units and nonresidential floor area permissible under preliminary approval; the potential number of dwelling units and nonresidential floor area of the section or sections awaiting final approval; economic conditions; and the comprehensiveness of the development, provided that if the design standards have been revised, such revised standards shall govern. Approval of a preliminary plat shall confer upon the applicant all the rights set forth in N.J.S.A. 40:55D-49.

G. Improvements not to be installed. Approval of a preliminary plat shall not confer upon the developer the right to undertake any clearing, grading and/or to install any improvements prior to final plat approval unless it shall be determined by the Planning Board or Board of Adjustment and the Township Engineer that said clearing, grading and/or installation of improvements would not hinder future development or create physical or aesthetic problems in the event that further development of the site plan is not undertaken; and that required inspection fees have been paid; and adequate performance guaranties have been posted to provide for the cost to the Township of performing work that may be necessary to protect adjacent property owners and the public interest in the event that such clearing, grading and/or installation of improvements is not completed and/or further development of the site is not undertaken. Such performance guaranties shall include, but are not limited to, the cost to the Township of providing erosion control facilities, seeding or otherwise stabilizing the site, drainage facilities necessary to protect off-tract areas from flooding, screening or fencing that may be required and all improvements to be undertaken which are within existing public rights-of-way or easements.

§ 108-11.5 Final plat of major subdivision.

A. Required documents. Prior to issuance of a certificate of completeness or scheduling of a final plat of a major subdivision for public hearing, the Planning Board Subdivision Committee or Board of Adjustment shall determine that the following has been submitted in proper form:

(1) The Township Engineer's report.

(2) An application for a land disturbance permit from the Freehold Soil Conservation District.

(3) An application for a New Jersey Department of Environmental Protection wetlands permit, where required.

(4) An application for a New Jersey Department of Environmental Protection stream encroachment permit, where required.

(5) Where applicable, a copy of the permit issued or, if the permit has not been issued, the application filed with the New Jersey Department of Environmental Protection, or other agencies, and copies of the environmental impact statement and any attachments thereto filed in accordance with the provisions of the Act or, in the alternate, a statement issued by the Department of Environmental Protection that the proposed development is exempt from the Act.

(6) A certificate of title, which may be on the plat (signed by the owner and notarized) or in letter form, signed by a member of the New Jersey Bar or by a title officer or authorized agent of a title insurance company licensed to do business in the State of New Jersey, which certificate shall confirm that the owner of the premises in question is the owner as shown on the plat.

(7) Other submittals that may be required by the Planning Board, Board of Adjustment or Federal, State, County or municipal law.

(8) Unless waived by the Board, a formal request, in appropriate statutory form, requesting that the applicable provisions of N.J.S.A. 39:1-1 et seq. shall be made applicable to the site in order to permit police regulation of traffic control devices prior to acceptance of streets.

(9) Required application fees as set forth in Article XV, in this chapter.

(10) 15 copies of the plat and attachments meeting the requirements set forth below.

(11) A condition setting forth the time within which all other conditions must be satisfied as described in this chapter.

B. Plat requirements.

(1) General requirements. A final plat may, for all or any portion of an approved preliminary plat, be submitted to the municipal agency within three years of the date of approval of the preliminary plat. In general, all requirements set forth in this chapter for tentative plats shall apply to final plats within the addition of the specific additional requirements set forth herein.

(a) A final plat shall be drawn at a scale of not less than 50 feet to the inch, shall conform to the provisions of N.J.S.A. 46:23-9.9, Map Filing Law, as amended and supplemented, specified herein.

(b) All dimensions, both linear and angular, of the exterior boundaries of the subdivision and all lots and all lands reserved or dedicated for public use shall balance and their description shall close within a limit of error of not more than one part in 10,000.

(c) Unless specifically waived by the municipal agency, the bearing system used on the exterior boundaries of the final plat shall conform to the New Jersey State Plane Coordinate System, or the plat shall show bearings based on said system in addition to any other bearings shown. When multiple bearing systems are shown, the bearings conforming to the New Jersey State Plane Coordinate System shall be enclosed in brackets.

