These rules, regulations and standards shall be considered the minimum requirements for the protection of the health, safety and welfare of the citizens of the Township.
The Planning Board, when acting upon applications for minor or preliminary subdivision approval, shall have the power to grant such exceptions from the requirements for subdivision approval as may be reasonable and within the general purpose and intent of this chapter if the literal enforcement of one or more provisions of this chapter is impracticable or will exact undue hardship because of peculiar conditions pertaining to the land in question.
If it can be demonstrated that because of peculiar conditions relating to the property or proposed construction any of the required plat details are not necessary to properly evaluate the plan, the Planning Board may waive specific requirements. A written request and explanation for the waiver request must accompany the application submission.
Certificate of approval shall be issued by the administrative officer in accordance with the Municipal Land Use Law, N.J.S.A. 40:55D-56.
[Amended by Ord. No. 06-14]
A.
Nonrefundable fees as stated in Schedule IV, Schedule of Fees, attached to this chapter shall be submitted with applications for the following types of subdivision applications:
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
(1)
Lot line adjustment (subdivision/merger) not creating any new lots. When any new lots are created, the fee shall be as stated in Schedule IV, Schedule of Fees, plus the applicable fees for the new lot.
(2)
Minor subdivision plat creating one or more new lots.
(3)
Sketch plat for a major subdivision.
(4)
Preliminary plat for a major subdivision.
(5)
Final plat for a major subdivision.
(6)
Conditional use in conjunction with a subdivision application.
(7)
Zoning variance in conjunction with a subdivision application: variance application fee as set forth in Schedule IV, Schedule of Fees, plus the applicable minor subdivision or preliminary subdivision application fee.
B.
Where a fee is not stated, it shall be the cumulative fees of each request made to the applicable Board or Boards.
A.
Construction permits before final approval. No construction permit shall be issued by the Construction Official for any dwellings, buildings or structures within a subdivision until final approval is granted in the case of major subdivision or approval is granted in the case of minor subdivision.
B.
Construction permits before installation of improvements. No construction permit shall be issued by the Construction Official for any dwellings, buildings or structures within a subdivision until all improvements have been installed as shown on the minor subdivision plat or preliminary subdivision plat, except that the Planning Board may waive this requirement partially or totally and provide for the posting of a performance guarantee for all uncompleted improvements as set forth in § 296-49.
C.
Construction permits before payment of all fees. No construction permits shall be issued until all applicable fees have been paid to the agencies of the county and Township, including all hookup fees to the Township Municipal Utilities Authority.
D.
Certificate of occupancy. No certificate of occupancy for any dwelling, building or structure shall be granted until all required improvements have been installed or completed and certified by the Township Engineer except as herein noted. A certificate of occupancy may be issued by the Construction Official if all improvements have been installed or completed, except the finish course of the road, and the Township Engineer warranties that the Township's interest is best served by delaying completion of the road until after all structures and dwellings are completed. The maintenance guarantee required by § 296-49 shall not begin until the finish course has been installed.
(1)
The Planning Board may authorize the issuance of a temporary certificate of occupancy due to conditions, such as weather, which are beyond the control of the developer if landscaping, permanent sidewalks and other minor improvements specified by the Board have been guaranteed but not yet installed. Prior to the issuance of more than 50% of the temporary certificates of occupancy for a subdivision, all improvements except the finish course of the road, if postponed by the Township Engineer, shall have been constructed or installed.
(2)
If cases of planned residential developments or other large subdivisions, the Planning Board may by resolution develop requirements for the issuance of permanent and temporary certificates of occupancy other than those stated heretofore if such flexibility promotes a more reasonable and logical development scheme and serves the best interest of the Township.
[Amended by Ord. No. 03-7; by Ord. No. 06-11; by Ord. No. 06-21; 11-18-2020 by Ord. No. 20-30; 12-16-2025 by Ord. No. 25-45; 12-16-2025 by Ord. No. 25-46]
All applications shall include the information as follows, except that the Planning Board may waive any requirement upon written request, or may request additional information, where it is clearly appropriate to the particular application. Failure to comply shall render such application incomplete.
A.
Minor subdivisions.
(1)
Two copies of an affidavit of ownership or letter from the owner authorizing submission of the plat.
(3)
When the development is to be located in the sanitary sewer service area, written communication from the RTMUA that adequate sewage treatment capacity has been reserved for the development shall be submitted along with a copy of the reservation agreement and/or proof of payment of deposit on connection fee.
(5)
Twenty-five copies of completed Raritan Township subdivision application form.
(6)
Twenty-five copies of completed Raritan Township minor subdivision checklist form.
(7)
Township application fee.
(8)
Township escrow payment.
(9)
Twenty-five copies of a completed Raritan Township variance application form (if variances from Township ordinance are requested or required).
(10)
When the development is located in the public water service area, 25 copies of correspondence from the public water company indicating service can be provided.
(11)
Certification from the Raritan Township Tax Collector that all taxes, sewer charges, or other assessments on the entire tract have been paid to date, as well as proof that there are no outstanding fines or penalties owed to the Township by the property owner(s) and applicant(s), unless the application was otherwise authorized by court order, settlement and/or agreement with the Township, or a waiver is granted by the appropriate Board based on adequate justification having been shown.
(12)
Copy of Hunterdon County Planning Board application form as submitted to the Hunterdon County Planning Board.
(13)
Two copies of all existing protective covenants, deed restrictions, or easements that apply to the tract.
(14)
Completed W-9 form.
(16)
Two copies of an affidavit stating that any and all lots that are part of the subdivision application have not been part of another minor subdivision within the past 12 months.
B.
Sketch and exempt subdivision.
(1)
Two copies of an affidavit of ownership or letter from the owner authorizing submission of the plat.
(3)
When the development is to be located in the sanitary sewer service area, written communication from the RTMUA that adequate sewage treatment capacity has been reserved for the development shall be submitted along with a copy of the reservation agreement and/or proof of payment of deposit on connection fee.
(5)
Twenty-five copies of completed Raritan Township subdivision application form.
(6)
Twenty-five copies of completed Raritan Township sketch/exempt subdivision checklist form.
(7)
Township application fee.
(8)
Township escrow payment.
(9)
When the development is located in the public water service area, 25 copies of the correspondence from the public water company indicating service can be provided.
(10)
Certification from the Raritan Township Tax Collector that all taxes, sewer charges, or other assessments on the entire tract have been paid to date, as well as proof that there are no outstanding fines or penalties owed to the Township by the property owner(s) and applicant(s), unless the application was otherwise authorized by court order, settlement and/or agreement with the Township, or a waiver is granted by the appropriate Board based on adequate justification having been shown.
(11)
Two copies of all existing protective covenants, deed restrictions, or easements that apply to the tract.
(12)
Completed W-9 form.
(13)
Where common open space is to be provided, two copies of a letter detailing the proposed use and ownership of said open space.
(15)
Twenty-five copies of current New Jersey Department of Environmental Protection letter of interpretation.
(16)
Copy of Hunterdon County Planning Board application form as submitted to the Hunterdon County Planning Board.
C.
Preliminary subdivisions.
(1)
Two copies of an affidavit of ownership or letter from the owner authorizing submission of the plat.
(2)
Two copies of a letter of intent stating the type of structure to be erected, approximate start date of construction, and any phasing plan for subdivision.
(4)
Twenty-five copies of an aquifer test analysis and report in accordance with § 296-69, unless public water is proposed.
(6)
When the development is to be located in the sanitary sewer service area, two copies of written communication with the RTMUA that indicates that adequate sewage treatment capacity has been reserved for the development shall be submitted along with a copy of the reservation agreement and/or proof of payment of deposit on connection fee.
(7)
Twenty-five copies of current New Jersey Department of Environmental Protection letter of interpretation.
(9)
Twenty-five copies of completed Raritan Township subdivision application form.
(10)
Twenty-five copies of completed Raritan Township preliminary subdivision checklist form.
(11)
Township application fee.
(12)
Township escrow payment.
(13)
Twenty-five copies of completed Raritan Township variance application form (if variances from Township ordinance are requested or required).
(14)
When the development is located in the public water service area, 25 copies of correspondence from the public water company indicating service can be provided.
(15)
Certification from the Raritan Township Tax Collector that all taxes, sewer charges, or other assessments on the entire tract have been paid to date, as well as proof that there are no outstanding fines or penalties owed to the Township by the property owner(s) and applicant(s), unless the application was otherwise authorized by court order, settlement and/or agreement with the Township, or a waiver is granted by the appropriate Board based on adequate justification having been shown.
