Township of Mansfield, NJ Plat Design Details

All streets and streams within 200 feet of the development, and the approximate location of wooded areas, flood hazard areas and floodway lines, steep slopes, wetlands and swamps based on Natural Resources Conservation Service data. Percolation tests and soil logs shall not be required. However, where the slope and soil conditions indicate problems may be encountered, percolation tests and soil logs as required for the preliminary plat may be advisable.

The Tax Map sheet, block and lot number for the tract and all adjacent lots, a title including the words "Informal Plat for Review and Classification" and the North arrow.

Zoning districts.

The name, address, signature and phone number of the owner, developer, and person preparing the plat.

A key map with North arrow showing the entire development and its relation to surrounding areas.

§ 362-32 Formal plat.

All formal applications shall be submitted in plat form and all plats shall conform to the submission requirements. All plats shall be drawn by a properly licensed professional as permitted by the New Jersey Administrative Code, and all such drawings shall bear the signature, embossed seal, license number and address of the preparer.

All plats whether minor, preliminary or final, shall be submitted on the following drawing sheet size:

(1)

Eight and one-half inches by 13 inches.

(2)

Fifteen inches by 21 inches.

(3)

Twenty-four inches by 36 inches.

(4)

Thirty inches by 42 inches.

All improvements and utility plans shall be 24 inches by 36 inches.

Drawings shall be prepared at scales not to exceed the following, except as provided herein:

(1)

Minor subdivision plat, one inch equals 100 feet.

(2)

All other drawings, one inch equals 50 feet.

Title block shall include the following information:

(1)

Name of the subdivision.

(2)

Name, address, membership or license of the professional person who prepared the drawings.

(3)

The term "minor Subdivision preliminary plat," "improvement and utility plans," or "final plat," as applicable.

(4)

Date of the drawing.

(5)

Drawing reference number.

(6)

Section number of the section being subdivided, if applicable.

(7)

Scale of the drawing.

Drawings shall also include the following:

(1)

North arrow and reference meridian.

(2)

Date of original drawing and date and nature of all subsequent revisions.

The application shall include the following:

(1)

Proof from the Township Tax Collector or other designated official that no taxes or assessment for local improvement are delinquent on the property for which application is made.

(2)

In the case of a corporation or partnership, a list of parties holding 10% or more interest in the corporation or partnership, pursuant to N.J.S.A. 40:55D-48.1 et seq.

In addition to the requirements hereafter set forth, the preliminary plat, improvement and utility plans and the final plat shall also conform to the following:

(1)

The title sheet or final plat shall show the following additional data:

(a)

Name and address of the subdivider.

(b)

Name and address of the owner or owners of record.

(c)

Total acreage of the entire tract.

(d)

Total acreage of the section being subdivided, if applicable.

(e)

Total acreage of each zone district within the tract.

(f)

Total number of proposed lots for the entire tract and for the section being subdivided.

(2)

There shall be a key map containing a graphic scale equal to the Township Tax Map or official map, which shall show the following:

(a)

Relationship to the primary and secondary highway system and main intersections.

(b)

Boundary lines, building zone districts, special districts and municipal areas.

(c)

Subdivision streets and blocks to scale.

(d)

Map match lines, as needed, when there are two or more drawings to show the complete subdivision.

(e)

The plat area being submitted for approval shall be shaded if it is only one section of the entire subdivision.

(f)

Subdivision boundary line (heavy solid line) and survey data.

(g)

Boundaries of adjacent properties and property owners' names, provided that adjacent properties which are a part of a recorded subdivision plat may be identified by the subdivision name.

§ 362-33 Minor subdivision plat.

The plat for a minor subdivision shall include the following:

Key map showing the subdivision site and its relation to the surrounding area, streets and highways and zone district boundaries.

Boundary survey data, Tax Map data or some other similarly accurate base.

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, and contours shall be based on USGS quadrangle maps.

Existing and proposed drainage features of property and surrounding area within 200 feet; for example, culverts, marshes, water areas, streams and leads subject to occasional flooding.

Special site conditions; for example, easements, power lines and structures.

The location of that portion which is to be subdivided in relation to the entire tract.

Tax sheet, block and lot number, if any.

The name of the owner and all adjoining property owners as disclosed by the most recent Township tax records.

All existing and proposed streets or roads within or adjoining the proposed subdivision, with the right-of-way widths clearly indicated.

All proposed lot lines and lot lines to be eliminated by the proposed subdivision, clearly indicated.

All existing, proposed and required setback dimensions.

Acreage of the entire tract and the area being subdivided.

Name and address of the owner, subdivider and person preparing the plat.

The plat title shall include the term "minor subdivision plat."

Documentation of feasibility of an adequate method of sewage disposal which shall be one of the following:

(1)

Location of an existing sanitary sewer line.