(d) Unless specifically waived by the municipal agency, coordinates, based on the New Jersey State Plane Coordinate System (x and y) shall be shown, individually or in tabular form, for the monumented (existing or proposed) corners of the exterior boundary of the tract.

(e) The source of the New Jersey State Plane Coordinate System information shown as required above shall be noted on the final plat.

(f) The final plat shall not be drawn at a scale smaller than one inch equals fifty (1"=50') feet nor larger than one inch equals ten (1"=10') feet. If the size of the site would require the use of more than one sheet in order to show the entire site on one sheet, the detailed information for the final plat shall be shown in sections not larger than thirty-six by twenty-four (36x24) inches, which sheets shall be keyed to an overall plan of the site drawn at a scale of not less than one inch equals two hundred (1"=200') feet.

(g) The final plat shall be based on a current, certified boundary survey prepared in accordance with N.J.A.C. 13:40-5.1, Preparation of Land Surveys. The date of the survey and the name, signature and license number of the professional land surveyor making the same shall be shown on the map.

(2) Purpose of a final plat. A final plat and supporting drawings and documents for a proposed subdivision constitute the complete and fully detailed and documented development of the subdivision proposal and become the basis for the construction of the subdivision and inspection by the Township Engineer, other officials and Planning Board, or Board of Adjustment. The portion of the plat intended for filing must be recorded at the County Clerk's office to have legal status.

(3) Title block. The title block shall appear on all sheets in the lower right hand corner and include:

(a) The title to read "Final Plat - Major Sub-division."

(b) The development name, if any.

(c) The Tax Map sheet, block and lot numbers of the tract to be subdivided as shown on the latest Township Tax Map, the date of which shall also be shown.

(d) The date of original and all revisions.

(e) The names and addresses of owner and subdivider, so designated.

(f) The names, signatures, addresses and license numbers of the engineer and land surveyor who prepared the map. (The plat shall bear the embossed seal of said engineer and land surveyor.)

(g) Application number above the title block.

(4) The final plat shall be based on a monumented, current, certified boundary survey prepared in accordance with N.J.A.C. 13:40-5.1, Preparation of Land Surveys. The date of the survey and the name of the person making the same shall be shown on the map. If 12 months or more have passed since the date or dates of the last re-certification of the survey, it shall be recertified and, if necessary, brought up to date. Any necessary revisions from the survey used as a base for the tentative plat shall be specifically noted.

(5) A schedule shall be placed on the map indicating the acreage of the tract, the number of lots, the zone, the minimum required lot areas, setbacks, yards and dimensions.

(6) All design information submissions required by the provisions of the improvements and design standards portions of this chapter shall accompany the final plat.

(7) A grading plan showing existing and proposed grading contours at one foot intervals throughout the tract, except that if slopes exceed 5%, a two foot interval may be used, and if they exceed 10%, a five foot interval is permissible. Datum shall be United States Coast and Geodetic Survey datum (MLS = 0), and the source of datum shall be noted. In addition to proposed grading contours, sufficient additional spot elevations shall be shown to clearly delineate proposed grading, including corner elevations of buildings and first floor and basement elevations.

(8) The limits of all areas of proposed cuts and fills, exclusive of excavations for basements, shall be clearly designated.

(9) On-site drainage plan.

(a) The drainage plan shall be presented in graphic form which shall clearly show the street and lot layout and those items which are pertinent to drainage, including existing and proposed contours as previously required.

(b) The plan shall outline each area contributing to each inlet.

(c) All proposed drainage shall be shown with pipe type and sizes, invert and grate or rim elevations, grades and direction of flow. The direction of flow of all surface waters and of all streams shall be shown.

(d) The drainage plan shall be accompanied by complete drainage calculations made in accordance with standards set forth herein.

(10) Off-site drainage plan. The final plat shall also be accompanied by an off-site drainage plan prepared in accordance with the following standards:

(a) The plan shall consist of an outline of the entire drainage basin in which the property to be subdivided is located. The terminus of the basin and existing ground contours or other basis for determining basin limits shall be shown.

