No development application in which a plat is
required shall be accepted unless such plat conforms to the following
requirements as to form, content and accompanying information and
complies with the provisions of N.J.S.A. 46-23.9.9 et seq. (Map Filing
Law), as amended. All plats shall be drawn by a land surveyor as required
by law, licensed to practice in the State of New Jersey, and shall
bear the signature, seal, license number and address of the land surveyor,
except that sketch plats of minor subdivisions and minor site plans
are exempt from this requirement. All drawings of improvements shall
be signed and sealed by a licensed professional engineer of the State
of New Jersey.
The sketch plat shall be based on tax map information
or some similarly accurate base, at a scale preferably 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.
A key map at a scale of one inch equals 400 feet or
500 feet showing the location of the tract to be subdivided and its
relationship to surrounding areas within 1,000 feet of its boundaries.
Zoning boundaries and the intersection of at least two public streets,
together with the names of such streets, shall also be shown.
B.
A title box containing the title of the map, the name
of the development, if applicable, the tax map sheet, block and lot
numbers, the name, address, license number, signatures and embossed
seal of the engineer who prepared the engineering details, if any,
the date of original plan preparation, and a box for recording revision
dates, all to appear in the lower right-hand corner of the plat.
C.
A survey prepared by a surveyor licensed in the State
of New Jersey, or certification of a licensed land surveyor as to
boundaries and topographic conditions. Such certification shall include
name, address, license number, signature and seal.
D.
Notes adjacent to the title box shall include the
name and address of the owner of the tract being subdivided and of
the subdivider, if different from the owner. The current zoning and
a schedule showing compliance with zoning district bulk requirements
shall also be shown.
E.
Names of all adjacent landowners and owners of property
directly across any official street, as disclosed by current tax record.
Block and lot numbers shall also be provided.
F.
North point and graphic scale.
G.
The location of the tract to be subdivided in relation
to any larger tract of which it is a part.
H.
The layout of the proposed subdivision indicating
all lot lines and the dimensions thereof in feet and tenths, as well
as the acreage of each proposed lot and minimum setback lines.
I.
The location, size, type and specifics of all existing
and proposed utilities and storm drainage facilities necessary to
service the site.
J.
The location, size and use of all existing structures,
wooded areas, watercourses and drainage facilities on the site and
within 200 feet of the property in question, as well as the location
of all easements, rights-of-way, existing fences, walls, culverts,
bridges, roadways, curbs, sidewalks and driveways on the tract. All
trees with a caliper of six inches or more as measured three feet
above the ground shall also be shown, as shall floodway and flood
hazard boundaries, when applicable.
K.
A copy of any covenants, deed restrictions or exceptions
that are intended to cover all or part of the tract.
L.
Certification that the applicant is the agent or owner
of the land, or that the owner has given consent under an option agreement,
or that the applicant is a contract purchaser on leases. If the applicant
is not the owner of record of the land, then all contractual agreements
concerning its use shall be submitted.
M.
Certificate from the Tax Collector that no taxes or
assessments for local improvements are due or delinquent.
N.
Signature block for signatures of the Chairman and
Secretary of the Board.
O.
The subdivision plan shall indicate the following
improvements: necessary water and sewer services, curb, sidewalk,
site grading, paved driveway, concrete driveway apron, improved roadway
pavement or pavement repairs along frontage of all adjoining streets,
and all other improvements required for the development of the proposed
subdivision.
P.
Soil erosion and sediment control plan.
Q.
Trees proposed to be saved must be located and tree
save details provided. Limit of disturbance line must be shown.
R.
The location and dimensions of surface or subsurface
structures proposed for demolition must be provided.
S.
Such other information as may be required by the Board
in order to make an informed decision.
[Amended by Ord. No. 1569]
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 person duly
licensed for such purpose by the State of New Jersey. The plat shall
be designed in compliance with the provisions of this chapter and
shall show or be accompanied by the following information:
A.
All items required for sketch plat.
B.
The name of the owner and of all adjoining property
owners, as disclosed by the most recent municipal tax records, within
200 feet of the perimeter of the entire tract.
C.
Elevations to be based upon U.S. Coast and Geodetic
Survey, showing existing contours with interval of one foot where
slopes are 7% or less, two feet where slopes are more than 7% but
less than 15% and five feet where slopes are 15% or more. Where changes
in grade are proposed, finished grades shall be indicated. Topographic
data shall be provided for the entire site as well as suitable overlap
onto adjacent properties as deemed necessary to determine the existing
drainage and grading patterns.
D.
