[Ord. #231; Ord. #583; 1972 Code § 75-7]
a.
Any subdivider of land within the Borough, prior to subdividing or re-resubdividing land as defined in this Chapter, shall submit an application for subdivision to the secretary of the Municipal Agency as required by Land Use Procedures, Chapter 20 for the purposes of classification and discussion.
[Ord. #231; Ord. #583; 1972 Code § 75-7]
a.
Plat details. The minor subdivision plat shall be prepared to scale
based upon an accurate survey at a scale of not less than one inch
equals 100 feet, to enable the entire tract to be shown on one sheet,
and of a size to comply with the New Jersey Map Filing Act and shall
contain the following details:
1.
A key map showing the location of the land to be subdivided in relation
to the surrounding area.
2.
A title block giving the name of the subdivision, the present owner
of the land, name and license number of person who prepared the map,
scale of the map, north arrow, and space for the signatures of the
secretary and chairman of the Municipal Agency. The designer shall
use an engineering scale.
3.
A map of the entire tract of land being subdivided showing all existing
and proposed property lines, easements, rights-of-way, street names,
power lines, structures, streams, drainage facilities, and wood areas
within the area of the entire tract.
4.
The name of all adjoining property owners and owners of property
directly across the street as disclosed by the most recent municipal
tax record.
5.
Lot dimensions in feet.
6.
Block and Lot numbers.
7.
Required road dedication (if any).
8.
Total tract to be subdivided in acres or square feet.
9.
Number of lots after subdivision and their areas in acres if one
acre and over, and in square feet if under one acre.
10.
Location and setback distances of existing structures.
11.
The zoning district in which the property is located, and if the
proposed subdivision lies within more than one district, the most
accurate information available as to the measurements within each
district.
13.
The locations of water and sewer mains as appropriate.
14.
Delineation of all flood plains and designating same as such.
15.
A copy of any deeds which are to be filed with the County Recording
Officer. Deeds may be submitted at the time of signing of the plat.
16.
Location and widths of all existing and proposed streets on the property
to be subdivided and within 500 feet of the tract.
17.
Topography including all existing topographical features such as
cliffs and swamps within the portion to be subdivided and within 200
feet thereof, showing the distance of any structure from any new property
line which would be established by the subdivision. The contour interval
shall be as follows:
|
Up to 10%
|
2 feet
|
|
Over 10%
|
5 feet
|
18.
The location, width and direction of flow of all ponds, streams,
brooks, drainage ditches and culverts in the area to be subdivided
and within 500 feet of the subdivision and all swales, run-offs, or
pipes conducting road water to or from the subject property.
19.
A sketch of how the remaining land will be developed, including only
roads and lots, regardless of whether there is any present or future
intent of further subdivision.
[Ord. #231; Ord. #503; Ord. #648; 1972 Code § 75-7;
New]
a.
Sketch plat (optional).
1.
Submission.
(a)
The purpose of the sketch plat is to give the Municipal Agency
the opportunity to give the applicant advice prior to the expenditure
of funds for preliminary plans.
(b)
A sketch plat is an optional submission, and if the subdivider
prefers, he may submit a preliminary plat for classification and discussion
without going through the sketch plat procedure.
(c)
If the subdivider elects to submit a sketch plat, he shall submit an application for a proposed subdivision as required by Land Use Procedures, Chapter 20 for discussion purposes and shall follow all submission procedures as for a minor subdivision.
(d)
Sketch plats may be forwarded to the County Planning Board for
review. The forwarding of sketch plats is optional, but it may save
the subdivider time and expense by doing so.
(e)
No public hearing shall be required; however, the applicant may elect to have one if desired, and, if so, shall proceed as specified in Land Use Procedures, Chapter 20.
(f)
The Planning Board shall review the submission and render its
recommendation within 45 days of submission of a complete application
of a sketch plat to the secretary of the Municipal Agency, or within
such further time as may be consented to by the applicant. Such review
and recommendation is not intended to be binding, and is for discussion
and advisory purposes only. The submission of a sketch plat shall
not be deemed to be a preliminary plat application, and therefore,
the time periods for a preliminary application do not commence.
(g)
The secretary of the Municipal Agency shall notify, in the writing,
the person submitting the sketch plat of the recommendation made by
the Agency within 10 days of the meeting at which the recommendation
was made.
2.
Sketch plat details. The sketch plat shall be prepared to scale based
on deed description, tax map, or similar reasonably accurate data
for the purposes of review and discussion by the Municipal Agency.
The plat shall contain the following data:
(a)
A key map showing the location of the tract to be subdivided
in relation to the surrounding area.
