Borough of Cresskill, NJ Article III Plat Requirements

§ 234-29 Sketch plat.

The sketch plat shall be based on Tax Map information or some other similarly accurate base, at a scale not less than 100 feet to the inch to enable the entire tract to be shown on one sheet, and shall show or include the following information:

A. The location of that portion which is to be subdivided in relation to the entire tract.

B. All existing structures and wooded areas within the portion to be subdivided and within 200 feet thereof.

C. The name of the owner and of all adjoining property owners as disclosed by the most recent municipal tax records.

D. The Tax Map sheet, block and lot numbers.

E. All streets or roads and streams within 500 feet of the subdivision.

F. All lots or plots which have available connections to public water supply and public sewers, with supporting evidence as to ability to secure an actual connection therewith (Class S-1), and such other lots as may be in Classes S-2 and S-3.

G. Boundaries of zoning districts properly identified from the Zoning Map.

H. Building setback lines.

§ 234-30 Preliminary plat regulations.

The preliminary plat shall be clearly and legibly drawn or reproduced at a scale of not more than one inch per 50 feet. The plat shall be designed in compliance with the provisions of Article V of this chapter and shall be drawn by a licensed land surveyor, engineer or planner and shall show or be accompanied by the following information, in addition to that required for a sketch plat:

A. A key map, showing the entire subdivision and its relation to surrounding areas.

B. The tract name, Tax Map sheet, block and lot number, date, reference meridian, graphic scale and the following names and addresses:

(1) Name and address of record owner or owners.

(2) Name and address of subdivider. If a partnership or corporation, the names of the partners or officers and of the person upon whom service may be made and also the name of the development.

(3) Name and address of persons who prepared the map.

C. Tentative lot and block numbers.

D. Acreage of the tract to be subdivided to the nearest tenth of an acre.

E. Center-line profiles for all proposed new streets and land contours at two-foot intervals for the entire property, based on mean sea level and not on assumed data. Also, sufficient additional data on elevations at low points and along watercourses.

F. Location of existing and proposed property lines, railroads, bridges, culverts and natural features, such as watercourses, brooks, drains, dry runs, springs, water holes, wooded and poorly drained or swampy areas and rock outcroppings, on the tract or on adjacent lands.

G. Elevations of water in watercourses, as well as maximum floor levels, with dates of observation or source of information.

H. Size of drainage areas tributary to existing watercourses and proof of adequacy of proposed surface drainage facilities without appreciable detrimental effect on adjacent properties.

I. The location of a transit traverse on paper as located on the ground, with stakes conspicuously marked and so arranged as to assist in a field inspection.

J. Existing public utilities adjacent to lands to be subdivided and proposed to be extended, such as water mains, sanitary or trunk sewers, gas and electric facilities.

K. All easements for public facilities, including groundwater diversion drains.

L. A tentative street layout, with grades and elevations not only at street intersections but also generally intersecting lot lines; tentative stormwater drainage facilities, with size, location and invert elevation of pipes or conduits, and location of catch basins, together with points of discharge, with elevations thereof; and a cross section of a typical street, showing curbs.

M. In Sanitation Classes S-2 and S-3, the following shall also be required:

(1) Tentative cross section through and floor plan of main building to be erected, showing the number of bedrooms, including expansion attic, and number, type and location of plumbing fixtures and other water-supplied equipment.

(2) Typical plan of sewage disposal facilities proposed to be installed, with reference to differing soil formations and varying surface slopes to be anticipated.

(3) Tentative grading plan for specimen lots, showing disposal of surface waters and water from roofs for the entire subdivision and showing, in some acceptable manner, areas reserved on each lot for sewage disposal, those lots where reserved areas will be subject to a cut more than six inches deep or a fill exceeding 18 inches and a rough outline of areas where surface grades will exceed 3%.

(4) The results of percolation tests in holes not over 30 inches deep, at the rate of at least one per acre, together with dates of completion and supporting data as to the character of soil formations and presence of groundwater, and the results of test borings to a depth of at least five feet, at the rate of one hole to each two to five acres, with appropriate cross sections to show character of soil formations and supporting data.

(5) Maximum groundwater elevations in various portions of the tract, as determined by test borings, with date of observations and source of information.

N. Where any lands or facilities are proposed to be held in common by property owners, documentation explaining such arrangement shall be submitted.

§ 234-31 Additional information to accompany preliminary plats.

The following additional information shall also be required to accompany preliminary plats:

A. The approval of the appropriate local, county or state health agency when Sanitation Classes S-2 or S-3 are involved.

B. A copy of any protective covenants or deed restrictions applying to the land.

C. Any other pertinent information required by the Planning Board or by any other agency to which the preliminary site plan has been referred for consideration or preliminary approval.

§ 234-32 Final plat generally.