(16)
Copy of Hunterdon County Planning Board application form as submitted to the Hunterdon County Planning Board.
(17)
Two copies of all existing and proposed protective covenants, deed restrictions, or easements that apply to the tract.
(18)
Where common open space is to be provided, two copies of a letter detailing the proposed use and ownership of said open space.
(19)
Five hard copies and one pdf copy of the site development stormwater management plan in accordance with Article XXV.
(20)
Completed W-9 form.
(23)
Pre-application meeting to be held with Township Engineer and Township Planner.
(24)
In addition to paper plans, initial plan sets shall be submitted on CD (or other acceptable archivable electronic format) in the most recent version of AutoCAD and in pdf format. Subsequent revisions shall be submitted paper format and pdf (via email acceptable). The final approved revision shall be submitted in paper, AutoCAD and pdf formats on CD (or other acceptable archivable electronic format).
D.
Final subdivisions.
(1)
Two copies of an affidavit of ownership or letter from the owner authorizing submission of the plat.
(2)
Certification from the Raritan Township Planner that all conditions of preliminary approval have been met and that the preliminary plats have been stamped and signed by the Raritan Township Planning Board.
(3)
Two copies of all approved federal, state, and county permits required under preliminary approval.
(5)
Twenty-five copies of completed Raritan Township subdivision application form.
(6)
Twenty-five copies of completed Raritan Township final subdivision checklist form.
(7)
Township application fee.
(8)
Township escrow payment.
(9)
Certification from Raritan Township Tax Collector that all taxes, sewer charges, or other assessments on the entire tract have been paid to date, as well as proof that there are no outstanding fines or penalties owed to the Township by the property owner(s) and applicant(s), unless the application was otherwise authorized by court order, settlement and/or agreement with the Township, or a waiver is granted by the appropriate Board based on adequate justification having been shown.
(10)
Copy of Hunterdon County Planning Board application form as submitted to the Hunterdon County Planning Board.
(11)
Two copies of all existing and proposed protective covenants, deed restrictions, or easements that apply to the tract.
(12)
Completed W-9 form.
(13)
Submission of two copies of any and all existing and/or proposed homeowners' association documentation, where applicable.
(14)
A CAD drawing, prepared by a New Jersey licensed land surveyor on a compact disc in .dxf format. All required information appearing on the final plat shall appear on separate layers of the drawing. Text shall also appear on a separate layer of the drawing. The file must be drawn at its real New Jersey Plane Coordinates NAD 83 (or the most current New Jersey State Plane Coordinate System) position and the view must be unrotated so that the NJPCS North points orthographically up (vertical) in the screen. The drawing shall identify, at a minimum, three monument markers distributed around the corners of the tract. These monument markers shall be identified in U.S. Survey feet.
[Amended by Ord. No. 03-7]
The Planning Board or its appointed representative shall schedule the application for a hearing if it finds it to be complete and shall forward copies of the plat and exhibits to the following persons or agencies:
A.
Township Engineer.
B.
Township Health Officer.
C.
Township Construction Official.
D.
Hunterdon County Planning Board.
E.
Environmental Commission.
F.
Tax Assessor.
G.
Raritan Township Fire Department.
H.
Flemington-Raritan First Aid and Rescue Squad.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
I.
Raritan Township Local Historians Committee.
J.
Raritan Township Police Department.
K.
Raritan Township Municipal Utilities Authority.
L.
Any other official or agency who or which shall be affected by the proposed subdivision or required to be notified by law.
[Amended by Ord. No. 03-7; Ord. No. 06-11; Ord. No. 10-20; Ord. No. 10-27; Ord. No. 11-3; 3-20-2018 by Ord. No. 18-1]
A.
General. All maps, plats and sketch plats required to be submitted by this chapter shall conform to one of the following size configurations: 8 1/2 x 13 inches, 15 x 21 inches, or 24 x 36 inches.
B.
Minor subdivision. All plats shall be based on accurate information at a scale of not more than one inch equals 100 feet. The plat shall be designed in compliance with the provisions of § 296-66 and shall show or be accompanied by the following information and information listed in § 296-62, except that the Planning Board may waive any requirement or request additional information where it is clearly appropriate to the particular application. Failure to comply shall render such application incomplete.
(1)
Location and key map. The entire tract to be subdivided, giving the accurate location of all existing and proposed property and street lines and rights-of-way, and including a key map at a scale where one inch equals not more than 1,000 feet, showing the entire subdivision and its relation to all features shown on the Official Map and Master Plan and located within 1/2 mile of the extreme limits of the subdivision. The plat shall indicate that all boundary corners of the proposed lots have been set with iron pins and shall show their location. This requirement shall also apply to boundary adjustments.
(2)
Structures, wooded areas and topography.
(a)
The location of existing houses, buildings and other structures within the portion to be subdivided and 200 feet thereof, with accurate dimensions from all existing and proposed lot lines, wooded areas and isolated shade trees more than six inches in diameter, breast high, and two inches in diameter, breast high, for flowering and small trees and sufficient elevations and contours at five-foot vertical intervals for slopes averaging 10% or greater, and at two-foot vertical intervals for land of lesser slope, to determine the general slope and natural drainage of the land, and the high and low points for the portion to be subdivided, and for a distance of 200 feet thereof. All elevations and contours shall be verified in the field to accurately represent the grade involved and shall be based upon United States Coast and Geodetic Survey (USCGS) datum.
(3)
Owners. The name and address of the owner and/or subdivider and the names of all adjoining property owners and those across existing or proposed streets as disclosed by the most recent municipal tax records.
(4)
Other information. The Tax Map sheet, date of original preparation and revisions, block and lot numbers, zone district, old name if submitted under a different title, North arrow, written and graphic scales and acreage of the entire tract and those areas to be subdivided.
(5)
Streets, easements, watercourses and rights-of-way. The location of existing or proposed streets, roads, easements, public rights-of-way, streams, wetlands, wetland transition areas, state open waters, bridges, culverts, drainage ditches and natural watercourses in and within 500 feet of the subdivision.
(6)
Lots. The original and proposed lot layout, lot dimensions, all required setback lines, and lot area of each lot in square feet and acreage. Lots shall be designated by the official lot number designations from the Township Tax Assessor.
(7)
Endorsements and certificates. Plats being submitted for minor subdivision approval shall be a boundary survey map drawn by a licensed New Jersey land surveyor and so certified on the plat, to be drawn from an actual boundary survey. The plat shall contain a four-inch by five-inch blank box, outlined, located adjacent to the title block, which shall be reserved for the Planning Board's review stamp. The specific purpose and restrictions of any easement or land reserved or dedicated for any use shall be indicated on the plat and shall be included in any deeds conveying title to the properties in question. Minor subdivisions requiring improvements shall contain the following certification:
This is to certify that the engineering plans for all improvements are based upon topographical data that has been verified in the field by a New Jersey. licensed land surveyor. |
Signature of New Jersey professional engineer/land surveyor |
(8)
Utility information. Within the public water and sanitary sewer service areas, the plat shall include the location of existing and proposed lines and connections.
(9)
Permeability and soil logs. In the event public sewers are not available and individual septic systems are proposed, the plat shall show the following information:
(a)
For each proposed lot, and pursuant to N.J.A.C. 7:9A-5.2, at least two soil profile pits, or one soil profile pit and a minimum of three soil borings in lieu of the second soil profile pit, provided that the soil horizons and substrata observed in the borings are not significantly different from those observed in the first profile pit.
(b)
At least two passing permeability tests and two acceptable soil logs shall be conducted on each proposed lot. The permeability tests and soil logs shall be located at least 20 feet from each other, but not more than 40 feet from each other, and within the area of the proposed septic field. "Proposed septic field" means that area so designated by the design engineer and located at a lower elevation than the proposed structure, containing the wastewater facilities and proposed well, and conforming to distances established by state law and provisions of this Code. It is further intended that all septic systems shall be gravity systems unless undue hardship shall prevent the same, as determined by the Planning Board.
(10)
Other requirements.
(a)
Minor subdivisions shall show the location and indicate the results of all passing, unsatisfactory and abandoned permeability tests and soil logs. The date the permeability tests and soil logs were taken shall be indicated on the plats as well as the name of the Township witness.
(b)
Where an existing dwelling is part of the subdivision, the plat shall indicate the exact location of the existing well and septic field. No permeability test or soil log shall be required for the dwelling.
(c)
No permeability test or soil log shall be located closer than 100 feet to the highest elevation of seasonal surface water.
(d)
All permeability tests and soil logs shall be performed at the applicant's expense by a person authorized by state law to undertake such tests and shall be witnessed by a representative of the Township Engineer's office, who shall be notified at least 48 hours prior to the conducting of any tests.
