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 designed and drawn by a licensed New Jersey land surveyor or professional qualified civil engineer. The plat shall be designed in compliance with the provisions of Article IV and shall show or be accompanied by the following information:
A.
A key map showing the following. The scale of the
key map portion of the subdivision plat shall be not less than one
inch equals 400 feet.
(1)
The entire tract clearly delineated by crosshatching,
shading or other appropriate means, distinguishing it from adjoining
lands.
(2)
The lot or lots being subdivided clearly delineated
by crosshatching, shading or other appropriate means, distinguishing
them from the remainder of the entire tract being subdivided.
(3)
Adjoining properties.
(4)
The tax map lot and block designation of the subject
premises and of adjoining lands.
(5)
The street on which the subdivision is located, including
state or county route number and the common road name.
(6)
Reference meridian.
(7)
All zone boundaries within 500 feet of the property.
[Added 3-12-2003 by Ord. No. 2003-1]
B.
A title block containing the following information
shall be inserted on the plat:
C.
Acreage of tract to be subdivided to the nearest 10th
of one acre; zone data box showing comparative statement of zoning
provisions.
[Amended 3-12-2003 by Ord. No. 2003-1]
D.
Name and address of property owners within 200 feet,
municipal boundaries within 200 feet of development and names of adjoining
municipalities.
[Added 3-12-2003 by Ord. No. 2003-1]
E.
Sufficient elevations or contours to determine the
general slope and natural drainage of the land and the high and low
points, and center-line profiles showing proposed finished grade for
all proposed new streets.
(1)
Existing and proposed contours at ten-foot vertical
intervals for slopes averaging 25% or greater and at two-foot vertical
intervals for land of lesser slopes to determine the general slope
and natural drainage of the land and the high and low points. Datum
of all elevations shall be that of the United States Coast and Geodetic
Survey. Also, center-line profiles and proposed finished grades for
all new streets to be constructed in conjunction with the subdivision
shall be included.
[Amended 2-28-2006 by Ord. No. 2006-7; 5-29-2007 by Ord. No.
2007-7]
(2)
Cross sections and road sections for all new streets.
The cross sections shall clearly indicate the type and width of pavement,
location of curb and sidewalks, if any, tree planting strips, maximum
slope of embankments, swales and berms, all drainage structures and
cross drains. Cross sections of the proposed roads and existing grade
shall be provided at a minimum of fifty-foot intervals along the entire
length of road. Cross sections shall be drawn to a scale of not less
than one inch equals five feet for the horizontal and vertical planes.
Each cross section shall give the quantity of cuts and fills in square
feet, stripping in cut and fill in linear feet and topsoiling in linear
feet.
(a)
An earthwork summary, in cubic yards, shall
be provided on the last sheet of the cross sections showing the following:
|
Type of Earthwork
|
Dimension to be Shown
| |
|---|---|---|
|
Excavation unclassified from cross sections
|
Cubic yards
| |
|
Excavation unclassified from plans
|
Cubic yards
| |
|
Excavation unclassified from ditches and drives
|
Cubic yards
| |
|
Excavation unclassified
|
Cubic yards
| |
|
Wet excavation
|
Cubic yards
| |
|
Unsuitable excavation
|
Cubic yards
| |
|
Fill needed from cross sections
|
Cubic yards
| |
|
Fill needed from plans
|
Cubic yards
| |
|
Fill needed to refill wet excavation areas
|
Cubic yards
| |
|
Fill needed to refill unsuitable areas
|
Cubic yards
| |
|
Total embankment needed
|
Cubic yards
| |
|
Excavation available for embankment
|
Cubic yards
| |
|
Borrow excavation
|
Cubic yards
|
(b)
A center-line profile of all proposed roads
shall be provided and should include the existing grade, proposed
drainage structures, percent of proposed grade, vertical curve data,
including elevation of PVI, PVC, PVT, and length of curve. The profile
shall be drawn to a scale of not less than one inch equals five feet
in the vertical plane and one inch equals 50 feet in the horizontal
plane. Return calculations and grades at intersections and cul-de-sac
turnarounds shall be provided. Profiles of ditches shall be submitted
along with cross sections of ditches every 50 feet showing cuts and
fills, stripping in the cut, stripping in the fill and topsoil quantities.
(3)
Land classification information. Land classification
which clearly delineates portions of the tract with the following
limitations:
[Amended 3-12-2003 by Ord. No. 2001-1; 2-28-2006 by Ord. No. 2006-7; 5-29-2007 by Ord. No. 2007-7]
(a)
Slopes of 35% or more.