(2)

Proposed on-site disposal system.

(3)

Existing on-site disposal system.

Documentation of feasibility of construction a driveway in full compliance with Chapter 167, Driveways, for each lot, including the remaining lands.

[Added by Ord. No. 10-90]

A wetlands delineation or notation that none exist certified by an individual or firm qualified by the Board.

[Added by Ord. No. 10-90]

Flood hazard area delineation based on NJDEP or FEMA mapping.

[Added by Ord. No. 10-90]

§ 362-34 Preliminary subdivision plat.

The preliminary plat shall contain the following additional data:

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.

(2)

Topographic contours at two-foot intervals referred to 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 Township Engineer. The contours shall extend 200 feet beyond the subdivision boundary line.

Existing site conditions.

(1)

Street rights-of-way on the subdivision and within 500 feet of its boundaries with the following information:

(a)

Name.

(b)

Location and width.

(c)

Existing streets intersecting with streets proposed in development.

(d)

Center line elevations shown on a profile with elevation indicated at a fifty-foot interval.

(e)

Typical cross section.

(2)

Other rights-of-way and easements on the subdivision and within 500 feet of its boundaries, including:

(a)

Identification and description.

(b)

Location and width.

(c)

Restrictions on use, if any.

(3)

Drainage structures on the subdivision and within 500 feet of its boundaries, to be shown on the plan and profile with the following information:

(a)

Type of structure.

(b)

Location, invert elevations, gradients and sizes of all pipe and all 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, including:

(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.

(d)

Capacity of all streams.

(6)

Test holes for the purposes of determining soil characteristics in areas where roadway or utility facilities are to be installed, the locations of which shall be approved by the Township Engineer prior to digging thereof.

(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)

Township 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, except 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.

(10)

A wetlands delineation as approved by a NJDEP letter of interpretation or a notation that none exist certified by an individual or firm qualified by the Board.

[Added by Ord. No. 10-90]

(11)

Flood hazard area delineation based on NJDEP or FEMA mapping.

[Added by Ord. No. 10-90]

Proposed site condition.

(1)

Streets.

(a)

Suggested name, which shall be checked with the Township Engineer prior to submission to avoid duplication of existing street names.

(b)

Right-of-way width.

(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 the plan and profiles with elevations thereof shown on the profiles.

(g)

An analysis of allowable site distance at all intersections and an indication thereof on the profile, including the K value.

(2)

Lot layout.

(a)

Lot lines and dimensions to the nearest foot and lot area, in square feet.

(b)

Building setback lines, designated with a dash line, 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 social 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.

(f)

Location of site triangles as required by § 361-74.

(3)

Preliminary stormwater drainage system.

(a)

All proposed drainage facilities, with sizes and gradients in the plan and profile.

(b)

Outline of watersheds tributary to drainage structures and their approximate area in acres, including those which extend beyond the boundaries of the subdivision.

(c)

Preliminary design computations.

(d)

Stormwater management plan and report shall consist of the following elements:

[1]

Existing conditions mapping shall include a topographic survey of the property which shall include indications of existing surface water drainage, shorelines, steep slopes, soils, erodible soils, perennial or intermittent streams that drain into or upstream of the Category One waters, wetlands and floodplains along with their appropriate buffer strips, marshlands and other wetlands, pervious or vegetative surfaces, existing man-made structures, roads, property lines, and significant natural and man-made features not otherwise enumerated.

[2]

An environmental site analysis which shall consist of a written and graphic description of the natural and man-made features of the site and its environs. This description should include a discussion of soil conditions, slopes, wetlands, waterways and vegetation on the site. This mapping may utilize appropriate portions of the environmental impact statement or analysis as required by § 361-25 and may cross-reference said mapping.

[3]

A stormwater management facilities map and report which shall be a comprehensive map indicating all existing and proposed site features upon which the required stormwater management facilities are based. This shall include the following elements:

[a]

Existing and proposed site conditions which affect compliance with the requirements of Article IX, Stormwater Management and Flooding, of Chapter 361;

[b]

A demonstration of how the goals and standards of Article IX, Stormwater Management and Flooding, of Chapter 361, are being met. The focus of this plan shall be to describe how the site is being developed to meet the objective of controlling groundwater recharge, stormwater quality and stormwater quantity problems at the source by land management and source controls whenever possible;

[c]

An indication of the stormwater management facilities which shall include:

[i]

Total area to be paved or built upon, proposed surface contours, land area to be occupied by the stormwater management facilities and the type of vegetation thereon, and details of the proposed plan to control and dispose of stormwater;

[ii]

Details of all stormwater management facility designs, during and after construction, including discharge provisions, discharge capacity for each outlet at different levels of detention and emergency spillway provisions with maximum discharge capacity of each spillway.