(e)
A passing permeability test shall be one which meets the requirement of N.J.A.C. 7:9A-6.1, and where the water level does not drop faster than one inch in one minute.
(f)
Septic fields shall not be located on slopes greater than 15%, and on slopes 6% to 15% the fields shall be placed perpendicular to the slope.
(11)
Floodplain delineations. Minor subdivisions shall indicate flood hazard area delineations for all permanent streams based upon State Department of Environmental Protection delineations or for the 100-year flood as directed by the Township Engineer.
(14)
Tree canopy; historic and specimen trees.
(a)
No more than 55% of the existing mature woodland tree canopy within the property boundaries shall be removed (not to be interpreted as 55% of the total lot area). The location of the remaining 45% of the mature woodland tree canopy to be preserved shall be noted on the landscape plan. Steep slope limits of disturbance and maximum hard surface requirements under Schedule I shall supersede this subsection when appropriate.[2]
[2]
Editor's Note: Schedule I is included as an attachment to this chapter.
C.
Sketch plats and exempt subdivision. All plats shall be based on accurate information at a scale of not more than one inch equals 100 feet. The plat shall be designed in compliance with the provisions of § 296-66 and shall show or be accompanied by the following information and information listed in § 296-62, except that the Planning Board may waive any requirement or request additional information where it is clearly appropriate to the particular application. Failure to comply shall render such application incomplete.
(1)
Location and key map. The entire tract to be subdivided, giving the accurate location of all existing and proposed property and street lines and rights-of-way, and including a key map at a scale where one inch equals not more than 1,000 feet, showing the entire subdivision and its relation to all features shown on the Official Map and Master Plan and located within 1/2 mile of the extreme limits of the subdivision.
(2)
Structures, wooded areas and topography.
(a)
The location of existing houses, buildings and other structures within the portion to be subdivided and 200 feet thereof, with accurate dimensions from all existing and proposed lot lines, wooded areas and isolated shade trees more than six inches in diameter, breast high, and two inches in diameter, breast high, for flowering and small trees, and topography within the portion to be subdivided and within 200 feet thereof shown at two-foot contours.
(3)
Owners. The name and address of the owner and/or subdivider and the names of all adjoining property owners and those across existing or proposed streets as disclosed by the most recent municipal tax records.
(4)
Other information. The Tax Map sheet, date of original preparation and revisions, block and lot numbers, zone district, old name if submitted under a different title, North arrow, written and graphic scales and acreage of the entire tract and those areas to be subdivided.
(5)
Streets, easements, watercourses and rights-of-way. The location of existing or proposed streets, roads, easements, public rights-of-way, streams, bridges, culverts, drainage ditches and natural watercourses in and within 500 feet of the subdivision.
(6)
Lots. The original and proposed lot layout, lot dimensions, all required setback lines, and lot area of each lot in square feet and acreage. Lots shall be designated by consecutive numbers for major subdivisions until given official lot number designations by the Township Tax Assessor.
(7)
Endorsements and certificates. Plats being submitted for exempt subdivisions shall be a boundary survey map drawn by a licensed New Jersey land surveyor and so certified on the plat, to be drawn from an actual boundary survey. The plat shall contain a four-inch by five-inch blank box, outlined, located adjacent to the title block, which shall be reserved for the Planning Board's review stamp. The specific purpose and restrictions of any easement or land reserved or dedicated for any use shall be indicated in the plat and shall be included in any deeds conveying title to the properties in question.
(8)
Utility information. Where public water or public sewer connections are proposed, the sketch plat shall include the location of existing and proposed lines and connections.
(9)
Permeability and soil logs. In the event public sewers are not available and individual septic systems are proposed, the sketch plat shall show the following information:
(a)
For each proposed lot, and pursuant to N.J.A.C. 7:9A-5.2, at least two soil profile pits, or one soil profile pit and a minimum of three soil borings in lieu of the second soil profile pit, provided that the soil horizons and substrata observed in the borings are not significantly different from those observed in the first profile pit.
(b)
Sketch plat major subdivisions. At least one passing permeability test and two soil logs shall be made for each five acres to indicate the suitability of the area for individual septic systems.
(10)
Other requirements.
(a)
Sketch plats shall show the location and indicate the results of all passing, unsatisfactory and abandoned permeability and soil log tests. The date the permeability tests and soil logs were taken shall be indicated on the plats as well as the name of the Township witness.
(b)
Where an existing dwelling is part of the subdivision, the sketch plat shall indicate the exact location of the existing well and septic field. No permeability test or soil log shall be required for the dwelling.
(c)
No permeability test or soil log shall be located closer than 100 feet to the highest elevation of seasonal surface water.
(d)
All permeability tests and soil logs shall be performed at the applicant's expense by a person authorized by state law to undertake such tests and shall be witnessed by a representative of the Township Engineer's office, who shall be notified at least 48 hours prior to the conducting of any tests.
(e)
A passing permeability test shall be one which meets the requirement of N.J.A.C. 7:9A-6-1, and where the water level does not drop faster than one inch in one minute.
(f)
Septic fields shall not be located on slopes greater than 15%, and on slopes 6% to 15% the fields shall be placed perpendicular to the slope.
(11)
Floodplain delineations. Sketch plats for major subdivisions shall indicate flood hazard area delineations for all permanent streams based upon the most recent HUD flood boundary maps or natural resource inventory floodplain/soils maps for Raritan Township, whichever places greater restrictions on the use of land. When more accurate information is available, it shall be utilized and indicated on the plat as to boundaries and source.
D.
Plat submitted for preliminary approval. The preliminary plat shall be clearly and legibly drawn or reproduced at a scale of not less than one inch equals 100 feet. Preliminary plats shall be drawn by a licensed New Jersey professional engineer or land surveyor. Construction sheets shall be drawn, signed and sealed by a licensed New Jersey professional engineer. Contour maps and preliminary construction plans, including road profiles and utility plans, shall be submitted as part of the preliminary plat. Separate maps may be required by the Board for topography, utilities and road details. A soil erosion and sedimentation control plan, a grading plan and landscaping plan shall be included. The plat shall be designed in compliance with the provisions of § 296-66 and shall show or be accompanied by the following information and information listed in § 296-62, except that the Planning Board may waive any requirement or request additional information where it is clearly appropriate to the particular application. Failure to comply shall render such application incomplete. Plans shall show the location of proposed shade trees, detention basin landscaping and other landscaping, including preservation of existing vegetation and trees in compliance with § 296-75D.
(1)
Location and key map. The entire tract to be subdivided giving the accurate location of all existing and proposed property and street lines, and including a key map at a scale where one inch equals not more than 1,000 feet, showing the entire subdivision and its relation to all feature shown on the Official Map and Master Plan, and located within 1/2 mile of the extreme limits of the subdivision, and the zoning classification of the proposed subdivision and of adjacent land.
(2)
Lots. Lot layout, lot dimensions, all required setback lines and dimensions, individual lot areas in square feet, minimum improvable lot area in square feet, and the acreage and square footage of right-of-way easements and dedications. Lots shall be designated by official block and lot numbers as obtained from the Tax Assessor.
(3)
Other contents. The tract name, Tax Map sheet and revision date, block and lot numbers, date of plat preparation and any revisions, reference meridian, written scale, graphic scale and the following names and addresses:
(a)
Record owner or owners of property to be subdivided; if other than an individual, the corporate officers or partners or other statutory agent.
(b)
Subdivider.
(c)
Person who prepared the map, official seal and license numbers.
(d)
Owners of property within 200 feet of entire tract being subdivided.
(4)
Acreage. Acreage of entire tract and those portions to be subdivided to the nearest hundredth of an acre.
(5)
Elevations and contours. Sufficient elevations and contours at five-foot vertical intervals for slopes averaging 10% or greater, and at two-foot vertical intervals for land of lesser slope, to determine the general slope and natural drainage of the land, and the high and low points for a distance of 200 feet around the entire tract boundary. All elevations shall be verified in the field to accurately represent the grades involved and shall be based upon United States Coast and Geodetic Survey datum.
(6)
Existing and proposed locations.
(a)
Utilities and roadways. The location and sizes, where appropriate, of existing and proposed property lines, streets, buildings, watercourses, railroads, bridges, culverts, drain pipes, sanitary sewers, water mains, gas mains, and power lines.
