[Ord. No. 79-4 § 5.1]
All minor subdivisions and sketch plats shall fulfill the information
requirements of this section prior to review by the approving authority.
a. The plat shall be prepared under the supervision of and be signed
and sealed by a licensed New Jersey land surveyor, professional planner,
professional engineer, or registered architect.
b. The plat shall be based on tax map information or some other similarly
accurate base at a scale of not more than one inch equals 200 feet
to enable the entire tract to be shown on one sheet.
c. The following information shall be shown or included on the sketch
plat, unless waived by the Land Use Board.
1. A key map at a scale in which one inch equals not more than 1,000
feet showing the entire subdivision and its relation to all features
within 1/2 mile of the limits of the subdivision.
2. Certificate from the Tax Collector that all taxes are paid to date.
3. Name and address of owner, subdivider, and person preparing plat.
4. The names of all adjoining property owners as disclosed by the most
recent tax records.
5. The tax map sheet, block, and lot numbers.
6. The location of that portion which is to be subdivided in relation
to the entire tract.
7. All existing and proposed streets within or adjoining the proposed
subdivision with the right-of-way width clearly indicated.
8. The proposed location of any driveways or other entrances onto a
public street.
9. All existing structures, and wooded areas in the portion to be subdivided
and within 200 feet thereof.
10. All proposed lot lines and lot lines to be eliminated by the proposed
subdivision shall be clearly indicated.
11. The location, size and direction of flow of all streams, brooks,
drainage structures and drainage ditches in the area to be subdivided
or within 200 feet of the subdivision.
12. The location and width of all existing and proposed utility easements
in the area to be subdivided.
13. The zoning classification of the property and all additional information
necessary to show compliance with the applicable zoning requirements.
14. Acreage of the entire tract, the area being subdivided, and the area
of each lot created.
15. Appropriate lot dimensions, drawing scale, and north arrow.
16. For all applications involving the creation of more than two lots,
spot elevations on lot corners, and for any application where found
necessary by the Land Use Board, sufficient topography information
for a proper determination of requirements, but not exceeding the
topographic information requirement applicable to preliminary major
subdivision applications.
17. For any application where found necessary by the Land Use Board to
assure that there is no adverse effect upon the development or provision
of access to the remainder of tract, a rough indication of an acceptable
layout of the remainder of the tract.
d. Minor Subdivision Filing. A plat containing all of the above information
which is reviewed and approved as a minor subdivision may be filed
as a plat if it is a certified survey that contains the signatures
of the Chairman and Land Use Board Secretary and meets the requirements
of the Map Filing Law.
[Ord. No. 79-4 § 5.2]
A development application which is classified as a major subdivision
shall not be considered complete until the information requirements
of this section have been fulfilled unless waived by the Land Use
Board.
a. The preliminary plat shall be clearly and legibly drawn or reproduced
in black on white at a scale of not less than one inch equals 50 feet.
It shall be prepared under the supervision of and be signed and sealed
by a licensed New Jersey land surveyor and any engineering design
work shall be done by a licensed New Jersey professional engineer.
b. The plat shall be prepared in compliance with the design standards
of this chapter and shall show or be accompanied by the following
information in addition to all that is required for a sketch plat.
1. Accurate bearings, headings, and other boundary details.
2. All required front, side, and rear setback lines.
3. Specimen trees having a diameter in excess of 24 inches.
4. Any structures of historic significance within 200 feet of the subdivision
and a statement of the impact of the development on the historic structure.
5. Topographic contours at two foot intervals for slopes averaging 5%
or greater and one foot contours for slopes less than 5%. Elevations
or contours need not be shown, however, for those portions of any
parcel to be retained by the subdivider in an undeveloped state that
are more than 200 feet from the lots being created. Contours should
show existing ground elevations and proposed elevations in any areas
to be regraded.
6. Streets. Cross-sections and center line profiles of proposed streets
within the subdivision and existing streets which abut the subdivision.
7. Watercourses. All existing and proposed watercourses shall be shown
accompanied by the following information:
(a)
When a stream is proposed for alteration, improvement or relocation
or when a drainage structure or fill is proposed within the floodway
of an existing stream, evidence of submission of the improvement to
the Division of Water Resources shall accompany the subdivision application.
(b)
Cross-sections of watercourses and or drainage swales at an
approximate scale showing the extent of the flood plain, top of bank
normal water level, and bottom elevations at the following locations:
(1)
At any point where a watercourse crosses the boundary of a subdivision.