[d]

A set of calculations documenting compliance with Article IX, Stormwater Management and Flooding, of Chapter 361, which shall include, as a minimum:

[i]

A copy of the NSPS with a key to the stormwater management facilities map for each element of the calculations.

[ii]

Comprehensive hydrologic and hydraulic design calculations for the predevelopment and postdevelopment conditions for the design storms specified in Article IX, Stormwater Management and Flooding, of Chapter 361.

[iii]

When the proposed stormwater management control measures (e.g., infiltration devices or features) depends on the hydrologic properties of soils, then a soils report shall be submitted. The soils report shall be based on on-site boring logs or soil pit profiles. The number and location of required soil borings or soil pits shall be determined based on what is needed to determine the suitability and distribution of soils present at the location of the control measure.

(4)

Existing trees. Existing trees located on the subdivision which shall remain standing.

(5)

Proposed sanitary sewage disposal system.

(a)

Sanitary sewer system.

[1]

All proposed sanitary sewers with sizes and gradients.

[2]

All proposed pumping stations, force mains and other special facilities.

[3]

An engineer's report in compliance with the requirements of the New Jersey Department of Environmental Protection.

(b)

On-site disposal system.

[1]

A minimum of one passing percolation test and a soil log of the passing hole. Such test and log shall be located within the proposed disposal area and witnessed by the Warren County Department of Health.

[2]

A report indicating date of tests, percolation results and soil horizons for each soil log and percolation test, whether passing or failing.

(6)

Proposed utilities. The tentative location and size of all of proposed utilities.

(7)

Estimated traffic. The estimated average number of automobiles and number and size or type of tucks or buses that will enter and leave the site each day and during peak hours.

(8)

Grading. Tentative grading plan, indicated by contours at four-foot intervals or other intervals, as may be required by the slope and nature of the final grading.

(9)

Development schedule. 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 statements.

(a)

Community service. An analysis of the impact of the proposed subdivision on community services, including but not necessarily limited to the following:

[1]

Sanitary sewer system.

[2]

Storm drainage system.

[3]

Street and highway system.

[4]

Schools.

[5]

Police and fire services.

[6]

Recreation facilities.

[7]

Public utilities, such as gas, water, telephone, electric and cable television. A letter from the public utilities stating their ability to accept the additional required services may be considered compliance.

[8]

Other such services as the Planning Board may deem appropriate.

(b)

Environment. Environmental impact statement shall be pursuant to the requirements of Article III of Chapter 361.

(c)

The analysis shall assess the impacts 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)

Deed restrictions. A copy of any protective covenant or deed restrictions applying to the land being subdivided.

[Amended 5-9-2007 by Ord. No. 2007-5]

(12)

Adequacy of potable water supply. The developer may supply the water testing certifications required by § 413-4 of the Code of the Township of Mansfield for each proposed lot as part of the preliminary subdivision application. If the developer has not supplied such certifications, the approving authority shall condition any preliminary subdivision approval which is granted on the subsequent compliance by the developer or the developer's successors and assigns with the requirements of that section; provided, however, that the developer has provided the Board with the groundwater studies required by § 361-54B, and the approved preliminary subdivision plat and the resolution memorializing the forth in § 362-19.

[Added 2-24-1999 by Ord. No. 99-05; amended 5-9-2007 by Ord. No. 2007-5]

(13)

Additional data. Any other data the Planning Board may deem appropriate. The application shall be deemed complete; however, upon compliance with the provisions of § 362-34C(1) through (11) hereinabove for the purpose of determining the beginning of the time period for action by the Board.

[Amended 2-24-1999 by Ord. No. 99-05; 5-9-2007 by Ord. No. 2007-5]

§ 362-35 Improvement and utility plans.

The improvement and utility plans shall contain the following additional data:

Existing site conditions. All existing site conditions as required in § 362-34B.

Street rights-of-way.

Name.

Location.

Width.

Notation on widenings where an offer of dedication is being made.

Other rights-of-way and easements.

(1)

Identification and description.

(2)

Location and width, with dimensions necessary for description.

(3)

Restrictions on use, if any.

Proposed lot layouts.

(1)

Number identification by a lot and block system as assigned by the Township Tax Assessor.

(2)

Lot lines with accurate dimensions to the nearest hundredth of a foot.

(3)

Lot area to the nearest square foot.

(4)

Building setback lines with dimensions.

(5)

Information on special parcels as follows:

(a)

Description of proposed action and use, including a note where an offer of dedication is being made.

(b)

Boundary lines with accurate dimensions to the nearest hundredth of a foot.

Street center lines.

(1)

Street center line gradients in percent, high and low point locations and vertical curve data.

