The minor subdivision plat shall show or include
the following information for both newly created and remaining lots:
A. Key map showing the subdivision site and its relation
to the surrounding area, streets and highways and zone district.
B. Boundary survey data resulting from a field survey,
having an error of closure of field traverse, of not less than one
part in 10,000. A certification as to compliance with this article
shall be endorsed thereon by a licensed land surveyor.
C. Topographic survey conditions of property and surrounding
area within 200 feet, except that within a developed area only structures
on the adjoining lots need be shown. This shall include contours based
on USGS quadrangle maps. The minimum interval shall be 20 feet. Provided,
however, that the Board may require submission of topographic data
with contours at sufficient intervals to determine the general slope
and natural drainage of the land.
D. Existing and proposed drainage features of property
and surrounding area within 200 feet (e.g., culverts, marshes, wet
areas, water areas, streams and wetlands subject to occasional flooding).
E. Special site conditions (e.g., easements, power lines
and structures), including copies of all easements affecting the property,
shall be submitted.
F. The location of that portion which is to be subdivided
in relation to the entire tract, including acreage of the entire tract
and the area being subdivided.
G. The name of the owner and of all adjoining property
owners as disclosed by the most recent Borough tax records.
H. The Tax Map sheet, block and lot numbers.
I. All existing and proposed streets or roads within
or adjoining the proposed subdivision with the right-of-way widths
clearly indicated.
J. All existing, proposed and required setback dimensions
including setback, side line and rear yard distances of existing structures.
K. All proposed lot lines and lot lines to be eliminated
by the proposed subdivision shall be clearly indicated.
L. The name and address of the owner, subdivider and
person preparing plat.
M. Documentation of feasibility of an adequate method
of sewage disposal.
The preliminary plat shall be designed in compliance with the provisions of Article
VIII of this chapter and shall show or be accompanied by the following information:
A. Survey data.
(1) The plat shall be based on a boundary survey which
shall be based on a field traverse having an error of closure of not
less than one part in 10,000 parts. A certification as to compliance
with this requirement shall be provided by the applicant's surveyor.
(2) Topographic contours at two-foot intervals referred
to in the United States Coast and Geodetic Survey datum of mean sea
level, provided that smaller or larger intervals, when advisable due
to the terrain, may be used after approval by the Borough Engineer.
The contours shall extend 200 feet beyond the subdivision boundary
line.
B. Existing site conditions to be indicated.
(1) Street rights-of-way on the subdivision and within
500 feet of its boundaries, with the following data indicated:
(c)
Existing streets intersecting with streets proposed
in development.
(d)
Center-line elevations shown on a profile with
elevations indicated at fifty-foot intervals.
(2) Other rights-of-way and easements on the subdivision
and within 500 feet of its boundaries, with following data indicated:
(a)
Identification and description.
(c)
Restrictions on use, if any.
(3) Drainage structures on the subdivision and within
500 feet of its boundaries to be shown on plan and profile with following
data indicated:
(b)
Location, invert elevations, gradients and sizes
of all pipe and other structures where applicable.
(c)
Capacity of all storm drainage facilities.
(4) Location, size and capacity of other utility structures,
such as water and gas mains and power lines, on the subdivision and
within 500 feet of its boundaries.
(5) Marshes, ponds, streams and land subject to periodic
or occasional flooding or similar conditions on the subdivision and
within 500 feet of its boundaries with the following data indicated:
(a)
Location and area covered, indicating apparent
high water level.
(b)
Water level on date of survey, and survey date.
(c)
Maximum depth of water at critical points.
(6) Test holes. (Locations shall be reviewed by the Borough
Engineer prior to digging thereof.) Test holes shall be located along
roadway or easement rights-of-way. They shall comply with the following:
(a)
Test holes shall be dug at the rate of one test
hole per three acres of land to be subdivided to a depth of 12 feet
or bedrock, whichever is less, for the purpose of determining bedrock
elevations, soil horizons and groundwater depth.
(b)
The location of each test hole shall be shown
on the plat with a graphical representation of the depth to bedrock,
soil horizons and groundwater, including elevations of bedrock and
groundwater.