(b) The pertinent off-site existing drainage shall be shown with elevations of inverts and grade to the nearest 0.1 of a foot.

(c) To the extent that information is available and may be obtained from the County or Municipal Engineer(s), any existing plans for drainage improvements shall be shown.

(d) In the event that a temporary drainage system is proposed, full plans of that system shall be shown.

(e) The off-site drainage plans shall be accompanied by profiles of all proposed drainage, showing existing and proposed finished grades, channel section details, pipe sizes, types, inverts, crowns and slopes; all proposed structures and connections; and design hydraulic grade lines for all conduits designed to carry 40 or more cubic feet per second. Cross sections at intervals not exceeding 100 feet shall be shown for all open channels.

(11) Centerline profiles of all proposed streets showing:

(a) Existing and proposed finished grades and slopes.

(b) Pipe sizes, slope, types, inverts and grate or rim elevations of drainage and sanitary sewerage facilities.

(12) Where required by the Township Engineer, cross sections of proposed streets to at least 10 feet outside of any grading limit at intervals of at least every 100 feet of all proposed streets.

(13) Where required by the Planning Board or Board of Adjustment, Environmental Commission or Shade Tree Commission, the location, caliper and type of all:

(a) Living deciduous trees having a trunk of four inches or greater in diameter at a height of four feet.

(b) All living coniferous trees having a trunk of four inches or greater in diameter at a height of four feet.

(14) The number, location and species of all proposed trees, shrubs and/or ground cover plant materials and planting details of the same.

(15) Utility, layouts, specifications and cross sections (sewers, water, gas, electric, telephone, etc.) showing feasible connections to any existing or proposed utility systems; provided, however, that detailed layouts of gas, electric and telephone lines are not required. An indication of these on a typical road cross section shall be sufficient. Layouts shall include proposed locations of streetlights and fire hydrants. If private utilities are proposed, they shall comply with all local, County and State regulations.

(16) The tops of the banks and boundaries of the floodways and flood hazard areas of all existing watercourses, where such have been delineated, or the limits of alluvial soils, where boundaries of floodways and flood hazard areas have not been determined, and/or such other information as may assist the Board in the determination of floodway and flood hazard area limits.

(17) Tract boundary lines, right-of-way lines of streets, easements and other rights-of-way, land to be reserved or dedicated to public use, all lot lines and site easement lines, with accurate dimensions and bearings and radii, tangents, chords, arcs and central angles of all curves and all front, rear and side (or yard) setback lines.

(18) All monuments in accordance with N.J.S.A. 46:23-9.9 et seq., the Map Filing Law, including all monuments found, monuments set and monuments to be set and an indication of monumentation found and reset.

(19) Certificate of professional land surveyor as to accuracy of the details of the plat.

(20) Lot and block numbers shown on the final plat shall conform to the Township Tax Map (or proposed revisions thereof) and shall be obtained by the applicant's engineer and/or surveyor from the Township Engineer. Proposed house numbers shall be obtained from the Township Tax Assessor and shall be shown encircled on the final plat, or on one of the attachments thereto. The Township Engineer shall not affix his signature to the final plat unless the applicant has fully complied in this regard.

(21) Subdivision names and street names shown on the final plat shall not be the same or similar to any name of any existing subdivision or street in the Township and shall be approved by the Township Engineer.

(22) The location of areas dedicated for park and recreation facilities or common open space as approved by the Board.

(23) Unless waived by the Board, a detailed plan setting forth the type and location of all traffic control and regulatory devices. This plan shall have been approved by the New Jersey Department of Transportation. This plan shall be prepared by consultation with the Township Engineer and the Chief of Police and shall provide for all appropriate traffic control measures necessary for the health, safety, convenience and well-being of those occupying, or likely to occupy, the subdivision between final approval and final acceptance. This plan shall be accompanied by the formal request for N.J.S.A. 39:1-1 et seq.

(24) Such other information as the Board and/or Township Engineer may request during review.

(25) Sectionalization of final plats shall be in conformance with the sectionalization and staging plan, if any, approved with the preliminary plat.

