The sketch plat shall be based upon Tax Map
information at a scale not less than 200 feet to the inch, shall show
the entire tract on one sheet, and shall include the following information:
A.
Certification by a New Jersey licensed surveyor, engineer
or planner.
B.
Name of owner.
C.
Lot and block numbers which shall be checked by the
Township Engineer.
D.
Existing structures in subdivided portion.
E.
Existing structures within 200 feet of tract.
F.
Existing wooded area in subdivided portion.
G.
Existing wooded area with 200 feet of tract.
H.
Name and address of all adjoining owners within 200
feet of tract.
I.
Portion of tract to be subdivided.
J.
Streets and roads within 500 feet of tract.
K.
Stream (and direction of flow) within 500 feet of
tract.
L.
Location of property on Tax Map overlay; all property
lines existing and proposed.
M.
Number of lots to be created.
N.
Existing easements in subdivided portion.
O.
Existing floodplains and floodplain easements within
200 feet.
P.
Conservation easements within 200 feet.
Q.
Right-of-way dedications in subdivided portion and
within 200 feet.
R.
Certification by owner that the applicant is agent
or owner of the land, or that the owner has given consent under an
option agreement.
S.
Floor elevation of all existing buildings and structures
and the existing zoning in subdivided portions.
T.
A copy of any protective covenants or deed restrictions
applying to the land being subdivided.
U.
A certificate of the Tax Collector that all taxes
on subdivision are paid.
A.
General requirements: The preliminary plat shall be
clearly and legibly drawn or reproduced at a scale of one inch equals
100 feet. Plats shall be prepared by a New Jersey licensed engineer.
B.
Existing conditions: The preliminary plat shall clearly
and accurately show:
(1)
A key map, at a scale of one inch equals 2,000 feet
if greater than five acres, clearly showing the location of the proposed
subdivision within the Township and in relation to major streets,
water bodies, and political boundaries within the area.
(2)
The tract name, Tax Map sheets and lot numbers, North
arrow and graphic scale, reference meridian, U.S.G.S. data and the
following names and addresses:
(3)
Acreage of tract to be subdivided to the nearest tenth
of an acre.
(4)
Contours at a two-foot interval maximum; contours
should be referenced to United States Geological Survey data, extended
200 feet beyond the lot lines.
(5)
The location of existing property lines, streets,
and street rights-of-way within 500 feet of the tract, buildings,
watercourses and their extent, surface elevation, depth, and their
floodplains, railroads and their rights-of-way, bridges, culverts,
drainpipes, easements, utility lines both underground and overhead,
rock formations, wooded areas, isolated trees over five inches in
diameter, and other natural features.
(6)
Profiles and typical cross sections of existing streets
abutting the subdivision indicating type and width of pavement, curb
location, and sidewalk and planting strip location.
(7)
All existing improvements and items including but
not limited to sidewalks, streets, paved areas, buildings, utilities,
plant materials and drainage lines that are to be removed and/or demolished,
to be shown as part of the preliminary submission.
(8)
All existing elements including but not limited to
sidewalks, streets, paved areas, buildings, utilities, plant materials
and drainage lines that are to be removed and/or demolished to be
shown as part of the preliminary submission.
(9)
Soil conservation service soil classification.
(10)
Soil borings at the ratio of one boring for
every 15 acres. These shall be to a depth of not less than 10 feet
below the existing grade or 10 feet below finished grade, whichever
is lower, to indicate types of soil and elevation of the water table
on the entire tract.
(11)
Percolation test results.
(a)
Soil percolation tests shall be performed for
all subdivisions containing or to contain buildings that are not or
will not be connected to a public sewage disposal system.
(b)
Soil percolation tests shall be made in accordance
with the procedure required by the appropriate local, county and state
health agencies by a registered professional engineer at the rate
of one test site for each acre of the property being subdivided.
(c)
The Engineer shall enter the results of the
tests on three copies of a subdivision sewage disposal report and
shall submit these with the preliminary or sketch plat; provided,
however, that, where the approval of the proposed sanitary sewage
disposal facilities by the appropriate county or state health agency
is otherwise required, two copies of its report of investigation and
approval may be submitted in lieu of the subdivision sewage disposal
report.
(d)
If feasible, soil percolation tests shall be
performed at or near the site of the proposed on-site sanitary sewage
disposal facility and spaced evenly throughout the tract being subdivided.
(e)
The results of the soil percolation tests shall
be analyzed by the Planning Board and in conjunction with the appropriate
county and state health agencies in relation to the physical characteristics
of the tract being subdivided and the general area surrounding the
tract being subdivided, and the final plat lot layout shall be based
on this analysis.
(f)
If the soil percolation test reveals that the
soil is unsuitable for the intended use at the lot size(s) proposed,
the Planning Board may require that the lot size(s) be increased in
accordance with the test results or that additional tests be made
on each proposed lot at the location of the contemplated sewage disposal
facility and the data submitted for review.
C.
Proposals: The preliminary plat shall clearly and
accurately show the following which shall conform to the standards
of this chapter and of the county:
(1)
The location of all proposed property and building
setback lines.
(2)
The location and proposed cross sections and center
line profiles of all new streets and pedestrianways, including sidewalks,
cartways and planting strips.
(3)
The proposed elevations of all property corners.
(4)
The proposed location of all proposed buildings; in
predominantly residential subdivisions, a statement of the number
of dwelling units in the proposed subdivision.