(2)
At 50 foot intervals for a distance 300 feet upstream and downstream
of any proposed culvert or bridge within or adjacent to the subdivision.
(3)
Immediately upstream and downstream of any point of junction
of two or more watercourses.
(4)
At a maximum of 300 foot intervals along all watercourses which
run through or adjacent to the subdivision.
(c)
When ditches, streams, brooks, or watercourses are to be altered,
improved or relocated, the method of stabilizing slopes and the measures
to control erosion and siltation as well as typical cross-sections
and profiles shall be shown on the plat or accompany it.
(d)
The boundaries of the flood plains within or adjacent to the
subdivision.
8. Drainage.
(a)
Preliminary plans and profiles, at a scale of one inch equals
50 feet horizontally and one inch equals five feet vertically, of
all proposed an existing storm sewers, drainage swales, and streams
within the subdivision together with the locations, sizes, elevations,
and capacities of any existing storm drain, ditch, or stream to which
the proposed facility will be connected.
(b)
The location and extent of any proposed groundwater recharge
basins, retention basins, or other water conservation devices.
(c)
When deemed necessary by the Land Use Board, all drainage calculations
used for the design of the storm drainage system and the documents
indicating conformance to the standards of this chapter shall be submitted.
9. Utilities. Preliminary plans and profiles of proposed utility layouts
shall be at a scale of not more than one inch equals fifty feet (1"=50')
horizontally and one inch equals five feet (1"=5') vertically showing
connections to existing and proposed utility systems.
10. On-Site Sewage Disposal. The results and location of all percolation
tests and test borings shall be shown on the plat. At a minimum, a
test boring and percolation test shall be taken for every four lots.
When deemed necessary by the Land Use Board to determine the suitability
of the soil to support new construction, further percolation tests
shall be submitted. Any subdivision or part thereof which does not
meet the established sewage treatment requirements shall not be approved
unless the proposed remedy to overcome such a situation is approved
by the appropriate local, County, or State agencies.
11. A copy of any protective covenants or deed restrictions applying
to the land being subdivided.
12. The location of poles, distance from intersections and illumination
factors for all street lighting.
[Ord. No. 79-4 Ch. V, Art.
II]
A developer shall comply with the following requirements and
principles of land subdivision to encourage proper development patterns
and the provision of adequate facilities and services in the Borough.
[Ord. No. 74-9 § 5.8]
The important natural features of a site shall be preserved
in the design of all subdivisions. Natural features which shall be
protected include the natural terrain, wetlands, wooded areas, vistas,
natural drainageways, and lakes. A developer shall only be permitted
to significantly alter or encroach on the existing natural features
if the Land Use Board is convinced that the alteration is the minimum
necessary to allow the use of the land for the intended purpose and
that there is no alternative to the subdivision design which would
eliminate or mitigate any adverse impact on natural features.
[Ord. No. 79-4 § 5.10]
No topsoil shall be removed from the site or used as spoil.
Topsoil moved during the course of construction shall be redistributed
within the subdivision so as to provide at least four inches of cover
to all areas of the subdivision and shall be stabilized by seeding
or planting.
[Ord. No. 79-4 § 5.12]
Street lighting shall be provided in accordance with the recommendations
of the Borough Engineer and as required by the Land Use Board. Adequate
lighting shall be provided at all intersections and along all roads
classified as Borough Collectors. The developer shall pay to the Borough
the costs of operation of the street lights (as determined by the
standard rates of the utility) until the street upon which the street
lights are installed is accepted by ordinance of the Governing Body
as a public street.
[Ord. No. 79-4 § 5.14]
Street signs shall be metal posts of the type, design, and standards
utilized elsewhere in the Borough. The location of the street signs
shall be determined by the Land Use Board but there shall be at least
two street signs at each intersection. All street signs shall be located
free of visual obstruction.
[Ord. No. 79-4 § 5.15]
Monuments shall be installed in compliance with the requirements
of N.J.S.A. 46:23-9.11(9). All lot corners shall be marked with a
durable metal alloy pin.