(b)
Natural features such as rock outcroppings, wooded areas, shade trees over eight inches in diameter at breast height, and two inches in diameter at breast height for flowering and small trees, wetlands, wetland transition areas, streams, state open waters, lakes, ponds, or other significant natural features. This data may be determined by field and/or photogrammetric survey. In forest areas of intense growth, where no construction or clearing is proposed, the vegetative perimeter need only be indicated. Where more detailed information is available and/or is required elsewhere in this chapter, it shall be utilized.
(7)
Streets. Preliminary plans and profiles at a scale of not more than one inch equals 50 feet horizontally, and one inch equals five feet vertically, including cross sections every 50 feet, or as specified by the Township Engineer, of all proposed streets, curbs and gutters within the subdivision and proposed connection with existing or future continuing streets. The distance and radii of all curves along all street lines shall be shown.
(8)
Gas, telephone and electric. Preliminary plans and profiles of proposed utility layouts shall be supplied to the Township at appropriate scales approved by the applicable utility for gas, telephone and electrical service, showing connections to existing or proposed systems. All utilities shall be located underground.
(9)
Potable, sanitary and stormwater management plans.
(a)
The applicant shall submit potable water, sanitary sewer and stormwater management plans as part of the exhibits required for preliminary plat approval. Plans and profiles shall be at a scale of one inch equals 50 feet horizontally and one inch equals five feet vertically for all proposed and existing sanitary sewers, storm drains, drainage ditches, and streams within the subdivision, together with the location, sizes, elevations, grades and capacities of any existing sanitary sewer, storm drain, drainage ditch, stream or watercourse to which the proposed facility shall be connected.
(b)
The potable water plan shall be designed to provide each lot within the subdivision with an adequate and continuous supply of potable water. Where a property is located in the public water service area, all lots shall be connected thereto. In the event that the Planning Board determines that such a system is not reasonably accessible, individual wells shall be installed on each lot, but the subdivider may be required by the Planning Board to install within the subdivision a complete water distribution system, including provisions for connection to each structure, or provide performance bonds necessary to cover the future construction of the system. Until such time as the system is capable of becoming operable, it shall be capped.
(c)
The sanitary sewage disposal plan shall be designed to convey sanitary waste from each lot through laterals and interceptors of sufficient size, material and capacity to collectors and then to trunk sewers to public treatment facilities. Where a development is located outside the sanitary sewer service area, approved individual septic systems shall be installed for each lot, except as noted below. Where a public sanitary sewage disposal system is not now reasonably accessible as determined by the Planning Board as per § 296-65D(3) but is located within the sanitary sewer service area, the subdivider shall install within the subdivision a complete sewer pipe system, including provisions for the connection thereto at each structure. Until such time as the public sanitary sewage disposal system is capable of becoming operable, individual septic systems or other appropriate and approved waste treatment facilities shall be required.
(10)
Permeability tests and soil logs. No subdivision or part thereof proposed to be serviced by individual sewage disposal systems shall be approved where results of the permeability tests do not meet with the established requirements of this section or other applicable ordinances or regulations, nor shall any subdivision or part thereof be considered where other physical characteristics of the land would cause septic conditions unsanitary to the public or contrary to the requirements of this chapter or other applicable ordinances or regulations. Any remedy proposed to overcome such situations shall first be approved by the appropriate local and state health agency. The following requirements shall be met:
(a)
For each proposed lot, and pursuant to N.J.A.C. 7:9A-5.2, at least two soil profile pits, or one soil profile pit and a minimum of three soil borings in lieu of the second soil profile pit, provided that the soil horizons and substrata observed in the borings are not significantly different from those observed in the first profile pit.
(b)
Two passing permeability tests and two acceptable soil logs shall be conducted on each proposed lot at the applicant's expense by a person authorized by state law to conduct such tests.
(c)
The permeability tests shall be witnessed by a representative of the Township Engineer, who shall be notified at least 48 hours prior to the conducting of any tests.
(d)
The location and results of all passing, unsatisfactory and abandoned permeability and soil log tests shall be indicated on the preliminary plat. The date the permeability tests and soil logs were taken shall be indicated on the plats as well as the name of the Township witness.
(e)
A passing test shall be one meeting the standards set forth in N.J.A.C. 7:9A-6.1, as amended, and one where the water level does not drop more than one inch in one minute.
(f)
The permeability tests and soil logs shall be located at least 20 feet from each other but within 40 feet of each other within the area of the proposed septic field. "Proposed septic field" shall mean that area so designated by the design engineer and located at a lower elevation than the proposed structure, containing the wastewater facilities and proposed well, and conforming to distances established by state law and provisions of this Code. It is further intended that all septic systems shall be gravity systems unless undue hardship shall prevent the same, as determined by the Planning Board.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
(g)
No permeability test or soil log shall be located closer than 200 feet to the highest elevation of seasonal surface water.
(h)
Septic fields shall not be placed on slopes greater than 15%, and on slopes 6% to 15% the fields shall be placed perpendicular to the slope.
(i)
In areas where on-site or on-tract recharge of stormwaters is proposed, additional permeability tests may be required by the Township Engineer or Planning Board.
(j)
In areas of questionable permeability, the Township Health Officer may establish the conditions under which the permeability tests may be undertaken, including the month of the year and location.
(k)
Where an existing dwelling is part of the proposed subdivision, the exact location of the well and septic field shall be shown. No permeability tests or soil logs shall be required for that dwelling.
(11)
Off-tract improvements. When the development of the subdivision or improvements within the subdivision is contingent upon improvements outside the boundaries of the subdivision, information shall be supplied by the subdivider prior to Planning Board consideration for preliminary approval that the improvements outside the subdivision are installed and shall be available to the subdivider, or that the provisions of § 296-54 have been complied with.
(12)
Setback lines. All front, rear and side yard setback lines shall be shown and dimensioned on all lots.
(13)
Open space. Any open spaces proposed to be dedicated for public use or playgrounds or other public purpose, and the location and use of all such property, shall be shown on the plat. Any improvements proposed for the open space shall be shown on the plat along with the appropriate construction details related to those improvements.
(14)
Support capability. When deemed necessary to determine the suitability of the soil to support new construction, the Planning Board shall require test holes or borings to be made by a New Jersey licensed engineer or an approved testing laboratory at the expense of the subdivider, under the direction of the Township Engineer.
(15)
Conservation plans. Plans showing measures designed to minimize soil erosion and sedimentation, such as berms, siltation ponds, sediment traps, detention and retention basins, landscaping, natural cover, energy dissipaters, and riprap. Plans shall also include, where applicable:
(a)
A storm drainage schedule, including a description of all temporary and permanent structures and other techniques for the control of stormwater, together with a timetable for the construction or installation of such structures, or other techniques.
(b)
A schedule containing the timing of and description of temporary and permanent soil stabilization measures, including tracking, scarification, serration of slopes, roughening, mulching, hilting, chemical binders and other suitable methods of soil stabilization.
(c)
The location and description of water interception and diversion measures, such as diversion ditches, dikes, barriers, and disposal structures, such as flexible or sectional down drains, flumes, linear spreaders and the like.
(d)
Lot grading.
(16)
Landscaping plans. Plans showing the location of proposed shade trees, detention basin landscaping and other landscaping, including preservation of existing vegetation.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
(17)
Easements and dedications. The specific purpose and restrictions of any easement or land reserved or dedicated for any use shall be indicated on the plat, and the proposed use of sites (other than residential) shall be noted.
(18)
Certification. The following certification shall appear on all preliminary plats:
This is to certify that the engineering plans contained herein for all improvements are based upon topographical data that has been verified in the field by a New Jersey licensed land surveyor. |
Signature of New Jersey professional engineer/land surveyor |
(19)
Floodplain delineations. Preliminary plats for major subdivision shall indicate flood hazard area delineations for all permanent streams based upon State Department of Environmental Protection delineations or for the 100-year flood as directed by the Township Engineer.
(20)
Fire protection systems. Plans shall show the location and construction details of proposed fire protection system in accordance with § 296-65D(10).
(22)
The plat shall contain a four-inch by five-inch blank box, outlined, located adjacent to the title block, which shall be reserved for the Planning Board review stamp.
(23)
Sight, conservation and drainage easements shall be shown on the plat as required elsewhere in this chapter.
(24)
Recycling plan. The subdivision plat shall conform with the requirements of § 382-12 of the Township Code for new developments of multifamily residential units and commercial, institutional, or industrial properties.
(25)
Tree canopy; specimen and historic trees.
(a)
No more than 55% of the existing mature woodland tree canopy within the property boundaries shall be removed (not to be interpreted as 55% of the total lot area). The location of the remaining 45% of the mature woodland tree canopy to be preserved shall be noted on the landscape plan. Steep slope limits of disturbance and maximum hard surface requirements under Schedule I shall supersede this subsection when appropriate.[3]
[3]
Editor's Note: Schedule I is included as an attachment to this chapter.