(7) Borough or other public lands, including lands designated
as parks, open spaces or for some other public use.
(8) Buildings and other structures located on the subdivision
and within 200 feet of its boundaries.
(9) Trees over four inches in diameter measured at six
feet above the existing grade, located on the subdivision, provided
that, where trees are in mass, only the limits thereof need be shown,
except that if the trees are proposed to be removed, trees over nine
inches in diameter shall also be shown.
C. Proposed site conditions to be indicated.
(1) Streets.
(a)
Name (to be checked with the Borough Engineer
prior to submission).
(c)
Tentative center-line elevations at fifty-foot
intervals shown on the profile sheet.
(d)
Tentative center-line gradient shown in percent
of slope and vertical curve data.
(e)
Tentative cross sections.
(f)
High points and low points shown on plan and
profiles with elevation thereof shown on profiles.
(g)
An analysis of allowable site distance at all
intersections and an indication thereof on the profile, including
"K" value.
(2) Lot layout.
(a)
Lot lines and dimensions to the nearest foot
and lot area, in square feet.
(b)
Building setback lines (dashed) and its dimensions
from the lot line.
(c)
Easements and restricted areas with notation
as to purpose or restriction.
(d)
Identification of lots or parcels for special
uses, whether they are to be offered for dedication or not.
(e)
Future layout for all reserved parcels, in broken
lines, in conformance with existing zoning regulations.
(g)
A copy of any protective covenants or deed restrictions
applying to the land being subdivided.
(h)
Lot and block numbers in conformance with the
standards for the preparation of tax maps as published by the State
of New Jersey and as approved by the Borough Tax Map maintainer.
(3) Preliminary stormwater drainage system in plan and
profile.
(a)
All proposed drainage facilities with sizes
and gradients in plan and profile.
(b)
Outline of watersheds tributary to drainage
structures and their area in acres, including those which extend beyond
the boundaries of the subdivision.
(c)
Preliminary design computations.
(4) Existing trees to remain standing, located on the
subdivision.
(5) Proposed sanitary sewer system in plan and profile.
(a)
All proposed sanitary sewers with sizes and
gradients.
(b)
All proposed pumping stations, force mains and
other special facilities.
(c)
An engineer's report in compliance with the
requirements of the New Jersey Department of Environmental Protection.
(6) The tentative location and size of all other proposed
utilities.
(7) The estimated average number of automobiles and number
and size or type of trucks or buses that will enter and leave the
site each day and during peak hours.
(8) Tentative grading plan, indicated by contours at two-foot
intervals or other intervals, as may be required by the slope and
nature of the final grading.
(9) The limits of the final plat sections if the subdivision
is to be developed in more than one section, and the anticipated date
of development on each section.
(10)
Impact on community services.
(a)
An analysis of the impact of the proposed subdivision
on community services, including but not necessarily limited to the
following:
[3]
Street and highway system.
[5]
Police and fire services.
[7]
Public utilities such as water, telephone, electric
and cable television. (A letter from the public utilities stating
their ability to accept the additional required services may be considered
as compliance.)
[8]
Other such services as the Board may deem appropriate.
(b)
The analysis shall assess the impact of the
subdivision in its entirety and by section and shall compare them
to the available capacity. It shall also include the basis for each
projection.
(11)
Any other data the Board may deem appropriate.
(12)
The preliminary site plan shall be accompanied
by a stormwater management plan.
The final plat submittal shall consist of two
segments, the plat drawn in conformance with the Map Filing Law prepared for filing in the Warren County Clerk's office
and the detailed plans, specifications and estimates, which shall
be entitled "Improvement and Utility Plans."
A. Final plat. The final plat must be drawn in conformance
with the provisions of the Map Filing Law and contain all the requirements
for drainage easements, encroachment line sight triangles at intersections
and new or additional right-of-way easements.
B. Improvement and utility plans. The improvement and
utility plans shall contain the following additional data:
(2) Street rights-of-way and widenings of street rights-of-way.
(d)
Notation on widenings where an offer of dedication
is being made.
(3) Other rights-of-way and easements.
(a)
Identification and description.
(b)
Location and width, with dimensions necessary
for description.