Existing spot elevations on structures, pavements,
walks, or other physical features with sufficient detail to determine
existing conditions.
E.
Proposed elevations of the site shall be indicated
by spot elevations at all corners of all buildings and lot and at
changes in grade and by curb elevations at lot corners. Finished first
floor and garage floor elevations shall also be shown for all buildings.
If requested by the Borough Engineer, suitably designed proposed contours
shall be provided.
F.
A drainage plan based on USGS Quadrangle Map with
the drainage area delineated, contributory areas given in acres, the
anticipated existing and proposed runoff based on a twenty-five-year
storm, and the upstream drainage area being fully developed. The size,
location and capacity of existing downstream drainage facilities shall
be shown.
G.
A design report for the water, sewer and drainage
facilities, and plans of proposed water, sewer (gas and electricity,
if ordered) and storm sewers designed in accordance with Borough standards,
showing all adjacent existing and proposed facilities, connections,
proposed method of connections, pipe sizes, types and slopes, fittings,
individual service connections and other facilities as necessary for
satisfactory operation. Plans, profiles and details are required for
all water, sewer and drainage facilities.
H.
Plans of all roadways, including improvements, in
accordance with Borough requirements for pavement width, thickness,
center-line radius, grade, transitions, curbs, sidewalks, driveway
aprons and other applicable requirements.
I.
Plans and profiles of all existing and proposed roadways,
pipelines, manholes, structures and proposed facilities showing all
existing and proposed pavement elevations, inverts, rim elevations,
grate elevations and the clearances of all crossing utilities.
J.
Location and description of all monuments.
K.
A soil erosion and sediment control plan indicating
the proposed methods of preventing erosion, and situation of property
in question as well as downstream properties or watercourses. This
plan shall also indicate the proposed vegetation and landscaping of
the site and the scheduling of placement of same.
L.
Construction details, maintenance plan and other plans
as necessary for any proposed structural retaining wall.
M.
Environmental impact statement.
N.
Traffic impact analysis.
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 the Map Filing Law (N.J.S.A. 46:23-9.9
et seq.). The following shall be shown on the final plat:
A.
A key map showing the entire subdivision and its relationship
to surrounding areas and existing street intersections.
B.
A title box containing the title of the map; the name
of the development, if applicable; the tax map sheet, block and lot
numbers; and the names and addresses of the owner and of the subdivider,
if different from the owner.
C.
Certification by a surveyor authorized to practice
in the State of New Jersey as to the accuracy of the details of the
plat, and certification of engineering details by an engineer licensed
in New Jersey.
D.
Tract boundary lines, indicating the bearings of all
lot lines and dimensions thereof, as well as the acreage of each lot
and minimum building setback lines.
E.
All proposed or existing monuments in accordance with
the Map Filing Act.
F.
Right-of-way lines of all existing and proposed streets,
easements and other rights-of-way, all with accurate dimensions and
bearings and minimum widths as required by Borough standards.
G.
The names of all streets and the purposes of easements
and rights-of-way and of all land reserved for or dedicated to public
use.
H.
North point and graphic scale.
I.
Acreage of the tract being subdivided and the proposed
use of all nonresidential lots.
J.
Final construction plans providing all information
required for a preliminary plat. However, said plans shall be based
on final elevations and final lot dimensions. The requirement for
final construction plans may be waived by the Board if it can be determined
that the preliminary plat was prepared to an accuracy and detail acceptable
to the Borough Engineer.
K.
Copies of all approvals for sanitary sewer extension
permits, stream encroachment permits, soil erosion and sediment control
permits, Middlesex County Planning Board approval, and all other applicable
approvals required for construction of the project.
L.
Certification that the applicant is the agent of or
owner of the land, or that the owner has given consent under an option
agreement, or that the applicant is a contract purchaser or lessee.
If the applicant is not the owner of record of the land, then all
contractual agreements concerning its use shall be submitted.
M.
A copy of any covenants, deed restrictions or exceptions
that are intended to cover all or any part of the tract.
N.
Certificate from the Tax Collector that no taxes or
assessments for local improvements are due or delinquent.
O.
The titles and dates of all filed maps for lands abutting
the tract.
P.
The final plat shall contain the following statements,
certifications and endorsements:
(1)
Signature of applicant's surveyor certifying compliance
with the Map Filing Law.
(2)
Signature of owner consenting to the filing of the
plat at the Middlesex County Clerk's Office.
(3)
Signature of Borough Clerk certifying that the required
cash and bonds guaranteeing the setting of monuments has been posted.