E.
Final plat. The plat shall be drawn in compliance with the provisions of the State Map Filing Act[4] and shall show or be accompanied by the following information and information listed in § 296-62, except that the Planning Board may waive any requirement or request additional information where it is clearly appropriate to the particular application. Failure to comply shall render such application incomplete.
(1)
Identification. Date, name and key map of the subdivision, name of owner, written scale, graphic scale, and reference meridian. The final plat shall be drawn at a scale of not more than one inch equals 100 feet.
(2)
Other contents. Tract boundary lines, rights-of-way, lines of streets, street names, easements and other rights-of-way, land to be reserved or dedicated to public use, all lot lines with accurate dimensions, bearings, distances, arc lengths, central angles, tangents, and radii of all curves, building setbacks and area of each lot in square feet.
(3)
Easement and dedications. The specific purpose and restrictions of any easement of land reserved or dedicated for any use shall be indicated, and the proposed use of sites other than residential shall be noted. Floodplain delineations for the flood hazard area shall be shown on the plat as indicated on the approved preliminary plat or as directed by the Township Engineer.
(4)
Block and lots. All block, lot and house numbers shall be approved by the Township Engineer and the Tax Assessor and shall be related to existing block and lot numbers as shown on the Official Tax Map of the Township.
(6)
Consent of owner. Certification that the applicant is the agent of the owner of the land or that the owner has given consent to file the map.
(7)
Approval. When approval of a plat is required by an officer or body, whether municipal, county or state, approval shall be certified on the plat.
(8)
Certifications. The following certifications shall appear on the final plat:
a. | I hereby verify that this map and the survey have been made under my immediate supervision and comply with the provisions of the Map Filing Law. (Include the following, if applicable.) | |
I do further certify that the monuments as designated and shown herein have been set. | ||
Licensed land surveyor (affix seal) | Date | |
If monuments are to be set at a later date, the following endorsement shall be shown on the map: | ||
I certify that a bond has been given to the Township of Raritan guaranteeing the future setting of the monuments shown on this map and so designated. | ||
Township Clerk | Date | |
b. | I hereby certify that all of the requirements of the Raritan Township health ordinances have been complied with. | |
Health Officer | ||
c. | I have carefully examined this map and find it conforms with the provisions of the Map Filing Law and the municipal ordinances and requirements applicable thereto. | |
Municipal Engineer (affix seal) | ||
d. | This Application No. _____ is approved by the Raritan Township Planning Board as a major subdivision. | |
Chair | ||
Secretary | ||
(9)
The final plat shall contain a four-inch by five-inch blank box, outlined, which shall be reserved for the County Planning Board review stamp.
(10)
Each final plat submission shall include a map clearly and legibly drawn at a scale of one inch equals 400 feet showing proposed street rights-of-way, tract boundary lines, easements, land to be reserved or dedicated to public use, and all lot lines for the area covered by the final plat. Such map, at a scale of one inch equals 400 feet, need not be filed with the Hunterdon County recording officer.
[4]
Editor's Note: See N.J.S.A. 46:26B-1 et seq.
[Amended by Ord. No. 02-21]
A.
General. Prior to the granting of the final approval, the subdivider shall have installed improvements required by the Planning Board except as provided in § 296-49. The Planning Board may solicit local, county, state, federal, public or semi-public agencies and knowledgeable individuals on what improvements shall be required. Improvements recommended by other agencies, such as a utilities authority or county, state or other governmental agencies, may be required by the Planning Board as a condition of final approval. The following construction standards and improvements are necessary to protect the health, safety, welfare and convenience of the residents and public, as well as needed to meet local, county, regional, state and national goals and objectives. All of the improvements listed below may not be appropriate or needed. These items may then be waived in accordance with § 296-57.
B.
Construction standards.
(1)
Township standards. All standards and specifications of the Township as now or hereafter adopted, and applicable ordinances, shall govern the design, construction and installation of all improvements. Failure of the subdivider, developer, his or her contractor or agent to conform to the specifications shall be just cause for the suspension of the work being performed. No subdivider shall have the right to demand or claim damages from the Township, its officers, agents or servants by reason of the suspension.
(2)
Other standards. In the event the Township has not adopted standards and specifications for a specific type of improvement, then generally accepted engineering standards as set forth in engineering and construction manuals as may be approved and modified by the Township Engineer for a specific situation shall be used. Gas, electric, telephone and similar utilities shall be installed in accordance with applicable company, state and federal requirements.
(3)
Grades. All construction stakes and grades shall be set by a licensed land surveyor in the employ of the subdivider, developer or contractor. One copy of all cut sheets signed by a land surveyor or professional engineer shall be filed with the Township Engineer 48 hours prior to the commencement of any construction.
(4)
Township Engineer. Prior to the start of the construction or installation of such improvements, the subdivider shall advise the Township Engineer 48 hours prior to the commencement of such work. No underground installation shall be covered until inspected and approved by the appropriate official. If, during installation of any of the required improvements, the subdivider fails to meet specification requirements, or to correct unacceptable work, the subdivider shall be notified in writing by certified mail by the Township Engineer that the subdivider has failed to comply with specifications or to correct unacceptable work properly, and the notice shall set forth in detail what has not been properly installed. Should any underground structure be covered prior to inspection, it shall be uncovered as directed by the Township Engineer at the expense of the subdivider for reinspection. If, within 10 days after mailing of such notice, the subdivider has failed to perform in accordance with the notice, the Township Engineer shall then cause the notice of failure to comply to be served upon the subdivider, and a copy shall be sent to the Township Committee and Planning Board. All work shall cease on the site immediately upon notification.
(5)
Raritan Township Municipal Utilities Authority. Prior to the start of the construction or installation of public sanitary sewerage improvements, the subdivider shall advise the Raritan Township Municipal Utilities Authority 48 hours prior to the commencement of such work. No underground installation shall be covered until inspected and approved by the appropriate official. If, during installation of any of the required improvements, the subdivider fails to meet specification requirements or to correct unacceptable work, the subdivider shall be notified in writing by certified mail by the Raritan Township Municipal Utilities Authority that the subdivider has failed to comply with the specifications or to correct unacceptable work properly, and the notice shall set forth in detail what has not been properly installed. Should any underground structure be covered prior to inspection, it shall be uncovered as directed by the Raritan Township Municipal Utilities Authority at the expense of the subdivider for reinspection. If, within 10 days after mailing of such notice, the subdivider has failed to perform in accordance with the notice, the Raritan Township Municipal Utilities Authority shall then cause the notice of failure to comply to be served upon the subdivider, and a copy shall be sent to the Township Engineer, Township Committee, and Planning Board. All work shall cease on the site immediately upon notification.
(6)
Additional improvements. If, during construction, additional improvements are needed or changes are required in the location or construction of previously approved improvements, the Township Engineer shall have the authority to require the changes. All changes shall be indicated on the as-built plans.
C.
Site conditions.
(1)
Maintenance required. During construction, the site shall be maintained and left each day in a safe and sanitary manner, and any condition which could lead to personal injury or property damage shall be immediately corrected by the subdivider upon an order by the Township Engineer or Construction Official or other authorized personnel.
(2)
Disposal of dead trees, litter and building materials. Development areas shall be cleared of all stumps, litter, rubbish, brush, weeds, dead and dying trees, roots, and debris, and excess or scrap building materials shall be removed or destroyed immediately upon the request of and to the satisfaction of the Building Inspector prior to issuing a certificate of occupancy.
(3)
Earth removal and topsoil. No topsoil shall be removed from the site or used as spoil unless approved as part of the soil erosion and sediment control plan. At least six inches of topsoil shall be provided within 25 feet of the structure or paved areas and be appropriately landscaped. Stabilization shall proceed promptly in accordance with the specifications and requirements of the approved soil erosion and sediment control plan.
(4)
Changes in elevation. No change of contour shall be made to any lot or site unless approved as part of a development application. All development shall respect the natural contours of the site. Changes may be made to the natural contours of a property only for public health and safety purposes.
[Amended by Ord. No. 06-11]
(5)
Temporary improvements. Prior to or during construction, the Township Engineer may require the installation or construction of improvements to prevent or correct temporary conditions on the site which could cause personal injury or damage to property or constitute a health hazard. These conditions may result from erosion and landslide, flooding, heavy construction traffic, creation of steep grades and pollution. Improvements may include berms, mulching, sediment traps, detention and retention basins, grading, plantings, retaining walls, culverts, pipes, guardrails, temporary roads, and others appropriate to the specific condition. All temporary improvements shall remain in place and in operation until otherwise directed by the Township Engineer.