(b)
Slopes of 25% or more, but less than 35%.
(c)
Slopes of 15% or more, but less than 25%.
(d)
Soil classification data as mapped by the United
States Department of Agriculture Soil Conservation Service in the
Soil Survey of Sussex County, rock outcrop and areas of floodplain
and wetlands.
(4)
The preliminary plat shall show or be accompanied
by plans, profiles, construction details, invert elevations and drainage
calculations, including a map showing the subdrainage areas and calculated
flow rates at each inlet and applicable stream encroachment data conforming
to Department of Environmental Protection standards. Storm frequency
period shall be for a fifty-year storm or as required by the Township
Engineer. Construction details shall be provided for inlets, manholes,
headwalls, flared end sections, standard curb, depressed curb for
driveways and depressed curb for handicapped sidewalks, fence, ditches,
guide rail and soil erosion details.
F.
The location and designation of national wetlands,
floodplains and watercourses, the location of existing and proposed
property lines, streets, buildings, watercourses, railroads, bridges,
culverts, drainpipes, and any natural features such as wooded areas
and rock formations. Streets in the subdivision shall be of sufficient
width and suitable grade and suitably located to accommodate prospective
traffic and to provide access for fire-fighting and emergency equipment
to buildings and coordinated so as to compose a convenient system
consistent with the Official Map and the circulation element of the
Master Plan and so oriented as to permit, within the limits of practicability
and feasibility, the buildings constructed thereon to maximize solar
gain.
G.
Plans of proposed utility layouts (sewers, storm drains,
water, gas, and electricity) showing feasible connections to existing
or any proposed utility system. When an individual water supply or
sewage disposal system is proposed, the plan for such system must
be approved by the appropriate local, county or state health agency.
When a public sewage disposal system is not available the developer
shall have percolation tests made and submit the results with the
preliminary plat. Any subdivision or part thereof which does not meet
with the established requirements of this chapter or other applicable
regulations shall not be approved. Any remedy proposed to overcome
such a situation shall first be approved by the appropriate local,
county, or state health agency.
H.
A copy of any protective covenants or deed restrictions
applying to the land subdivided shall be submitted with the preliminary
plat.
J.
Where new lots are to be created by major subdivision
which will be served by individual sewage disposal systems, the subdivider
shall furnish to the Planning Board satisfactory proof of proper sewage
disposal by soil tests. Two subsoil tests known as soil logs shall
be conducted on each new lot to be created. In addition, four percolation
tests (two for each soil log) shall be conducted on each proposed
lot. The soil logs and percolation tests shall be conducted in a location
where the law permits the construction of an individual sewage disposal
system. All tests shall be performed in accordance with the Standards
for Construction of Individual Subsurface Sewage Disposal Systems
by the New Jersey Department of Environmental Protection. The logs
shall be performed under the supervision of the enforcement official
of the Township Board of Health and in locations designated by the
enforcement officials for the Township Board of Health or the Township
Engineer and shall be witnessed by one of these Township officials.
K.
Approval of the application shall be conditioned upon approval of a plan in conformance with Chapter 136, Soil Erosion, of the Township Code. Bond for the same must be submitted and a permit issued prior to the disturbance of the land.[1]
[1]
Editor's Note: Original § 14-6.1k,
Open Space Cluster Subdivision, which immediately followed this subsection,
was deleted 3-12-2003 by Ord. No. 2003-1.
L.
Freshwater wetlands and streams.
(1)
FRESHWATER WETLAND
STREAM BELT
STREAM BELT BUFFER ZONE
Definitions. As used in this subsection, the following
terms shall have the meanings indicated:
As contained in N.J.A.C. 7:7A-1.4.
A variable-width buffer zone defined on the basis of stream
base flow. As small streams are more sensitive to pollutants, erosion
and siltation than larger streams, the larger stream belt buffer zone
may be relatively wide for small streams and narrow for rivers. In
the absence of stream base flow information, the width of the flow
buffer may be estimated on the size of the watershed area and hydrologic
characteristics and other factors.
(2)
Delineation on preliminary plat. The applicant shall
delineate on the preliminary plan the following information:
(a)
All freshwater wetlands, including the limitation
thereof by metes and bounds. The delineation shall be certified by
a person qualified to make said delineation in accordance with N.J.A.C.
7:7A. The method used in determining the limitations of the wetlands
shall be as set forth in N.J.A.C. 7:7A. If there are no freshwater
wetlands on the site there shall be a certification to that effect
by a licensed professional engineer or person qualified to delineate
wetlands pursuant to N.J.A.C. 7:7A.
