The sketch plan shall be based upon Tax Map
information, shall be at a scale not less than one inch equals 200
feet, shall show the entire tract on one sheet and shall include the
following information:
A.
Existing structures in the tract being subdivided.
B.
Existing structures within 200 feet of the tract.
C.
Existing wooded area in the subdivided portion.
D.
Existing wooded area within 200 feet of the tract.
E.
Name and address of all adjoining owners within 200
feet of the tract.
F.
Name of the owner.
G.
Portion of the tract to be subdivided.
H.
Streets and roads within 500 feet of the tract.
I.
Streams, and direction of flow, within 500 feet of
the tract.
J.
Location of property and all property lines existing
and proposed.
K.
Number of lots to be subdivided.
L.
Existing utility easements.
M.
Existing floodplain easements.
N.
Conservation easements.
O.
Right-of-way dedications.
P.
Proposed use of property.
The minor plan shall be based on tax information
or some other similarly accurate base, at a scale of not less than
one inch equals 50 feet to enable the entire tract to be shown on
one sheet, and shall show or include the following information, except
that additional information may be required at the discretion of the
Planning Board.
A.
A key map showing the entire subdivision and its relation
to surrounding areas.
B.
The location and clear indication of that portion
which is to be subdivided in relation to the entire tract.
C.
All existing structures and wooded area within the
portion to be subdivided and within 200 feet thereof.
E.
The Tax Map sheet, block and lot numbers.
G.
All proposed lot lines and lot lines to be eliminated
by the proposed subdivision shall be clearly indicated.
H.
The location, size and direction of flow of all streams,
brooks, lakes and watercourses, wetlands, drainage structures and
drainage ditches in the area to be subdivided or within 200 feet of
the subdivision.[3]
J.
North arrow.
K.
Scale of the plat.
L.
Acreage of the entire tract and the area being subdivided.
M.
The number of new lots created.
N.
Name and address of owner, subdivider and person preparing
plat.
A.
General requirements. The preliminary plat shall be
clearly and legibly drawn or reproduced at a scale not less than one
inch equals 100 feet. Plats shall be designed and drawn by a professional
engineer and shall comply with New Jersey law.
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 sheet and block and lot numbers,
North arrow and graphic scale, reference meridian, United States Geological
Survey datum and the following names and addresses:
(3)
Acreage of tract to be subdivided, to the nearest
tenth of an acre.
(4)
An outbound survey by a licensed New Jersey land surveyor.
(5)
Contours at a two-foot interval maximum. Contours
should be referenced to United States Geological Survey datum and
extended 200 feet beyond the lot lines where possible and necessary.
(6)
The location of existing property lines; streets and
rights-of-way within 200 feet of the tract; buildings; watercourses
and their extent, surface elevation, depth and floodplains; railroads
and their rights-of-way; bridges; culverts; drainpipes; wetlands,
utility and conservation easements; utility lines, both underground
and overhead; rock formations; wooded areas; isolated trees over five
inches in diameter; and other natural features.[1]
(7)
Profiles and typical cross sections of existing streets
abutting the subdivision, indicating type and width of surface pavement
curb location and sidewalk and planting strip location.
(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, relocated and/or demolished,
shall be shown as a part of the preliminary submission.[2]
(9)
Soil Conservation Service soil classification.
(10)
Soil borings.[3]
(a)
Soil borings, distributed over the tract, according
to the following schedule:
|
Area of Tract
(acres)
|
Number of Borings
| |
|---|---|---|
|
Less than 2
|
2
| |
|
2 to 3
|
3
| |
|
3 to 5
|
5
| |
|
5 to 10
|
8
| |
|
10 to 40
|
10
| |
|
Over 40, for each 4 acres
|
1
|
(b)
These borings shall be to a depth of not less
than 10 feet below the existing grade or 10 feet below finished grade,
whichever is lower, and shall indicate the types of soil, depth to
water table and the date of the boring.
(c)
The number of borings may be increased if deemed
necessary by the Township Engineer.
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)
Plans of proposed utility layouts, such as sewers,
storm drains, water, gas and electricity, showing feasible connection
to existing or any proposed utility system. When an individual water
supply and/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. All percolation tests shall be supervised
by the appropriate approving agency, at the applicant's expense. The
applicant shall arrange for payment of the costs for such percolation
test directly with the approving agency. The proof of payment and
the amount thereof shall be filed with the Board at the time of preliminary
plat review. 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.
(2)
The location of all proposed property and building
setback lines.
(3)
The location and proposed cross sections and center-line
profiles of all new streets and pedestrianways, including sidewalks,
cartways, curbs and planting strips.
(4)
The proposed elevations of all property corners and
the finished first-floor elevations.