(6)
Trees.
[Amended by Ord. No. 10-27]
(a)
Existing trees on any site shall be preserved with tree protection fencing erected with a minimum height of four feet and placed a minimum of 15 feet from the trunk of the tree or along the dripline, whichever is greater. Snow fencing may be used. However, chain-link fence may be required if warranted by site conditions and rarity of the plant.
(b)
Any clearing within the dripline or within 15 feet of a tree, whichever is greater, shall be done by hand-operated equipment.
(c)
Where a tree that has been noted for preservation or identified as a historic or specimen tree is severely damaged and is unable to survive, tree replacement may occur as required by the Township.
[Amended by Ord. No. 11-3]
(d)
The appropriate approving authority may require a qualified forester to report to the Board, at the developer's sole expense, as to what measures are necessary to preserve existing trees.
D.
Improvements.
(1)
Stormwater. The stormwater disposal system shall include all or some of the following: curbs, catch basins, culverts, pipes, stormwater drains, swales, drainage rights-of-way, channel improvements, riprap, retention, and detention basins, constructed wetlands, vegetated filter strips, rain gardens, bioretention basins, infiltration basins, manufactured treatment devices, pervious pavement systems, dry wells, sand filters, wet ponds or any combination thereof. It may also include any vegetation and landscaping associated with those improvements.
(a)
In all new residential subdivisions, all stormwater detention and retention facilities, with the exception of individual on-site underground systems, shall be placed on individual lots which shall contain no other structures except those accessory to the stormwater facilities. Said lots will not be required to meet the minimum lot size, lot width, or other associated requirements of the underlying zoning district.
(b)
In all new residential subdivisions, all stormwater detention facilities, when located on individual lots, shall be owned and maintained by a homeowners' association.
[Amended by Ord. No. 06-11]
(2)
Individual on-site systems. An individual on-site sanitary waste disposal system shall include all or some of the following: septic tank, distribution box, drainage tiles, drainage field, and ground mound.
(3)
Public systems. Any subdivision located within the sanitary sewer service area as identified in the most recent Township Master Plan shall only be connected with and use the facilities of the Raritan Township Municipal Utilities Authority sanitary sewer system to the exclusion of any other system or methods for the collection and disposal of sanitary sewage. If the Planning Board determines that the existing Raritan Township Municipal Utilities Authority sanitary sewer system is not reasonably accessible either due to such reasons as the distance required, the level of improvements required, or lack of available sewer treatment capacity to allow the economically feasible development of the property, the applicant shall install within the subdivision a complete sewer pipe system, including all necessary easements and provisions for the connection thereto at each structure. Until such time as the connection to the public sanitary sewage disposal system is capable of becoming operable, individual septic systems or other appropriate and approved wastewater treatment facilities shall be required.
[Amended by Ord. No. 02-9; Ord. No. 02-14]
(4)
Water. A water system shall include all or part of the following: pipes and necessary appurtenances of sufficient size, material and capacity, pumps, valves, pumping stations, standpipes and fire hydrants. Fire hydrants shall be of a design and type approved by the Township Engineer and be installed in accordance with Township regulations.
(5)
Private utilities. Gas lines, telephone lines, electrical service, cable television, and similar utilities when installed shall consist of those elements required by the private utility or federal, state or local law.
(6)
Vehicular and pedestrian improvements. Such improvements shall include all or part of the following: street paving, curbs, gutters, concrete sidewalks, bituminous concrete driveway aprons, streetlighting, traffic signs, traffic control devices and guardrails, and other street improvements.
(b)
Street signs. The design and location of all street signs shall be approved by the Planning Board. The name of all new streets shall be approved by the Township Committee or its designee.
(c)
Sidewalks. Sidewalks, where required, shall be a minimum of four feet in width. Sidewalks shall be provided along the frontage of lots fronting on major arterial, collector, and marginal access roads and located within 1.5 miles of a school. Such sidewalks shall be at least four feet wide and at least three feet from the curb or edge of pavement within the right-of-way lines.
(d)
Traffic signs and control devices. These improvements, such as "stop," "yield" and "one-way" signs, etc., shall be designed and installed in accordance with applicable federal, state and county regulations in accordance with the Manual on Uniform Traffic Control Devices adopted by the U.S. Department of Transportation. Recommendation as to their installation may be made by the Police Department or other competent agency.
(e)
Guardrails. These shall be designed to deter vehicles from leaving the road. They shall be installed where danger exists to the traveling public due to steep topography, narrow roadways, location of drainage ditches or other similar conditions.
(7)
Natural improvements. These improvements shall include all or some of the following: shade trees, topsoil, earth removal, borrow and fill, improvements to prevent erosion and landslides, and improvements to prevent damage to adjacent property and to protect vistas and existing natural growth.
(9)
(Reserved)
[Amended by Ord. No. 10-27]
(10)
Fire protection systems. While recognizing that it may not be possible to assure complete fire protection in every given case, in order to provide the Raritan Township Fire Department with some minimum firefighting capability, all major subdivisions shall provide for a source of water for firefighting purposes in systems approved by the Township Fire Marshal and Fire Chief and in accordance with the following criteria:
(a)
Where an existing public water supply is available and has been approved by the Raritan Township Fire Department for minimum firefighting purposes, fire hydrants shall be installed at appropriate locations. In residential developments, a water supply system and fire hydrants shall be installed in accordance with the New Jersey Residential Site Improvement Standards (Subchapter 5). In other than residential developments, a water supply system and fire hydrants shall be installed as recommended by the Township Fire Marshal and Fire Chief and accepted by the Raritan Township governing body. The public water supply system in nonresidential developments shall be capable of supplying the needed fire flow at all times for a minimum duration of one hour for flows of 1,500 gpm or less at a minimum of 20 psi residual pressure or for two hours for flows greater than 1,500 gpm at a minimum of 20 psi residual pressure. Hydrants shall be spaced to provide the necessary fire flow as indicated in Attachment A titled "Fire Flow Requirements for the Township of Raritan," attached to the ordinance codified in this section and on file for public inspection.
[1]
The allowance for each fire hydrant at 20 psi residual pressure used to deliver the fire flows listed in the above table is as follows:
[a]
Allow up to 1,000 gpm for each hydrant within 300 feet of the building.
[b]
Allow up to 670 gpm for each hydrant within 301 to 600 feet of the building.
[c]
Allow up to 250 gpm for each hydrant within 601 to 1,000 feet of the building.
[d]
Allow zero gpm for each hydrant greater than 1,000 feet from the building.
[2]
Hydrants shall be installed in accordance with standards set forth in ANSI/AWWA, Dry Barrel Fire Hydrants, latest edition, painted as directed by the Township Fire Marshal and Fire Chief, and tested in accordance with NFPA 291, Recommended Practice for Fire Flow Testing and Marking of Hydrants, latest edition, to ensure compliance with fire flow requirements. Acceptance test data shall be provided to the Township Fire Marshal and Fire Chief for review and approval. In areas where public water supply is available but such water supply does not have the capacity to satisfy the foregoing minimum standards, such public water supply system shall be supplemented with additional measures to satisfy the minimum fire protection requirements of the Township. Such additional measures may involve any one or a combination of the following: installation of booster pumps with appurtenances, installation of water storage tanks with appurtenances, creation of drafting points with appurtenances, or such other means of increasing firefighting capability as may be recommended and approved by the Township Fire Marshal and Fire Chief.
(b)
Where public water supply is not available, underground water storage tanks shall be installed to provide a source of water for firefighting. For subdivisions in residential zoning districts, underground water storage tanks shall be located and installed so that no dwelling is farther than 1,000 linear feet from any such tank as measured along the street, either public or private, and the access driveway to the dwelling. In no event shall the distance between tanks be greater than 2,000 linear feet. At least one tank shall be installed for each 2,000 linear feet of street length or fraction thereof. The minimum capacity of every underground water storage tank within residential zoning districts shall be 15,000 usable gallons.
[1]
The locations of all fire protection systems and appurtenances shall be approved by the Township Fire Marshal or Fire Chief. Unless an equivalent alternate fire protection system is authorized by the Planning Board and the Township Fire Department, underground water storage tank systems shall be provided and shall be constructed and installed in accordance with design standards and specifications on file in the Township Department of Engineering, Planning and Zoning.
[2]
In all cases where a fire protection system is required, no construction permit shall be issued for a dwelling or principal structure upon any lot within the subdivision until, to the extent necessary to afford fire protection to such dwelling or principal structure, such system is installed and its operability tested and approved by the Township Fire Marshal and Fire Chief.