(b)
The tax map sheet, block, lot numbers.
(c)
North arrow and scale.
(d)
The name of the owner and all adjoining property owners and
owners of property directly across the street as disclosed by the
most recent municipal tax record.
(e)
Scale of 100 feet or less to the inch to enable the entire tract
to be shown on one sheet.
(f)
Total tract to be subdivided in acres or square feet.
(g)
Number of lots after subdivision and their areas in acres if
one acre and over, and in square feet if under one acre.
(h)
Location and names of all existing streets within 200 feet of
the tract.
(i)
Location and widths of all proposed streets.
(j)
Location in general of any streams on the site or within 200
feet of the subdivision.
(k)
Location of existing structures on the site and their setbacks.
(l)
Existing structures on adjoining lots, if the new property line
will create a zoning violation.
(m)
The zoning district in which the tract is located.
(n)
Any other data such as wooded areas and topographical features
such as cliffs and swamps within the portion to be subdivided and
within 200 feet thereof which the subdivider feels would assist the
Municipal Agency in evaluating and classifying the subdivision. This
shall be optional. The burden shall be on the subdivider, if subsequent
application for minor, or preliminary approval shall disclose other
data which would require subdivision redesign or reclassification.
(o)
A sketch of how the remaining land will be developed, including
only roads and lots, regardless of whether there is any present or
future intent of further subdivision.
b.
Preliminary plat.
1.
Submission.
(a)
The subdivider shall submit an application for preliminary approval
of a proposed major subdivision to the secretary as required by the
Procedural Ordinance.
(b)
Prior to granting approval of a preliminary plat, the applicant
shall furnish the Municipal Agency with the following certifications:
(c)
The Secretary of the Municipal Agency shall notify, in writing,
the person submitting the subdivision of the action taken by the Agency
within 10 days of the meeting at which the decision was made.
(d)
If the Board acts favorably on a preliminary plat, a notation
reflecting approval by the Municipal Agency, together with the date,
shall be made thereon and signed by the Chairman and Secretary.
2.
Preliminary plat details.
(a)
The preliminary plat shall be clearly and legibly drawn on reproduced
at a scale of not smaller than one inch equals 100 feet and shall
contain a metes and bounds survey prepared by a licensed New Jersey
land surveyor, and all engineering work shall be designed by a licensed
New Jersey professional engineer. The plat shall be designed in accordance
with the provisions of this Chapter.
(b)
The preliminary plat shall include the following information:
(1)
A key map showing the entire subdivision and its relation to
the Municipality.
(2)
The tract name, tax map sheet, block and lot number, date, north
arrow, graphic scale, and the following names and addresses, together
with consent to file:
(i)
Name and address of subdivider.
(ii)
Name, address and license number of the person
who prepared the map.
(iii)
Certification that the applicant is the owner
of the land or his authorized agent, or that the owner has given consent
under an option agreement, giving names and addresses of both.
(iv)
Name and address of owners, as appears on the
Municipal tax records, of adjoining property and property directly
across the street or streets form the property involved.
(3)
Indicate on plan all trees six inches or more in diameter, measuring
two feet above ground level, in all areas to be disturbed by grading
or construction.
(4)
Acreage of tract to be subdivided, to the nearest hundredth
of an acre.
(5)
Sufficient elevations or contours to determine the general slope
and natural drainage of the land to points extending 200 feet beyond
the subdivision boundary; tentative cross sections and profiles of
all proposed new streets; contours at five foot intervals for slopes
averaging 10% or greater, two foot intervals for land of 3% to 10%
slope, and one foot intervals for less than 3% slope. Elevation datum
to be sea level only.
(6)
The location of existing and proposed property line streets,
existing buildings, watercourses, railroad bridges, culverts, drain
pipes, and any natural features such as wooded areas and rock formations.
(7)
The area of each lot in acres if one acre and over, and in square
feet if under one acre.
(8)
Minimum street setback line and side and rear yard setback lines
of each lot.
(9)
A copy of any proposed protective covenants or deed restriction
applying to the land being subdivided shall be submitted with the
preliminary plat.
(10)
A grading plan showing existing and final contours of each lot.
(11)
A soil erosion and sediment control plan as required by this
Section.
(12)
Plans, profiles and cross sections of all proposed streets and
all other requirements on the "Road and Improvement Ordinance". It
is intended that these drawings as well as others submitted in support
of the preliminary plat be in sufficient detail to permit construction
directly from them.
(13)
Plans and profiles of proposed utility layouts such as but not
limited to sewers, storm drains, water, gas and electricity, showing
feasible connections to existing or any proposed utility systems.