C. Conditions of approval. Any approval of an application for development of a final plat of a major subdivision shall be subject to the following conditions being satisfied within 95 days of action by the approving authority or such period of time as specified by the Planning Board or Board of Adjustment, prior to the signing of the plat of issuance of a development permit:

(1) Payment of any outstanding real estate taxes and property improvement assessments.

(2) Submission of additional prints of the plat map and attachments for distribution, if required.

(3) Publication of a notice of the decision of the Board by the Administrative Officer (Planning Board or Board of Adjustment Secretary) within the time set forth in this chapter.

(4) Final Middlesex County Planning Board approval, if not previously obtained.

(5) Final Monroe Township Utilities Authority approval, if not previously obtained.

(6) Any other utility company final approval.

(7) Final Jersey Central Power and Light Company, New Jersey Natural Gas Company, Public Service Electric and Gas Company, New Jersey Bell Telephone and Cable Television Company service agreement.

(8) Certification of Soil Erosion and Sediment Control Plans, if not previously obtained.

(9) Fire Department approval, if not previously obtained.

(10) Granting of a New Jersey Department of Environmental Protection permits as required.

(11) Granting of any required construction permits.

(12) Posting of required performance guaranties.

(13) Payment of required inspection fees.

(14) Evidence of a comprehensive general liability insurance policy in an amount not less than $300,000 per occurrence indemnifying and saving harmless the Township and its agencies, employees and agents from any liability for any acts of the subdivider or his agents, contractors or employees in the implementation of the approved subdivision. The insurance policy shall provide for 10 days notice to the Township prior to cancellation. It shall be a violation of this chapter for any property owner, subdivider or builder to carry on the construction of a subdivision without having current valid evidence of insurance on file.

D. Certification. In the event that the application for development for a final plat of a major subdivision is approved, a certification to that effect in this form:

Approved as a final plat of a major subdivision by Monroe Township Planning Board (Board of Adjustment) on ___________________________
	Chairman
Attest:
Secretary	Date
This plat must be filed in the office of the Clerk of Middlesex County on or before __________________ which date is 95 days after the date upon which this plat was signed.
	Secretary
	Township Engineer/Land Surveyor

shall be endorsed on the plat, and the original reproducible thereof shall be provided to the Board by the applicant. Said original shall be signed by the Chairman and Secretary of the Board and the Township Engineer (as to the Map Filing Law certification), after they receive a certification from the Administrative Office (Planning Board or Board of Adjustment Secretary) that all conditions of approval have been satisfied. After the signature, the plat shall be reproduced as provided for in this chapter, and the signed original shall be returned to the applicant for filing.

E. Filing of approved plat. If the applicant desires to proceed with a subdivision for which final approval has been granted, he shall file with the County Recording Officer a plat map drawn in compliance with the New Jersey Map Filing Law (N.J.S.A. 46:23-9.9 et seq.), as amended and supplemented, within 95 days from the date upon which said plat was signed by the Planning Board Chairman and Secretary and Township Engineer/Land Surveyor. The applicant shall, within one week after filing the subdivision with the County Recording Officer, notify in writing the Township Engineer and Township Tax Assessor of the date of filing of the subdivision with the County Recording Officer and the case and sheet or page number for the filed map. A duplicate tracing of the filed map indicating thereof the filing date shall be obtained from the County Recording Officer by the applicant who shall return the copies of the final map to the Township Administrative Officer for their appropriate use.

F. Final approval.

(1) Application for final subdivision approval shall be granted or denied within 45 days of submission of a complete application to the Planning Board Subdivision Committee or Board of Adjustment or within such further time as may be consented to by the applicant.

(2) Final approval shall expire 95 days from the date of the passage of the resolution of final approval if, during that time, all conditions provided for in the resolution of approval have not been fully complied with, performance guaranties posted, the plans signed by the appropriate officials and the plats duly filed with the County Recording Officer, the Township Engineer, the Township Tax Assessor and the Township Tax Collector, The Planning Board may, for good cause shown, extend the period of recording for an additional period not to exceed 190 days from the date of the passage of the resolution of final approval.