The final plat shall be drawn in ink on tracing cloth, at a scale of not more than one inch per 50 feet, and in compliance with all provisions of Chapter 358 of the Laws of 1953. The final plat shall show or be accompanied by the following:

A. Date, name and location of the subdivision, name of owner, graphic scale and reference meridian.

B. Tract boundary lines; right-of-way lines of streets; street names; easements and other rights-of-way; land to be reserved or dedicated to public use; all lot lines and other site lines, with accurate dimensions, bearings or deflection angles; and radii, arcs and central angles of all curves.

C. The purpose of any easement or land reserved or dedicated to public use shall be designated, and the proposed use of sites, other than residential, shall be noted. No easement shall be approved which is in conflict with the provisions of this chapter or any other ordinance of the Borough.

D. Each block shall be numbered, and the lots within each block shall be numbered consecutively, beginning with number one.

E. Minimum building setback line on all lots and other sites.

F. Location and description of all monuments.

G. Names of owners of adjoining lands, whether subdivided or not.

H. Certification by an engineer or surveyor as to the accuracy of the details of the plat.

I. Certification that the applicant is the owner of the land or that the owner has given consent under an option agreement.

J. When approval of a plat is required by any officer or body of a municipality, county or state, approval shall be certified on the plat.

K. Cross sections and profiles of streets, stormwater drainage facilities, sanitary sewers, if any, and groundwater diversion drains, if any, approved by the Borough Engineer, may be required to accompany the final plat.

L. Certificate from the Tax Collector that all taxes are paid to date.

M. The Planning Board may make such additional requirements as are based on recommendations from other agencies to which the final plat has been submitted or based on evidence introduced at the public hearing.

N. The items required in §§ 234-30 and 234-31.

O. Certification of the Borough Engineer that the plat conforms to the requirements of this chapter.

P. Certification by the Borough Attorney that arrangements for maintenance of common areas are satisfactory.

§ 234-33 Final plats: additional requirements in Sanitation Classes S-2 and S-3.

In any subdivision of land under the provisions of this chapter for the erection of one-family houses in Sanitation Classes S-2 and S-3, the applicant shall submit with the final plat a complete and detailed site plan, prepared as black and white prints in a legible manner, with the proper number of copies thereof and at a scale not more than one inch in 50 feet on one or more sheets, which plan shall show not only the information required for the preliminary plat in § 234-30 but also the following additional information:

A. An outline of the proposed one-family dwelling on the lot, showing setback lines and distances from front, side and rear property lines, the location of garage and garage driveway, even if not to be built immediately.

B. Elevations on each lot of finished top of foundation or finished first floor and cellar floor or crawl space, garage floor and driveway, location plumbing stack and location and elevation of house drain where it leaves the house.

C. Elevations of existing grade and proposed finished grade at all corners of the house; all, if applicable, corners of the lot; any point where there will be a change in grade; and a point within the area reserved for sewage disposal. If any change in natural grade is to be made exceeding six inches in cut or 18 inches in fill within such areas, such areas shall be clearly marked.

D. Sewage disposal facilities, including location of septic tank and disposal area, or other facilities as proposed for each lot, together with results of percolation tests made at the proper elevation within the reserved area, together with invert elevation of distribution lines in beds or trenches, and, if applicable, a typical septic tank design in sufficient detail, together with material of construction, the size and design of proposed disposal bed or trenches as adapted to varying soil conditions and varying surface slopes.

E. Wherever terraces, walls or swales are to be used, they shall be clearly indicated in all details, showing disposition of surface water.

F. Distance that cellars or basements are to be above maximum groundwater level, artificially controlled, if needed, or, as an alternate, detailed specifications of cellar construction to ensure waterproof cellars are to be submitted.

G. Wherever in a particular area the slope of an existing street or the natural grade of existing ground exceeds 5%, a more detailed site plan of that area, drawn to a scale not smaller than one inch in 20 feet and meeting all the requirements of the preceding subsections, as well as any requirements of the Board of Health or other agency to which the site plan and final plat shall be referred, shall be submitted, together with a sufficient number of vertical cross sections to adequately show the relative locations and elevations of houses, terraces and retaining walls and sewage disposal facilities, including provisions for surface water collection and removal.

H. Each site plan shall carry an endorsement, signed by the applicant and his engineers thereon, that only the type of house shown on the site plan will be erected and in exact conformity with the elevations shown, unless all parties concerned have been furnished and have approved any changes.

I. Street elevations, at least every 100 feet, in front of houses or opposite side yard line of all lots; a statement regarding curbs and type thereof; locations, size, grades and invert elevations of all parts of the stormwater drainage system, including manholes and catch basins and including point of disposal, and any necessary easements to be dedicated to the municipality; a statement as to method of disposal of roof water; and location, grade, size and invert elevations, manholes, lampholes and typical cross sections of all parts of any groundwater diversion system, together with the point of discharge, and the necessary easements to be dedicated to the municipality.

J. Any additional requirement as contained in any ordinance of the Board of Health so that no variance or exception will have to be applied for when application is made for any permits or other approval by the Board of Health.