(c)
Restrictions on use, if any.
(4) Proposed lot layouts.
(a)
Number identification by a lot and block system
as assigned by the Borough Tax Map maintainer.
(b)
Lot lines with accurate dimensions to the nearest
hundredth of a foot.
(c)
Lot area to the nearest square foot.
(d)
Building setback lines with dimensions.
(e)
Special parcels.
[1]
A description of the proposed action and use,
including a note where an offer of dedication is being made.
[2]
Boundary lines with accurate dimensions to the
nearest hundredth of a foot.
(5) Street center line gradients in percent, with:
(b)
Stopping or headlight site distances.
(6) Street center-line grade elevations indicated at:
(c)
Vertical curve, PVC, PVI and PVT.
(7) Drainage system requirements.
(a)
Complete drainage system plan for the entire
subdivision, with appropriate development stages for each of the final
plat sections, shall be shown graphically with all existing drainage
features which are to be incorporated properly identified as "existing."
(b)
Boundaries of stormwater runoff watersheds for
each drainage structure, and their area in acres.
(c)
All proposed surface drainage structures (e.g.,
ditches, channels, etc.).
(d)
All appropriate details and dimensions necessary
to explain clearly the proposed construction, including type of construction,
material, size, pitch and invert elevations and other data as may
be necessary.
(e)
Profiles of all proposed drainage system components.
(f)
Final design computations.
(8) Sanitary waste disposal system.
(a)
A sanitary sewer system design shall be indicated
in all cases where public sewer connections exist or are proposed
including locations of house connections.
(b)
A notation on the profile of the minimum water
and air retention time for exfiltration tests for each line within
the subdivision.
(c)
If on-site disposal is proposed, typical lot
layout, indicating the location of the system with reference to house
and water supply; and a detailed drawing of the proposed sanitary
waste disposal facility.
(9) Water supply and distribution.
(a)
The location of the source on the property or,
where piped in, the size of the supply main.
(b)
The location and size of all distribution mains.
(c)
The location of fire hydrants.
(d)
The location of all control valves.
(10)
Electric and telephone utility systems.
(a)
The location of all service routes for both
aerial and underground cables, and of all poles.
(b)
The location of all special facilities.
(11)
All off-tract improvements to be constructed
as part of the subdivision.
(12)
A contour grading plan for all areas to be disturbed,
showing both existing and proposed grade at two-foot intervals and
smaller intervals, if necessary.
(13)
Locations of all trees and natural features
to be removed and preserved.
(14)
Locations of all improvements, including but
not limited to the following:
(c)
Driveway aprons and drop curbs.
(15)
Profile drawing requirements.
(a)
Drawings shall be made on standard profile paper
with the following scales:
[1]
Horizontal scale: one inch equals 50 feet.
[2]
Vertical scale: one inch equals five feet.
(b)
All profiles shall show the existing natural
grades, the typical cross section of existing or proposed roadways,
the center lines of intersecting roadways and a system of survey stations.
(c)
The center-line profile of all proposed roadways
with dimensioning on vertical curves, and notation as to gradient,
elevations at fifty-foot stations and at all high and low points.
(d)
The invert profile and location of all sanitary
and storm drainage structures and pipes in street rights-of-way and
in easements.
(16)
Detailed grading plans of each intersection,
showing elevations at ten-foot intervals at the following points:
(a)
Center lines for 100 feet on either side of
the center line at intersections.
(b)
The edge of the traveled way of the through
street.
(c)
Gutters of both the through street and the intersecting
street.
(17)
An estimate of quantities of each construction
item, broken down into the following categories:
(a)
Improvements dedicated to the Borough of Alpha
or, in the case of privately owned streets, improvements which would
normally be dedicated to the municipality.
(b)
Improvements owned by public utilities.
(c)
Other site improvements exclusive of dwellings,
septic systems and private wells.
(d)
Improvements to be made off-tract.
(18)
Copies of all applications and supporting data
for permits issued by other agencies and copies of the permits.
(19)
Construction details of all improvements other
than public utilities.
(20)
Other data as may be required by the Board.
(21)
Letters from the utility companies approving
all installations shown on the plans.