G. Effect of final approval.

(1) The zoning requirements applicable to the preliminary approval first granted and all other rights conferred upon the developer at preliminary approval, whether conditionally or otherwise, shall not be changed for a period of two years after the date of final approval, provided that, in the case of major subdivision, the rights conferred by this section shall expire if the plat has not been duly recorded within the required time period. If the developer has followed the standards prescribed for final approval and, in the case of a subdivision, has duly recorded the plat, the Planning Board may extend such period of protection for extensions of one year, but not to exceed three extensions. Notwithstanding any other provisions of N.J.S.A. 40:55D-1 et seq., the granting of final approval terminates the time period of the rights conferred by preliminary approval for the section which is granted final approval.

(2) In the case of a subdivision for a residential cluster of 50 acres or more or conventional subdivision or site plan for 150 acres or more, the Planning Board may grant rights for such period of time, longer than two years, as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under final approval, economic conditions and the comprehensiveness of the development. The developer may apply for thereafter, and the Planning Board may thereafter grant, an extension of final approval for such additional period of time as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under final approval, the number of dwelling units and nonresidential floor area remaining to be developed, economic conditions and the comprehensiveness of the development.

H. Combined preliminary and final major subdivision approval.

(1) An applicant may request and the Planning Board may consent to accept an application for development for combined preliminary and final major subdivision approval, provided that:

(a) The proposed development is not to be constructed in sections or stages.

(b) The applicant pays the application fees and provides all submissions required for both preliminary and final applications.

(c) Any notice of hearing requirements applicable to the preliminary plat stage is complied with.

(d) The applicant consents to the time limits for action by the Board to be the greater of the limits set for either preliminary or final approval.

(e) The Board is satisfied that the scope of the project is not so large or so complex as to require the additional review time which separate applications would provide.

(2) Any approval granted by the Planning Board or such combined application shall confer upon the applicant all the rights set forth in this section for final approval.

I. Display of final plat. The subdivider or his agent shall keep a clear and legible copy of the approved final plat in plain view in a prominent location in his offices and/or sales rooms from which sales in the approved subdivisions are made so that prospective purchasers may have the opportunity to learn the special conditions, if any, under which approval was given.

§ 108-11.6 Final plat of major site plan.

A. Required documents. Prior to issuance of a certificate of completeness or scheduling of a final plat of a major site plan for public hearing, the Planning Board Subdivision Committee or Board of Adjustment shall determine that the following has been submitted in proper form:

(1) The Township Engineer's report.

(2) The application for State wetlands approval, if required.

(3) The application for a stream encroachment permit, where required.

(4) Where applicable, a copy of the permit issued or, if the permit has not been issued, the application filed with the New Jersey Department of Environmental Protection, and copies of the environmental impact statement and any attachments thereto filed in accordance with the provisions of the Act or, in the alternate, a statement issued by the Department of Environmental Protection that the proposed development is exempt from the Act.

(5) Other submittals that may be required by the Planning Board, Board of Adjustment or Federal, State, County or municipal law.

(6) Required application fees as set forth in this chapter.

(7) 15 copies of a plat and attachments meeting the requirements set forth below.

B. Plat requirements. The final plat shall include all data required for the preliminary plat of the major site plan and shall be drawn to incorporate all changes required as a condition of preliminary approval and shall be drawn by persons and to specifications as required for a preliminary plat and shall be titled "Final Plat - Major Site Plan."

C. Conditions of approval. Any approval of an application for development of a final plat of a major site plan shall be subject to the following conditions being satisfied, within a period of time specified by the Planning Board or Board of Adjustment, prior to the signing of the plat or issuance of a development permit:

(1) Payment of any outstanding real estate taxes and property improvement assessments.

(2) Submission of additional prints of the plat map and attachments for distribution, if required.

(3) Publication of a notice of the decision of the Board by the Administrative Officer (Planning Board or Board of Adjustment Secretary) within the time set forth in this chapter.

(4) Final Middlesex County Planning Board approval, if not previously obtained.