(14)
A sketch of the prospective future street system of the included
portion of an entire holding where a preliminary plat covers only
a part thereof.
(15)
A soil erosion and sediment control plan shall be submitted
as part of the preliminary plat submission. Said soil erosion and
sediment control plan shall be prepared by a licensed New Jersey professional
engineer in accordance with the "Standards and Specifications for
Soil Erosion and Sediment Control" of the U.S. Department of Agriculture
Soil Conservation District. Said soil erosion and sediment control
plan shall be submitted to the Soil Conservation District for report
and recommendation. The Municipal Agency shall not act on the preliminary
plat until receipt of the Soil Conservation District report or until
45 days have elapsed from the date of referral to said District. Any
fees or expenses involved in the review by said District shall be
the applicant's responsibility.
(i)
The soil erosion and sediment control plan shall
be for the portion of the tract being disturbed and shall contain
the following:
I.
Plans and specifications of soil erosion and sediment
control measures in accordance with the "Standards and Specifications
for Soil Erosion and Sediment Control" of the Soil Conservation District.
Said measures shall apply to all features of construction on the site,
including street and utility installations as well as protection of
individual lots and said measures shall be instituted to prevent or
control soil erosion and sedimentation during the various stages of
development.
II.
A timing schedule indicating the anticipated starting
and completion dates of the development sequences and the time of
exposure of each are a priority to the completion of effective erosion
and sediment control measures.
(ii)
The following principles, where applicable in
the soil erosion and sediment control plan, shall be included:
I.
Stripping of vegetation, regrading, or other development
shall be done in such a way that will minimize soil erosion.
II.
Whenever feasible, natural vegetation shall be
retained, protected and supplemented.
III.
The disturbed area and the duration of exposure
shall be kept to a practical minimum.
IV.
Temporary seedings and/or mulching shall be used
to protect exposed critical areas during development.
V.
Provisions shall be made to accommodate the increased
run-off caused by changed soil and surface conditions during and after
development.
VI.
Diversions, sediment basins, and so forth, shall
be constructed prior to any on-tract grading or disturbance of existing
surface material.
(iii)
Upon receipt of the report from the Soil Conservation
District, the Municipal Agency shall require incorporation of such
soil erosion and sediment control measures as it deems appropriate
as a condition of approval of the preliminary and final plats.
(16)
Drainage calculations showing existing and expected flows after
development, a color-coded drainage map, plans to control flow to
keep velocities below 4 f.p.s. in swales and outfalls and to intercept
flows when they reach 5 c.f.s.
(17)
A copy of a traffic report, if required by the Planning Board,
shall be submitted together with the application.
(18)
Environmental impact statement.
(i)
Concurrent with the filing of the preliminary plats,
if required by the Planning Board, the subdivider shall also file
five copies of an environmental impact statement prepared by a licensed
professional planner or engineer which shall:
I.
Describe all of the probable effects, including
on-site, on-tract, off-site and off-tract, of the proposed development
upon:
A.
Natural resources of all kinds, including plant
and wildlife.
B.
Hydrologic conditions and existing surface and stormwater
drainage patterns.
C.
Soil erosion and sedimentation.
D.
Water quality with reference to standards established
by the New Jersey Department of Environmental Protection.
E.
Air quality with reference to standards established
by the New Jersey Department of Environmental Protection.
F.
Noise.
G.
Potable water supply.
H.
Sanitary sewage disposal.
I.
Traffic volume and flow.
J.
Municipal services required to serve the proposed
developments.
K.
Municipal services required to serve the health,
safety and welfare of the public.
II.
Discuss alternative proposals for the proposed
development which will reduce or eliminate any adverse on-site or
off-site environmental effects.
III.
Discuss the steps proposed to be taken before,
during and after the development to minimize any adverse on-site or
off-site or off-tract environmental effects which cannot be avoided.
(ii)
The Planning Board shall forward two copies of
every environmental impact statement to the Borough Environmental
Commission, which may furnish comments thereon to the Planning Board
within 45 days of their receipt thereof.
(iii)
Before scheduling a public hearing, the Planning
Board may require revision or supplementation of the preliminary plat
and accompanying plans.
(iv)
The Planning Board may select among alternative
proposals in the environmental impact statement and may establish
conditions considered necessary to eliminate or minimize any temporary
or permanent adverse on-site or off-site environmental effects of
the proposed development.
c.
Final plat.
1.
Submission.
(a)
The subdivider shall submit an application for final approval
of a proposed major subdivision within three years of the date of
approval of the preliminary plat.