[Ord. No. 79-4 § 5.16]
No final plat shall be approved by the Land Use Board until
completion of all required improvements, as set forth in the resolution
granting preliminary approval, have been certified to the Land Use
Board by the Borough Engineer, unless the subdivider or subdivision
owner has filed with the Borough a performance guaranty sufficient
in amount to cover the cost of all such improvements or the uncompleted
portions thereof as established by the Borough Engineer, guaranteeing
the installation of such uncompleted improvements on or before a date
to be specified by the Land Use Board.
a. Form. The performance guaranty shall be in the form of one of the
following:
1. Corporate surety bond furnished by a bonding or surety company authorized
to do business in the State of New Jersey;
2. Certified or cashier's check made payable to the Borough;
3. Certificate of deposit in a recognized banking institution which
can be withdrawn only after action by the Governing Body determining
that the requirements of final approval have been fulfilled and which
may be claimed by the Borough in the event such requirements are not
met;
4. Letters of credit from a recognized banking institution;
5. Any other form approved by the Borough Attorney;
6. Up to 10% may be required by the Land Use Board in the form of cash.
b. Procedure. All performance guaranties shall be submitted to the Secretary
of the Land Use Board who shall forward a copy to the Borough Engineer
and Borough Attorney. The Borough Engineer shall determine that the
performance guaranty is in sufficient amount to assure the completion
of all required improvements and the Borough Attorney shall notify
the Land Use Board as to the acceptability of the performance guaranty
in terms of form and execution. Upon the granting of final plat approval
and after receipt of an approved final plat, the Secretary shall forward
any performance guaranty posted with and accepted by the Land Use
Board to the Borough Clerk for filing. The Land Use Board Secretary
shall maintain a record of all surety bonds received by the Borough
in connection with subdivisions and shall, within 20 days of the expiration
of any surety bond, notify the Governing Body of the pending bond
expiration. Copies of the notice shall be sent to the Borough Clerk,
Borough Attorney, and Borough Engineer.
c. Such performance guaranties shall run for a period to be fixed by
the Land Use Board but in no case for a term of more than three years.
However, with the consent of the obligor and the surety, the Governing
Body may, by resolution, extend the term of such performance guaranty
for an additional period not to exceed three years. The amount of
the performance guaranty may be reduced by the Governing Body by resolution
when portions of the required improvements have been installed. If
the required improvements have not been installed in accordance with
the performance guaranty, the obligor and surety shall be liable thereon
to the municipality for the reasonable cost of improvements not installed.
d. Release of any performance guaranty posted in connection with a development
shall be in accordance with the provisions of N.J.S.A. 40:55D-53.
[Ord. No. 79-4 § 5.17]
All developers shall execute a maintenance guaranty and post
the guaranty with the Borough in a surety for the maintenance and
repair of all improvements required to be installed by the developer
except when the cost of the improvements is less than $10,000. The
maintenance guaranty shall be for a period of two years from the date
of final acceptance of the improvements by resolution of the Governing
Body and its amount shall be equal to 10% of the Borough Engineer's
estimate of the cost of construction of the required improvements.
The maintenance guaranty shall apply to such repairs as may be necessitated
by substandard original construction or by damage by the developer
in the course of development of the subdivision.
a. The maintenance guaranty shall be in a form as provided in Subsection
25-39.1a.
b. All maintenance guaranties shall be submitted to the Borough Clerk
who shall forward a copy to the Borough Engineer and Borough Attorney.
The Borough Engineer shall determine that the maintenance guaranty
is in sufficient amount to assure the completion of all required improvements
and the Borough Attorney shall notify the Governing Body as to the
acceptability of the maintenance guaranties in terms of their form
and execution.
c. Upon acceptance of the maintenance guaranty, the Borough Clerk shall notify the Secretary of the Land Use Board, who shall maintain a record of all surety bonds received by the Borough in connection with developments in accordance with the provisions of Subsection
25-39.1b.
d. The release of a maintenance guaranty shall be by resolution of the
Governing Body, after recommendations of release by the Borough Engineer.
[Ord. No. 79-4 § 5.18]
All of the required improvements of a development shall be inspected
during the time of their installation by the Borough Engineer to insure
satisfactory construction.
a. Notice. The Borough Engineer shall be notified at least seven days
prior to the start of construction and at least two days before each
state of construction. No underground installation of any type shall
be covered until inspected and approved by the Borough Engineer. In
no case shall any paving work be done without permission from the
Borough Engineer's office so that he or a qualified representative
may be present at the time work is to be done. The Borough Engineer's
office shall be notified after each phase of work has been completed
(i.e., road sub-grade, curb forms, curbing, etc.) so that he or a
qualified representative may inspect the work.
b. A final inspection of all improvements and utilities will be started
within 10 days notification by the developer to determine whether
the work is in agreement with-the approved
final plat plans, and Borough specifications. Upon a final inspection
report, action will be taken to release or declare in default any
performance guaranty concerning such improvements. Inspection by the
Borough of the installation of improvements shall not operate to subject
the Borough to liability, suits, and claims of any kind that may at
any time arise because of defects or negligence during construction.