(5)
The location and extent of the intended development;
all easements, open space, historic sites, floodplain and recreation
areas including the extent and surface water elevation and depth of
all proposed lakes and ponds; and type and location of plant material
to be used.
(6)
All proposed drainage structures are to be located
and all other information as required by the county relating to watercourses
and drainage ditches shall be included.
(7)
Plans for the preservation of all existing natural
features.
(8)
Plans for modification, addition, or any other alteration
to existing man-made features.
(9)
If the preliminary plat covers only a portion of the
applicant's entire holdings, the prospective future street system
for the entire tract.
(10)
Legend indicating type of buildings.
(11)
Front elevation view of proposed building structures;
all other detail to portray intent of subdivision.
(12)
All other information required by the county.
(13)
Location of all easements and sizing of water
mains, sanitary sewers, storm drains and groundwater underdrains.
Complete design criteria and calculations shall be included. Off-site
conditions shall be covered.
D.
Documentation to accompany preliminary plat: The following
documentation shall accompany the submission of the preliminary plat:
A.
General requirements: The final plat shall be drawn to meet the requirements of § 192-15A of this chapter and in accordance with Chapter 34, Land Use Procedures, and in accordance with the provisions of the Municipal Land Use Law for preliminary plats, and in addition thereto the final plat shall be drawn to meet all of the requirements of the Map Filing Law, N.J.S.A. 46:23-1 et seq.[1] In the event of conflict the requirements set forth in the Map Filing Law and Chapter 34, Land Use Procedures, and the Municipal Land Use Law shall supersede the requirements of this chapter.
[Amended 1-27-1977 by Ord. No. 2-1977]
[1]
Editor's Note: Repealed by L. 1953, c. 358.
See N.J.S.A. 46:23-9.1 et seq.
B.
Final plat details: The final plat shall be a refinement
of the preliminary plat and shall meet all of the requirements thereof.
These refinements shall include, but not be limited to:
(1)
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 property lines with accurate dimensions,
bearings or deflection angles, and radii, arcs and central angles
of all curves.
(2)
Location and description of all monuments.
(3)
Any revision to the preliminary utility system shall
be accompanied by calculations and easements. All other items shall
be covered by the preliminary.
(4)
Street naming list (duplication).
(5)
Each block shall be numbered, and the lots within
each block shall be numbered consecutively beginning with number one.
Such numbering shall be approved by the Township Engineer.
(6)
A copy of any protective covenants or deed restrictions
applying to the land being subdivided shall have been submitted with
the sketch plat.
(7)
A certificate from the Tax Collector that all taxes
on subdivision are paid.
C.
Documentation to accompany final plat. The following
documentation shall accompany the final plat:
[Amended 9-5-1995 by Ord. No. 23-1995]
(1)
Certificate from the Tax Collector of the Township
of Harrison that all taxes have been paid to date and that any local
improvement assessments against the tract being subdivided shall have
been paid in full or that such local improvement assessments have
been apportioned among the lots of the subdivision as shown upon the
application of the subdivided, and in the event of such apportionment,
that such local improvement assessments are paid to date.
(2)
Written report from the Planning Board Engineer or
Zoning Board of Adjustment Engineer:
(a)
That all proposed improvements, as indicated
on the final plat are in conformance with the proposals approved by
the Planning Board or Zoning Board of Adjustment of the approved preliminary
plat.
(b)
That said Engineer is in receipt of a plan of
improvements showing all utilities and exact location and elevation
identifying those portions already installed and those to be installed
and that the subdivider has complied with one or both of the following:
[1]
Installed all improvements in accordance with
the requirements of the approval as shall be inspected by the Township
Engineer and reported upon by that office in writing to the Planning
Board Engineer or Zoning Board of Adjustment Engineer.
[2]
A performance guarantee that has been posted
with the Municipal Clerk of the Township of Harrison in sufficient
amount to ensure the completion of all required improvements within
a thirty-six-month period.
[3]
In those instances where improvements have been
installed after the preliminary approval, but before the final approval,
said Engineer shall have received from the developer proper as-built
drawings signed, sealed, and certified by the applicant's engineer.
(3)
When final approval is requested for an area which
is less than the full area for which tentative approval was given,
the applicant shall submit a key map at a scale of no less than one
inch equals 200 feet which clearly and accurately shows the entire
subdivision for which tentative approval was granted including all
proposed streets and property lines and that portion for which final
approval is being requested.
(4)
Certification by the Planning Board or Zoning Board
Engineer of compliance with sediment and erosion control methods.
(5)
Where the proposals for any required improvements
differ from the proposals shown on the preliminary plat, complete
plans and profiles with drawing revisions listed shall be submitted
in sufficient detail to meet the requirements of the Planning Board
Engineer and the Zoning Board of Adjustment Engineer.
(6)
Copies of all supplemental agreements between the
developer and any and all agencies or bodies of the Township shall
be presented.
D.
Additional test borings: The Township Engineer may
require additional test borings.
[Added 7-1-1991 by Ord. No. 12-1991; amended 9-19-1994 by Ord. No. 16-1994; 3-17-2003 by Ord. No. 6-2003]
The checklist for submission requirements, entitled,
"Submission Requirements - Land Development Review" of Harrison Township,
Gloucester County, New Jersey and denoted as Form A-3/91 for making
subdivision application to the Planning Board or Zoning Board of Adjustment,
as the case may be, is hereby adopted as the official checklist for
the determination of completeness of said applications.[1]
[1]
Editor's Note: The Checklist is included at the end of this chapter.