(b)
All stream belts and stream belt buffers within
the property shall be delineated on the preliminary map by metes and
bounds by a person qualified to make said delineation in accordance
with N.J.A.C. 7:7A. The method used in determining the extent of the
stream belt and stream belt buffer zone shall be by an accepted scientific
method.
(3)
Letter of interpretation as to the existence or absence
of wetlands by the New Jersey Department of Environmental Protection.
The applicant shall apply in writing to the New Jersey Department
of Environmental Protection to confirm the presence or absence of
freshwater wetlands on the property. A copy of the letter by the applicant
shall be filed with the reviewing municipal board. If the application
will affect wetlands, the applicant shall apply to the New Jersey
Department of Environmental Protection for a state permit.
(4)
Protection of stream belts. The reviewing municipal
board shall only approve an application after the applicant has demonstrated
that the stream belt is adequately protected from siltation, pollution
and/or erosion and that an adequate stream belt buffer zone has been
established on the map. There shall be no fill, improvements or change
of grade within the stream belt buffer zone unless extraordinary and
exceptional circumstances exist, and then only after adequate protection
measures are instituted and no alternatives exist.
M.
Location, grading and drainage of all driveways.
[Added 3-12-2003 by Ord. No. 2003-1]
N.
Circulation plan showing location of off-street parking,
traffic improvements such as signals and signs, and pedestrian circulation.
[Added 3-12-2003 by Ord. No. 2003-1]
O.
Landscaping plan showing proposed trees and landscaping,
including species and size of plant materials, and buffering plan
showing berms, vegetation, and fences, including construction details.
[Added 3-12-2003 by Ord. No. 2003-1]
P.
Lighting plan showing location, height and construction
detail of outdoor lighting.
[Added 3-12-2003 by Ord. No. 2003-1]
Q.
Signage, including location of signs and appropriate
detail such as size, height, materials and lighting.
[Added 3-12-2003 by Ord. No. 2003-1]
R.
Recycling. Each major subdivision proposed for the creation of 30 or more lots to be utilized for the construction of 50 or more units of single-family residential housing shall include separate specific facilities for the separation, collection, storage and pickup of recyclable materials. The provisions of Chapter 144, Article I, Recycling, shall be complied with.
S.
Model home.
(1)
If the subdivider intends to utilize a single-family
residential dwelling as a model home within a subdivision during the
period necessary for the sale of new homes within the subdivision,
the following shall be shown on the preliminary major subdivision
plat:
(2)
There shall be only one model home within each subdivision
at one time.
(3)
The model home shall have an off-street parking area
providing parking for a minimum of six automobiles.
(4)
The base course of the parking area and driveway shall
be at minimum a six-inch gravel subbase Type 5, Class A.
(5)
Exterior lighting shall be installed adequate in the
opinion of the Township Engineer to illuminate the parking area.
(6)
A lawn and landscaping shall be installed.
(7)
Any proposed sign shall be included on the plan showing
setbacks and size and construction materials.
(8)
In the event the subdivider decides to install a model
home after the construction of subdivision improvements, a plot plan
showing the same in accordance with these standards shall be reviewed
and approved by the Township Construction Official prior to construction.[2]
[2]
Editor's Note: Original § 14-6.1A,
Minimum Lot Area for Single-family, Residential Dwellings in all Zone
Districts with the Exception of the R-0.5; R-1.5 and R-2.0 Zone Districts,
which immediately followed this section, was deleted 3-12-2003 by
Ord. No. 2003-1. That ordinance also deleted any references to "environmental
constraints adjustment factors" from the ordinances of the Township.
The final plat shall be drawn in ink on tracing
cloth at a scale of not less than one inch equals 100 feet and in
compliance with all provisions of Chapter 358 of the Laws of 1953.[1] 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 with accurate dimensions,
and bearings or deflection 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.
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 unsubdivided land.
H.
Certification by engineer or surveyor as to accuracy
of details.
I.
Certification that the applicant is agent or 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 the Township, county or state, approval shall be certified
on the plat.
K.
Plans for water mains showing their exact locations;
plans and profiles of storm and sanitary sewers.
L.
An electronic copy of the subdivision plat in DWG
format or any other form acceptable to the Township Engineer.
[Amended 3-12-2003 by Ord. No. 2003-1]
M.
Restrictive covenant regarding underground utilities in accordance with § 159-13A(8).
[1]
Editor's Note: See now N.J.S.A. 46:23-9.9
et seq.