(4)
Signature of the Borough Engineer certifying compliance
with the Map Filing Law and applicable Borough requirements.
(5)
Signatures of the Chairman and Secretary of the Board
certifying the approval of the final plat.
(6)
Signature of Borough Clerk certifying compliance with
the Map Filing Law and consenting to filing of the plat in the Middlesex
County Clerk's Office.
Q.
A performance guarantee in favor of the Borough, and
inspection fees if improvements have not already been constructed.
R.
Such other information as may be required by the Board
in order to make an informed decision.
[Amended by Ord. No. 1292; Ord. No. 1569]
The minor site plan shall be clearly and legibly
drawn or reproduced at a scale of no more than 50 feet to the inch.
For topographical and boundary survey information, the site plan shall
be signed and sealed by a licensed land surveyor. For all elements
of design, including drainage, pavements, curbing, walkways, embankments,
horizontal and vertical geometries, utilities, and all pertinent structures,
drawings shall be signed and sealed by a licensed professional engineer.
The plan shall show or be accompanied by the following:
A.
A key map at a scale of one inch equals 400 feet or
500 feet, showing the location of the tract and its relationship to
surrounding areas within 1,000 feet of its boundaries. Zoning boundaries
and the intersection of at least two public streets, together with
the names of such streets, shall also be shown.
B.
A title box containing the title of the map, the tax
map sheet, block and lot numbers, the name, address, license number,
signature and embossed seal of the Engineer who prepared the engineering
details, the date of original plat preparation and a box to record
revision dates, all to appear in the lower right-hand corner of the
site plan.
C.
A survey prepared by a surveyor licensed in the State
of New Jersey or certification of a licensed land surveyor as to boundaries
and topographic conditions. Such certification shall include name,
address, license number, signature and seal.
D.
Notes adjacent to the title box shall include the
name and address of the owner and of the applicant, if different from
the owner. The current zoning and a schedule showing compliance with
the zoning district bulk requirements shall also be shown.
E.
Names of all landowners within 200 feet, as disclosed
by current tax records. Block and lot numbers shall also be provided.
F.
North point and graphic scale.
G.
The location, size, type and specifics of all existing
and proposed utilities and storm drainage facilities necessary to
service the site.
H.
The location, size and use of all existing structures,
wooded areas, watercourses and drainage facilities on the site and
within 200 feet of the property in question, as well as the location
of all easements, rights-of-way, existing fences, walls, culverts,
bridges, roadways, curbs, sidewalks and driveways on the tract. All
trees with caliper of six inches or more as measured three feet above
the ground shall also be shown, as shall floodway and flood hazard
boundaries and setback lines. Structures to be removed shall be so
indicated.
I.
Elevations based upon U.S. Coast and Geodetic Survey
datum, showing existing contours with interval of one foot where slopes
are 7% or less, two feet where slopes are more than 7% but less than
15%, and five feet where slopes are 15% or more. Where changes in
grade are proposed, finished grades shall be indicated. Topographic
data shall be provided for the entire site as well as suitable overlap
onto adjacent properties as deemed necessary to determine the existing
drainage and grading patterns.
J.
Existing spot elevations on structures, pavements,
walks or physical features with sufficient detail to determine the
existing conditions.
K.
The proposed use(s) of land and buildings and proposed
location of structures, including finished floor elevations and elevations
of outside corners. Elevations should also be shown for loading docks,
ramps and other points where necessary to determine proper construction
of same.
L.
All proposed means of vehicular access for ingress
and egress to and from the site onto public streets, showing the size
and location of driveways and curb cuts, acceleration and deceleration
lanes, and any other device necessary to prevent a difficult traffic
situation.
M.
All walkways and rights-of-way for pedestrian traffic.
N.
The location and design of any off-street parking
or loading areas, showing the size and location of bays, aisles and
barriers.
O.
The location of all existing and proposed storm drainage
structures, indicating pipe, swale or ditch sizes, inverts, capacities,
grades and direction of flow. In addition to design information, the
plan shall include a stormwater analysis report from the applicant's
engineer, detailing the methodologies used for calculation of runoff
from all areas contributing to stormwater drainage.
P.
The location of all proposed waterlines, valves, hydrants
and service connections, and of all sewer lines.
Q.
Cross sections, center-line profiles and tentative
grades of all proposed streets, and plans and profiles of all proposed
utility layouts, showing feasible connections to any existing or proposed
systems.
R.
Architectural details showing proposed front, rear
and side building elevations, floor plans, type of construction materials.
S.
Construction details, maintenance plan and other plans
as necessary for any proposed structural retaining wall.