(11)
Streetlighting. Streetlights shall be required at every street intersection and on the end of each cul-de-sac. In addition, streetlights may be required in other locations as determined by the Planning Board. If the street has a sidewalk along one side, the streetlights will generally be limited to the sidewalk side of the street.
A.
General. The subdivider shall observe the following requirements and principles of land subdivision in the design of each subdivision or portion thereof. To assist developers in good design techniques, several sketches illustrating design standards are attached to and made a part of this chapter by reference. Such sketches shall be on file in the office of the Planning Board.
(1)
Development patterns. The subdivision plat shall conform to design standards of this article and should reflect the desire for a more natural layout respecting existing natural features.
[Amended by Ord. No. 06-11]
(2)
Reservation of public areas.
(a)
If the Master Plan or the Official Map provides for the reservation of designated streets, public drainageways, flood control basins, bikeways, walkways or public areas within the proposed development, before approving a subdivision, the Planning Board may further require that such streets, ways, basins or areas be shown on the plat in locations and sizes suitable to their intended uses. The Planning Board may reserve the location and extent of such streets, ways, basins or areas shown on the plat for a period of one year after the approval of the final plat or within such further time as may be agreed to by the developer. Unless during such period or extension thereof the Township shall have entered into a contract to purchase or institute condemnation proceedings according to law for the fee or a lesser interest in the land comprising such streets, ways, basins or areas, the developer shall not be bound by such reservations shown on the plat and may proceed to use such land for private use in accordance with applicable development regulations. The provisions of this subsection shall not apply to the streets and roads, flood control basins or public drainageways necessitated by the subdivision or land development and required for final approval.
(b)
The developer shall be entitled to just compensation for actual loss found to be caused by such temporary reservation and deprivation of use. In such instance, unless a lesser amount has previously been mutually agreed upon, just compensation shall be deemed to be the fair market value of an option to purchase the land reserved for the period of reservation, provided that determination of such fair market value shall include, but not be limited to, consideration of the real property taxes apportioned to the land reserved and prorated for the period of reservation. The developer shall be compensated for the reasonable increased cost of legal, engineering, or other professional services incurred in connection with obtaining subdivision approval or site plan approval, as the case may be, caused by the reservation.
B.
Street.
(1)
General. The arrangement of streets not shown on the Master Plan or Official Map shall be such as to provide for the appropriate extension of existing streets and, where necessary in order to promote the orderly flow of traffic and for the safety, welfare and convenience of the public, shall be such as to provide for the appropriate extensions to adjoining properties.
(2)
Right-of-way and pavement widths. The right-of-way and pavement widths shall be measured from abutting lot line to abutting lot line and shall not be less than the following:
(a)
Arterial and primary roads: right-of-way, as required by the state or county.
(b)
Secondary roads: right-of-way, as required by the state or county.
(c)
Collector streets: right-of-way, 50 to 60 feet; pavement, 30 to 40 feet.
(d)
Nonresidential minor and marginal access streets: right-of-way, 50 feet; pavement width, 26 to 30 feet.
[Amended by Ord. No. 06-11]
(e)
Cul-de-sac turnarounds. Cul-de-sac turnarounds shall have a minimum radius of 25 feet and minimum right-of-way radius of 30 feet. A landscaped island should be provided where appropriate.
[Amended by Ord. No. 06-11]
(f)
Internal or service roads. The right-of-way and pavement widths for internal roads in multifamily, commercial and industrial developments shall be determined by the Planning Board on an individual basis and shall in all cases be of sufficient width and design to safely accommodate the maximum traffic, parking, loading and access for emergency equipment, but in no case shall the pavement be less than the 24 feet in width for two-way traffic.
(g)
Residential access streets shall meet the requirements of the Residential Site Improvement Standards, with the minimum roadway width being 22 feet.
[Amended by Ord. No. 06-11]
C.
Widening existing streets. Subdivisions that include existing streets which do not conform to pavement and/or right-of-way widths as shown on the Master Plan or Official Map shall dedicate and improve to Township specifications the additional width from the center line of the road abutting the property being subdivided. If the subdivision adjoins one side of an existing road which does not meet standards, only 1/2 of the required extra width shall be dedicated and improved to Township specifications. When in the interests of traffic safety, health, convenience and good planning a postponement of the installation of construction of a widened roadway is desirable, the Planning Board may authorize such postponement, provided the developer shall deposit with the Township the cost of the improvement in lieu of actually constructing or installing the same in the same manner as required in § 296-49.
D.
Street design standards.
(1)
Grades. Grades of arterial, primary and secondary roads shall be determined by the state or county. Collector streets shall not exceed 7%. Grades on other streets shall not exceed 9%. No street shall have a minimum grade of less than 1%. The Township Engineer may waive the minimum and maximum grade requirements under particular circumstances.
(2)
Intersections. Street intersections shall be laid out as nearly at right angles as possible and in no case shall be less than 60°. The block course at intersections shall be rounded at the right-of-way line with a twenty-five-foot radius curve and at the curbline with a curve having a radius of not less than 35 feet.
(3)
Jogs. Street jogs with center-line offsets of less than 150 feet shall be prohibited.
(4)
Reverse curves. A tangent at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.
(5)
Connecting streets. When connecting street lines deflect from each other at any one point by more than 10° and not more than 45° they shall be connected by a curve with a center-line radius of not less than 300 feet for minor streets and 600 feet for arterial and collector streets.
(6)
Grade changes. All changes in grade shall be connected by sag and crest vertical curves, and vertical curves shall not be less than 100 feet in length unless approved by the Township Engineer.
(7)
Dead-end streets/culs-de-sac. Dead-end streets shall not be longer than 1,200 feet unless authorized to be longer by the Planning Board. They shall have a turnaround installed with a curb radius of 40 feet and shall be tangent wherever possible to the right side of the street. The dead-end street should extend to the adjoining property line to permit its extension to serve adjacent properties with adequate provision made for the future extension of the street to meet Township standards. Stub streets, those providing connections to abutting properties, shall be improved to the property line.
(8)
Names. Streets shall not have a name which will duplicate or so nearly duplicate as to be confused with the names of existing streets. The continuation of an existing street shall have the same name. All street names shall be approved by the Planning Board.
E.
Blocks.
(1)
General. Block length and width or acreage within bounding roads shall be such as to accommodate the size of the lot required in the area by Part 3, Zoning, of this chapter and to provide adequately for sewage disposal, convenient access, circulation, control and safety of street traffic.
(2)
Pedestrian crosswalks. In blocks over 1,000 feet long, public rights-of-way through the blocks may be required in locations deemed necessary by the Planning Board such as schools, recreation areas and public buildings. Such rights-of-way shall be at least 10 feet wide and may be improved by paving if so deemed by the Planning Board. Block sizes for group housing, business or industrial use shall be sufficient to meet all area and yard requirements for such use.
(3)
Easements. Rights-of-way and easements within blocks in commercial, business or industrial areas shall be not less than 30 feet in width.
F.
Lots.
(1)
General. Lot dimensions, front, side and rear yards and total area in square feet shall not be less than the requirements of Part 3, Zoning, of this chapter.
(2)
Side lines. Insofar as is practical, side lot lines shall be a right angle to streets and radial to curved streets.
(3)
Frontage. Each lot shall front upon a street and the frontage shall not be less than required by Part 3, Zoning, of this chapter as measured along the building setback line and street right-of-way line. The minimum frontage along a cul-de-sac shall be measured at the minimum required building setback line.
(4)
Setbacks. Where land has been dedicated for a widening of existing streets, lots shall begin at such new street line as may have been established, and all setbacks shall be measured from such line.
(5)
Substandard suitability. Where there is a question of the suitability of a lot or lots for their intended use due to factors such as rock formations, flood conditions, high water table, sewage disposal, excessive topographic slope or similar circumstances, the Planning Board may, after adequate investigation, with professional assistance, if deemed necessary, withhold approval of such lots.
(7)
Lots on arterial or collector streets. Lots fronting on arterial or collector roads shall, at the discretion of the Planning Board, be serviced by a marginal access road or reverse frontage, to be required to provide driveways with turnarounds as indicated in the design sketches attached to this chapter by reference.
G.
Public use, service areas and utility placement.
[Amended by Ord. No. 06-11]
(1)
Utility easements. As determined by the Planning Board, easements may be required for utility installation, existing or future. Such easements shall be at least 20 feet wide and located after consultation with the utility companies. Where underground utilities are proposed outside of the right-of-way, a twenty-foot underground utility easement shall be provided.