(5) Final Monroe Township Utilities Authority approval, if not previously obtained.

(6) Any other utility company final approval.

(7) Final Jersey Central Power and Light Company, New Jersey Natural Gas Company, Public Service Electric and Gas Company, New Jersey Bell Telephone and Cable Television Company service agreement.

(8) Certification of Soil Erosion and Sediment Control Plans, if not previously obtained.

(9) Fire Department approval, if not previously obtained.

(10) Granting of a New Jersey Department of Environmental Protection permits as required.

(11) Granting of any required construction permits.

(12) Posting of required performance guaranties.

(13) Payment of required inspection fees.

(14) Evidence of a comprehensive general liability insurance policy in an amount not less than $300,000 per occurrence indemnifying and saving harmless the Township and its agencies, employees and agents from any liability for any acts of the subdivider or his agents, contractors or employees in the implementation of the approved site plan. The insurance policy shall provide for 10 days notice to the Township prior to cancellation. It shall be a violation of this chapter for any property owner, subdivider or builder to carry on the construction of a site without having current valid evidence of insurance on file.

D. Certification. In the event that the application for development for a final plat of a major site plan is approved, a certification to that effect in this form:

Approved as a final plat of a major site plan by Monroe Township Planning Board (Board of Adjustment) on ___________________________
	Chairman
Attest:
Secretary	Date
Township Engineer	Date

shall be endorsed on the plat, and the original reproducible thereof shall be provided to the Board by the applicant. Said original shall be signed by the Chairman and Secretary of the Board and Township Engineer after they receive a certification from the Administrative Office (Planning Board or Board of Adjustment Secretary) that all conditions of approval have been satisfied. After the signature, the plat shall be reproduced as provided for in this chapter, and the signed original shall be returned to the applicant.

E. Filing of approved plat. If the applicant desires to proceed with a subdivision for which final approval has been granted, he shall file with the County Recording Officer a plat map drawn in compliance with the New Jersey Map Filing Law (N.J.S.A. 46:23-9.9 et seq.), as amended and supplemented, within 95 days from the date upon which said plat was signed by the Planning Board Chairman and Secretary. The applicant shall, within one week after filing the subdivision with the County Recording Officer, notify in writing the Township Engineer and Township Tax Assessor of the date of filing of the subdivision with the County Recording Officer and the case and sheet or page number for the filed map. A duplicate tracing of the filed map indicating thereof the filing date shall be obtained from the county recording officer by the Township Clerk who shall distribute copies of the filed map to appropriate municipal officials. In the event that the subdivider fails to so file within the period allowed, the approval of the plat shall expire unless, prior to expiration, such time is extended by the Board for a period not to exceed 95 days for good cause shown.

F. Final approval. Application for final site plan approval shall be granted or denied within 45 days of submission of a complete application to the Administrative Officer (Planning Board or Board of Adjustment Secretary) or within such further time as may be consented to by the applicant.

G. Effect of final approval.

(1) The zoning requirements applicable to the preliminary approval first granted and all other rights conferred upon the developer at preliminary approval, whether conditionally or otherwise, shall not be changed for a period of two years after the date of final approval. If the developer has followed the standards prescribed for final approval the Planning Board may extend such period of protection for extensions of one year, but not to exceed three extensions. Notwithstanding any other provisions of N.J.S.A. 40:55D-1 et seq., the granting of final approval terminates the time period of the rights conferred by preliminary approval for the section which is granted final approval.

(2) In the case of a site plan of 50 acres or more, the Planning Board may grant rights for such period of time, longer than two years, as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under final approval, economic conditions and the comprehensiveness of the development. The developer may apply for thereafter, and the Planning Board may thereafter grant, an extension of final approval for such additional period of time as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under final approval, the number of dwelling units and nonresidential floor area remaining to be developed, economic conditions and the comprehensiveness of the development.

(3) Final approval will expire 95 days from the date of passage of the resolution of final approval, if during that time all conditions provided for in the resolution of approval have not been fully complied with, performance guaranties posted and the plans signed by the appropriate officials. The Planning Board may, for good cause shown, extend this time period.