T.
Location of all existing and proposed signs, including
materials, colors, method of attachment or support, dimensions, area
and illumination.
U.
The proposed location, type of fixture, direction
of illumination, power and time of proposed outdoor lighting, showing
average isolux footcandle patterns in plan view and appropriate details.
V.
Proposed screening and landscaping, including a planting
plan which identifies type, size and quantity of planting.
W.
The location and size of refuse areas and means of
screening same.
X.
A copy of any covenants, deed restrictions or exceptions
that are intended to cover all or part of the tract.
Y.
Certificate from the Tax Collector that no taxes or
assessments for local improvements are due or delinquent.
Z.
All proposed soil erosion and sediment control measures.
AA.
Environmental impact statement.
BB.
Signature block for signatures of the Chairman and
Secretary of the Board.
CC.
The site plan shall indicate the following improvements:
necessary water and sewer services, curb, sidewalk, site grading,
paved driveway, concrete driveway apron, improved roadway pavement
or pavement repairs along frontage of all adjoining streets, and all
other improvements required for the development of the site. The site
plan shall also contain a list of the various types of surfacing materials
used, and their identification in plan view.
DD.
Such other information or data as may be required
by the Board in order to determine that the details of the site plan
are in accordance with the standards of this chapter and all other
chapters of the Borough and, further, that the building or use will
not offend the public interest.
EE.
Trees proposed to be saved must be located and tree
save details provided. Limit of disturbance line must be shown.
FF.
The location and dimensions of surface or subsurface
structures proposed for demolition must be provided.
GG.
List of stockholders holding at least 10% of stock
must be provided (nonresidential development only).
HH.
Traffic impact analysis.
II.
In addition to all the above requirements, minor site
plans for applications in the CBD, C and PO Districts shall also provide
a list of all elements of existing and proposed street furniture,
their specifications, and their proposed locations. The percentage
of building coverage and site with impervious coverage should be indicated.
Colors and color chips shall be provided from all proposed front,
rear and side building elevations. For projects involving major renovation
and/or new construction, colored renderings and perspectives shall
be provided at an appropriate scale. The location of all existing
and proposed signs, including materials, colors, method of attachment
or support, dimensions, area and illumination shall also be provided.
JJ.
The site plan shall provide percentage of building
coverage and percentage of the site with impervious surfaces.
All items required for a minor site plan and
as follows:
The final site plan shall be drawn at a scale
of no more than 50 feet to the inch and shall be prepared by a surveyor
and an engineer licensed in the State of New Jersey. The final plat
shall show or be accompanied by the following information:
A.
All items required for a preliminary major site plan
except that the information shown on the plans shall be in final form
and with the accuracy required for a final plat.
B.
A statement by the Borough Engineer that he is in
receipt of a map showing all utilities or extensions thereof in exact
location and elevation, identifying those portions already installed
and those to be installed.
C.
One of the following:
(1)
A statement from the Borough Engineer that the applicant
has installed all improvements in accordance with the requirements
of these regulations and the conditions of preliminary approval.
(2)
A statement from the Borough Engineer that a performance
guarantee in sufficient amount to assure the completion of all required
improvements has been posted in favor of the Borough.
[Amended by Ord. No. 1509]
The variance sketch shall be based on tax map
information or some similarly accurate base, at a scale preferably
not less than 100 feet to the inch or greater than eight feet to the
inch to enable the entire tract to be shown on one sheet, and shall
show or include the following information:
A.
A key map must show all adjacent properties and property
lines within 200 feet on all sides of the application lot.
B.
North point, block numbers, lot numbers, date prepared.
C.
Name and address of property owner.
D.
Name and address of applicant.
E.
Name and address of person preparing plan.
F.
All lot lines and dimensions.
G.
All existing and proposed structures and wall dimensions.
H.
Building line offsets to all property lines.
I.
Zoning setback lines.
J.
All adjoining lands owned by the owner and/or applicant.
K.
Location of existing water mains and proposed water
connections.
L.
Location and width of all curb cuts and driveways.
M.
Location, dimensions and street access for off-street
parking spaces.
N.
Locations and size of proposed landscaping.
O.
Location of existing sanitary sewer lines and proposed
sanitary sewer connections.
P.
All existing and proposed curbs and sidewalks.
Q.
Show building offset dimension from property line
to nearest adjoining structure on each side yard.
R.
Architectural details showing proposed front, rear
and side building elevations, floor plans, type of construction materials.
S.
Such other information as may be required by the Board
in order to make an informed decision.