(2)
Drainage, conservation and historic preservation easements.
(a)
Wetlands and wetland buffer/transition areas. Where property to be subdivided contains wetlands and their associated transition areas as confirmed by the State of New Jersey under a letter of interpretation, said wetlands and transition area shall be placed into conservation easements. Where a property has wetlands but the areas have not been confirmed by the NJDEP under a letter of interpretation, the wetlands transition area shall be 150 feet and shall be placed into a conservation easement with the restrictions listed hereafter.
(b)
Watercourses. Where a property contains a watercourse, said watercourse and a riparian buffer as required under § 296-141A of this chapter shall be placed into drainage and conservation easements.
(c)
Other significant physical features. Where a property to be subdivided contains significant features, including but not limited to wooded areas, steep slopes, aquifer recharge areas, wildlife habitat, rock outcroppings, vistas, soil conditions, or other significant horticultural, environmental, or natural features determined by the Environmental Commission and/or Planning Board to be desirous to preserve, they shall be placed in a drainage and/or conservation easement.
(d)
Historic structures. In any subdivision containing a structure listed on or determined to be eligible to be listed on the National Register for Historic Places as listed within the Township Historical Survey, Hunterdon County Historical Survey, the New Jersey Register of Historical Places or the National Register of Historic Places or as may be further recommended by the Raritan Township Local Historians Committee, an easement preventing the demolition or substantial remodeling of the structure shall be given to the Township.
(e)
Cemeteries and burial places. Any property to be developed containing an unused or historical cemetery or burial place shall provide an easement to the Township preventing the removal or alteration of the cemetery or burial place.
(f)
Easement preparation. The Township Attorney shall be responsible for the preparation of any easements dedicated to the Township. The applicant will be responsible for providing the Township with the following:
H.
Bufferyards.
[Amended by Ord. No. 02-54]
(2)
Where provided between such uses, said bufferyards may be placed on separate lots. Said lot(s) would not be required to meet other lot requirements found elsewhere in this chapter. Said lot(s) would be required to be permanently deed restricted from further development.
(3)
Any bufferyard shall be permanently covered by an appropriate easement or similar restriction preventing the removal or destruction of said bufferyard.
(4)
If a bufferyard is to be located on an individual and/or separate lot, the Planning Board shall require the establishment of a homeowners' association to own and maintain said bufferyard.
I.
State open waters. No structure shall be built within 50 feet and no disturbance of soil or vegetation shall occur within 25 feet of the top of the bank of any state open waters (as defined or determined by the New Jersey Department of Environmental Protection). Should the watercourse meet the definition of both state open waters and an existing stream carrying water on an average of six months of a year, and/or shown on a United States Department of the Interior Geological Survey quadrangle, then the larger of the riparian buffer requirements found within § 296-141 shall be met.
[Amended by Ord. No. 06-21]
J.
Tree protection.
[Amended by Ord. No. 10-27]
(1)
To the greatest extent practicable, trees 18 inches in diameter at breast height (dbh) and larger, tree rows and hedgerows should be preserved. Only those trees necessary to permit the construction of buildings, structures, streets, driveways, infrastructure and other authorized improvements shall be removed. Where clusters of trees exist on the site or are contiguous with adjacent sites, fragmentation of the cluster shall be avoided where possible. Existing vegetation shall be preserved to the greatest extent feasible, although invasive plants may be removed provided they are replaced with native plants.
(2)
A report from the Environmental Commission and the Township's Landscape Architect shall be requested for recommended areas of tree preservation.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
(3)
The appropriate approving authority shall have the option of requiring a conservation easement to protect any or all trees or tree canopy areas to remain on site.
A.
A wetlands analysis shall be performed to identify wetlands as defined by the Freshwater Wetlands Protection Act, P.L. 1987, c. 156,[1] to identify the wetlands by type (ordinary, intermediate and exceptional resource value), and to specify the required transition area. On-site wetlands and transition areas required for on-site wetlands shall be delineated. A transition area may be located and required by the Freshwater Wetlands Protection Act, P.L. 1987, c. 156, on a property even through the freshwater wetlands adjacent to that transition area are located on a different property. In such case, the transition area as required shall be delineated on the subdivision plat or site plan. A report from the person or firm preparing the wetlands analysis shall be prepared and submitted identifying the above or stating that no wetlands and/or transition areas affect the subject site. Alternatively, a letter of interpretation from the State of New Jersey Department of Environmental Protection (NJDEP) determining the absence or presence of wetlands will be acceptable. If the letter of interpretation determines the presence of wetlands, a delineation shall be prepared. In accordance with the Freshwater Wetlands Protection Act rules, a delineation of a wetlands boundary for a parcel of less than one acre may be by letter of interpretation.
(1)
Such wetlands and transition areas shall be identified by metes and bounds description on a minor subdivision plat, preliminary plat of a major subdivision, minor site plan and preliminary and final site plan.
(2)
When the applicant intends to request a transition area waiver or intends to utilize a transition area averaging plan, such shall either be approved and granted by NJDEP or the applicant shall show the required transition area (without transition waiver and/or transition area averaging) and note on the submission the area of waiver and/or averaging plan to be requested by NJDEP.
[1]
Editor's Note: See N.J.S.A. 13:9B-1 et seq.
B.
The wetlands area shall be placed within a conservation easement to be dedicated to the Township or other appropriate governmental agency and such shall be indicated on a minor subdivision plat, preliminary subdivision plat, final subdivision plat, minor site plan, preliminary site plan and final site plan.
C.
The responsible person who prepared the wetlands analysis shall certify that the delineation on a subdivision or site plan is a true and accurate delineation of the wetlands condition identified by field investigation.
D.
If the Environmental Commission notifies the Municipal Agency that it is not satisfied with the wetlands delineation and/or classification of wetlands by type, the Municipal Agency may condition any favorable action on such application on receipt of a letter of interpretation from NJDEP for verification of a wetlands boundary.
A traffic analysis and report shall consist of at least the following:
A.
Estimate of trip generation from the proposed subdivision or site plan indicating estimated twenty-four-hour trip generation, estimated peak hour trip generation for development and estimated trip generation during commuter peak hours.
B.
Directional assignment of estimated trip generation to the existing and any proposed street system, as appropriate.
C.
Review of traffic volumes existing on streets in the area. (Existing acceptable traffic volumes may be utilized. If such do not exist, traffic volume counts at fifteen-minute intervals must be taken.)
D.
Review of other development activity in the area and consideration of trip generation from these other proposed developments.
E.
Project future background traffic volumes on affected streets for build-out and intermediate development phase.
F.
Review of streets, intersections, jughandles, ramps, etc., in terms of traffic-carrying capacity (such may be expressed as a level of service) as may be affected by the proposed development activity. No-build, build-out and intermediate phases should be examined where appropriate.
G.
Identification of streets, intersections, jughandles, ramps, etc., which anticipated levels of service or other engineering considerations indicate a need for improvement. Level of Service D or better is to be maintained through build-out.
H.
Recommend improvements to mitigate impacts.
I.
Review of proposed on-site street system or on-site circulation system. Review should include but not be limited to access, circulation, emergency access, trucking and parking.
J.
Preparation of a report with supporting data signed by the responsible person.
[Amended by Ord. No. 05-4]
Applications for major subdivision approval shall follow the well testing requirements found in Article XII.
[Amended by Ord. No. 05-4]
Applications for minor, preliminary, and preliminary and final site plan approval shall follow the well testing requirements found in Article XII.
[Amended by Ord. No. 06-11; Ord. No. 06-21]
A natural resource inventory report and map(s) shall show and describe on and within 1,000 feet of property boundary:
A.
Intermittent and perennial streams, lakes, state open waters, and other water bodies, including their classification and environmental condition;
B.
One-hundred-year and 500-year floodplain;
C.
Wetlands and transition areas;
D.
Soils with legend showing soil names and characteristics;
E.
Aerial extent of forest and tree cover;
F.
Location of any contaminated areas;
G.
The presence of any historic or cultural resources that are listed on the Township Historical Survey, Hunterdon County Historical Survey, the New Jersey Register of Historical Places or the National Register of Historical Places;
H.
The presence of any known cemetery(s) or burial sites;
I.
The presence of any known archaeological sites;
J.
The location of any known current or historical mining operations;
K.
HUC-14 boundaries;
L.
C-1 waterways and special water resource protections areas;
M.
Wellhead protection areas;
N.
Groundwater recharge areas;
O.
Sanitary sewer service area;
P.
Public water service area; and
Q.
The presence or absence of rare, threatened, or endangered plants or animals as evidenced on the site or as listed by the Natural Heritage Program.