(2)

Street center line grade elevations at fifty-foot intervals.

Drainage system requirements.

(1)

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.

(2)

Boundaries of stormwater runoff watersheds for each drainage structure and their area in acres.

(3)

All proposed surface drainage structures, including but not limited to ditches and channels.

(4)

All appropriate details and dimensions necessary to explain clearly the proposed construction, including type of construction, material, size, pitch and invert elevations, among other things, which may be necessary.

(5)

Profiles of all proposed drainage system components.

(6)

Final design computations and an updated stormwater management plan and report complying with § 363-34C(3)(d).

Sanitary waste disposal system.

(1)

A sanitary sewer system design shall be indicated in all cases where public sewer connections exist or are proposed, including locations of house connections.

(2)

A notation on the profile of the minimum water and air retention time for exfiltration tests for each line within the subdivision.

(3)

If on-site disposal is proposed, a typical lot layout, indicating location of the system with reference to the house and water supply, and a detailed drawing of the proposed sanitary waste disposal unit.

Water supply and distribution.

[Amended 2-24-1999 by Ord. No. 99-05; 5-9-2007 by Ord. No. 2007-5]

(1)

Location of source on property or, where piped in, the size of the supply main.

(2)

Location and size of all distribution mains.

(3)

Location of fire hydrants.

(4)

Location of all control valves.

(5)

Adequacy of potable water supply. The developer may supply the water-testing certifications required by § 413-4 of the Code of the Township of Mansfield for each proposed lot as part of the improvement and utility plan approval application. If the developer has not supplied such certifications, the approving authority shall condition any improvement and utility plan approval which is granted on the subsequent compliance by the developer or the developer's successors and assigns with the requirements of that section; provided, however that the developer has provided the Board with the groundwater studies required by § 361-54B, and the approved improvement and utility plans and the resolution memorializing the approval shall contain the language set forth in § 362-21D.

Electric, telephone and other utility systems.

(1)

Location of all service routes for both aerial and underground cables and of all poles.

(2)

Location of all special facilities.

Off-tract improvements. All off-tract improvements to be constructed as part of the subdivision.

Grading. 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.

Trees and natural features. Locations of all trees and natural features to be removed and preserved.

Improvements. Location of all improvements, including but not limited to the following:

(1)

Curb and gutters.

(2)

Sidewalks.

(3)

Driveway aprons and drop curbs.

(4)

Street signs.

(5)

Streetlighting.

(6)

Street and shade trees.

(7)

Construction details of all improvements other than public utilities.

Profile drawing requirements.

(1)

Drawings shall be made on standard profile paper with the following scales:

(a)

Horizontal scale: one inch equals 50 feet.

(b)

Vertical scale: one inch equals five feet.

(2)

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.

(3)

The center line profile of all proposed roadways with dimensioning on vertical curves and notation as to gradient and elevations at fifty-foot stations and at all high and low points.

(4)

The invert profile and location of all sanitary and storm drainage structures and pipes in street rights-of-way and in easements.

Intersections. Detailed grading plans of each intersection showing elevations at ten-foot intervals at the following points:

(1)

Center lines for 100 feet on either side of the center line at intersections.

(2)

Edge of traveled way of through street.

(3)

Gutters of both through street and intersecting street.

Estimate of construction items. An estimate of quantities of each construction item, broken down into the following categories:

(1)

Improvements dedicated to the Township or, in the case of privately owned streets, improvements which would normally be dedicated to the Township.

(2)

Improvements owned by public utilities.

(3)

Other site improvements exclusive of dwellings, septic systems and private wells.

(4)

Improvements to be made off-tract.

Applications and supporting data. Copies of all applications and supporting data for permits issued by other agencies and copies of the permits.

Other data. Other data as may be required by the Planning Board.

§ 362-36 Final subdivision plat.

[Amended by Ord. No. 10-90; 2-24-1999 by Ord. No. 99-05; 5-9-2007 by Ord. No. 2007-5]

The final plat shall 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.

Prior to the approval of the final plat, notification shall be obtained from the Township Attorney which indicates that any required performance guarantee is approved.

Prior to the signing of the final plat by the Chairperson of the Board, notification shall be obtained from the Municipal Clerk which indicates that any required performance guarantee has been accepted by the governing body.

The developer may supply the water testing certifications required by § 413-4 of the Code of the Township of Mansfield for each proposed lot as part of the final subdivision plat approval application. If the developer has not supplied such certifications, the approving authority shall condition any final plat approval which is granted on the subsequent compliance by the developer or the developer's successors and assigns with the requirements of that section; provided, however that the developer has provided the Board with the groundwater studies required by § 361-54B. The approved, filed final plat and a declaration of covenants and restrictions to be filed concurrently with the final plat shall contain the language required by § 362-28.