(5)
The proposed location of all proposed buildings in
multifamily projects; in predominantly residential subdivisions, a
statement of the number of dwelling units in the proposed subdivision.
(6)
The staging of development in physical sequences by
section.
(7)
An enlargement of a typical lot showing size and placement
of the house, driveway locations, garages and a front architectural
elevation showing the proposed home design style.
(8)
The location and extent of the intended development,
all easements, open space, historic sites, floodplains, conservation
easements and recreation areas, including the extent of surface water
elevation and depth of all proposed lakes and ponds.[4]
(11)
Plans for modification, addition or any other
alteration to existing man-made features.
(12)
If the preliminary plat covers only a portion
of the applicant's entire holdings, the prospective future major street
system, except for residential streets, for the entire tract shall
be indicated.
(13)
Legend indicating type of buildings.
(14)
All other information required by the county.
(15)
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.
(16)
A traffic control design plan which includes,
but is not limited to, all proposed stop signs, load limit signs and
traffic signals.
(17)
A soil erosion and sediment control plan.
(19)
Conformance with the energy conservation standards
of this chapter.
D.
Documentation to accompany preliminary plat. The following
documentation shall accompany the submission of the preliminary plat:
(1)
An application for preliminary approval, on such form
as shall be provided by the Planning Board Secretary.
(2)
A copy of any protective covenant or deed restrictions
applying to the land being subdivided.
(3)
Written approval of local, county, state or federal
organizations, as required, or evidence that such agency reviews are
being processed.
(4)
Soil borings as required.
A.
General requirements. The final plat shall be drawn
to meet the requirements for preliminary plats, except that the final
plat shall be drawn in ink on tracing cloth or Mylar at a scale of
less than one inch equals 50 feet and in compliance with the provisions
of N.J.S.A. 46:23-9.10 et seq., which requires a land surveyor's certification.
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)
Total area being developed under final approval.
(2)
Date, name and location of the subdivision, name of
the owner, graphic scale and reference meridian.
(3)
Area of each lot and total number of lots on the plat.
(4)
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.
(5)
Location and description of all monuments found, monuments
set and monuments to be set. An indication shall be made where monumentation
found has been reset.
(6)
Any revision to the preliminary utility system shall
be accompanied by calculations and easements. All other items shall
be covered by the preliminary plat.
(7)
Certification that the applicant is the agent or owner
of the land or that the owner has given consent under an option agreement.
(8)
Plans and profiles of storm sewers, sanitary sewers,
water mains and detailed street grades showing curb and gutter elevations
at all street intersections shall be provided at the time of the submission
of the final plat. Provisions for adequate subsurface drainage shall
be required and indicated upon the plans. Construction details of
inlets, catchbasins, manholes and culverts shall conform to those
specified by the New Jersey Department of Transportation. Materials
and methods of construction shall also conform to the New Jersey Department
of Transportation specifications.
(9)
Street names. Continuation of existing streets shall
be known by the same name. Names of new streets shall not duplicate
or closely resemble names of existing streets within the Township.
Prior to the issuance of any certificate of occupancy on a new street
appropriate permanent street signs shall be installed clearly designating
the name of the street.
(10)
Each block shall be numbered, and the lots within
each block shall be numbered consecutively beginning with No. 1. Such
numbering shall be approved by the Tax Assessor.
(11)
A copy of any protective covenants, deed restrictions
or easements applying to the land being subdivided.
C.
Documentation to accompany final plat. The following
documentation shall accompany the final plat:
(1)
A certificate from the Tax Collector that all taxes
are paid to date and that any local improvement assessments against
the tract being subdivided have been paid in full.
(2)
A statement from the Planning Board Secretary that
escrows are paid up to date.
(3)
A written report from the Planning Board engineer
stating:
(a)
That all improvements, as indicated on the final
plat, are in conformance with the proposals of the approved preliminary
plat.
(b)
That (s)he is in receipt of a plan of improvements
showing all utilities in 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:
(c)
In those instances where improvements have been
installed, the engineer has received proper as-built drawings.
(4)
When final approval is requested for an area which
is less than the full area for which preliminary 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 preliminary approval was granted, including
all proposed streets and property lines, and that portion for which
final approval is being requested.
(5)
A letter from the traffic safety officer or other
appropriate authority of the area where the subdivision is located,
stating that the proposed street names in the subdivision do not duplicate
names in use and are acceptable.
(6)
Certification by the Gloucester County Soil Conservation
District of compliance with sediment and erosion control methods.
(7)
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.
(8)
Additional information may be required by the Planning
Board engineer.
(9)
Copies of all supplemental agreements between the
developer and any and all agencies or bides of the Township shall
be presented.
(10)
A maintenance guarantee has been posted when
required by the Township.