(b)
The submission shall be made to the Municipal Agency as required by Land Use Procedures, Chapter 20.
(c)
Prior to final approval, the Municipal Agency shall have received
the following:
(1)
A letter from the Municipal Engineer stating that the required
improvements have been installed to his satisfaction in accordance
with applicable Municipal specifications.
(2)
A letter from the applicant's engineer stating that the final
plat conforms to the preliminary plat, as submitted and approved.
(3)
"As Built" plans and profiles of all utilities, including two
original tracings and two black or blue and white prints shall be
filed with the Municipal Clerk who will forward one set of originals
and prints to the Municipal Engineer.
(4)
A letter from the Municipal Engineer stating the amount of a
maintenance guarantee and the items to be covered by same.
2.
Plat details.
(a)
The final plat shall conform in design to the preliminary plat
and shall show or be accompanied by the following:
(1)
Date, name and location of the subdivision, name of owner and
subdivider, graphic scale, north arrow; and name, address, signature
and seal of person who prepared the map.
(2)
Tract boundary lines, right-of-way lines of streets, street
names, easements, and other rights-of-way, park areas, or land to
be reserved or dedicated for public use, all lot lines and other site
lines, watercourse, with accurate dimensions, including bearings and
distances, and curve information consisting of the following minimum
data:
(3)
The purpose of any easement or land reserved or dedicated to
public use shall be designated, and the proposed use of sites other
than residential shall be noted.
(4)
Each block shall be numbered, and the lots within each block
shall be numbered in conformity with the Municipal Tax Map, as determined
by the Municipal Tax Assessor.
(5)
Minimum building setback line son all lots and other sites.
(6)
Location and description of all monuments whether found set
or to be set.
(7)
Names of owners of adjoining lands, and of the land directly
across the street or streets from property involved as appears on
the municipal tax records.
d.
As-built plans.
1.
Submission. The subdivider shall submit the as-built plans for approval to the Govern Body as required in Land Use Procedures, Chapter 20, subsection 207.6a.5.(b).
2.
Details. The as-built plans shall be clearly and legibly drawn or
reproduced at a scale not smaller than one inch equals 50 feet. The
as-built shall include, on separate sheets, plans and profiles of
the storm sewer system, sanitary sewer system and water main system
installed as a result of the subdivision, based upon actual field
measurements of the facilities as constructed, performed, drawn and
certified by a New Jersey professional engineer or land surveyor.
In the case of a site plan, the as-built plan should also include
a set of the originally approved final site plan with all deviations
marked in red. An additional certificate should also be added to this
set of plans certifying that all information depicted in these plans
is based upon actual field measurements of the improvements constructed,
performed, drawn and certified by a New Jersey professional engineer
or land surveyor. Information required on the as-built utility plans
shall include as a minimum the following:
(a)
Storm sewer system. The size and type of pipe; accurate location
of manholes, catch basins, inlets, discharge points or other structures
within the streets of easements; distance and slope of pipe between
structures; invert elevation of pipe at structure and elevation of
top of structure; location of any drainage ditches; and location and
description of any other drainage facility or improvements required
by the subdivision. The street right-of-way, pavement area, curbs,
gutters, sidewalks, radius at intersections, and centerline elevation
at fifty foot intervals shall also be shown on this plan.
(b)
Sanitary sewer system. Size and type of pipe; accurate location
of manholes, cleanouts or other structures within the streets or easements;
distance and slopes of pipe between structures; invert elevation of
pipe at structures and elevation of top of structure; location of
wye from downstream manhole; location of house connection where it
crosses the curb measured from the downstream manhole or other permanent
type structures(s); and the length of house connection and invert
elevation at the end of the depth to the invert below the top of the
curb. The street right-of-way; pavement area, curbs, gutters, sidewalks,
radius at intersection and centerline elevation at fifty foot intervals
shall also be shown on the plan.
(c)
Water main system. Size and type of pipe; accurate location
of valves, hydrants, blowoffs, meter pits, 45° bends, 90°
bends, tee connections, and tie-in point to existing system; the distance
of the pipe off the face of the curb or the location within an easement;
the depth of the water main below the finished surface of the street;
and the location and description of any other water supply facilities.
The street right-of-way, pavement area, curbs, gutters, sidewalks,
radius at intersections and centerline elevation at forty foot intervals
shall be shown on this plan.
(d)
If any of the improvements required to be shown on the as-built
plans are not installed at the time of final approval, the plans shall
be revised by the subdivider's engineer or land surveyor at his expense
to show their locations prior to the release of the developer from
any performance or maintenance guarantee which the Borough holds for
the subdivision or site plan.
