All maps, plats and sketch plans required to
be submitted by this chapter shall conform to one of the following
size configurations: 8 1/2 inches by 13 inches, 15 inches by
21 inches, 24 inches by 36 inches or 30 inches by 42 inches.
All plats shall be based on accurate information,
at a scale of not less than one inch equals 100 feet, and shall show
or include the following information and that information required
under the Checklists at the end of this chapter, except that the Planning
Board may waive any requirement or request additional information
where it is clearly appropriate to the particular application:
A.
Location and key map. The entire tract to be subdivided,
giving the accurate location of all existing and proposed property
and street lines and including a key map based upon the most recent
municipal Tax Maps, showing the entire subdivision and its relations
to all features shown on the Official Map and Comprehensive Master
Plan located within 500 feet of the extreme limits of the subdivision
and the zoning classification of the proposed subdivision and adjacent
land.
B.
Structures. The location of existing houses, buildings,
wells, septic systems and other structures, with accurate dimensions
from all existing buildings and proposed lot lines.
C.
Owners. The name of the owner, all adjoining property
owners and those across existing or proposed streets as disclosed
by the most recent Borough tax records.
D.
Identity. The Tax Map, street, date of revision, block
and lot numbers and zone district.
E.
Streets, easements, watercourses and rights-of-way.
The location of existing or proposed streets, roads, easements, utility
services and driveways, public rights-of-way, streams, bridges, culverts,
drainage ditches and natural watercourses in the subdivision and within
200 feet thereof.
F.
Lots. The original and proposed lot layout, lot dimensions,
all required setback lines and the lot area of each lot in square
feet and acreage. Lots shall be designated by letters for minor subdivisions
and by consecutive numbers for major subdivisions until given official
lot number designations by the Borough.
G.
Percolation tests. If individual sewage disposal systems
are proposed, the plat shall show the location of all percolation
tests and test results, including those that failed, and soil logs.
Tests shall have been conducted within the last three years.
H.
Other information required. The date of original preparation
and the date of revisions, if any, of the plat, as well as the old
name if submitted previously under a different title.
I.
Performance standards (if applicable). Net density,
open space ratio, impervious surface ratio and dwelling unit mix.
K.
Information required for minor subdivision plats.
If the sketch plat is being submitted for minor subdivision approval,
it shall contain the information required under this section and the
Checklists at the end of this chapter and shall be a certified survey
map drawn by a licensed New Jersey land surveyor. The plat shall provide
for endorsement by the Planning Board Chairman and Secretary. If the
plat is to be filed, it shall meet the requirements of the Map Filing
Law.[1]
[1]
Editor's Note: See N.J.S.A. 46:23-9.9 et seq.
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 drawn by a licensed New Jersey professional
engineer or land surveyor. Contour maps and preliminary construction
plans, including road profiles and utility plans, shall be submitted
as part of the preliminary plat. Separate maps of topography, utilities
and road details may be required by the Planning Board. A soil erosion
and sedimentation control plan shall be included. The plat shall be
designed in compliance with the provisions of this chapter and shall
show or be accompanied by the following information:
A.
Location and key map. The entire tract to be subdivided,
giving the accurate location of all existing and proposed property
and street lines and including a key map based upon the most recent
municipal Tax Maps, showing the entire subdivision and its relations
to all features shown on the Official Map and Comprehensive Master
Plan located within 500 feet of the extreme limits of the subdivision
and the zoning classification of the proposed subdivision and adjacent
land.
B.
Lots. Lot layout, lot dimensions, all required setback
lines and individual lot areas in square feet and acreage. Lots shall
be designated by consecutive numbers until given an official lot number
designated by the Borough.
C.
Other information. The tract name, Tax Map sheet and
date of revision, block and lot numbers, date of plat preparation,
reference meridian, scale in both written and graphic form and the
following names and addresses:
(1)
The record owner or owners of property to be
subdivided; if other than an individual, the corporate officers or
partners or other statutory agent.
(2)
The subdivider.
(3)
The person who prepared the map, with his or
her official seal and license number.
(4)
The owners of property within 200 feet of the
entire tract being subdivided.
D.
Acreage. Acreage of the tract to be subdivided, to
the nearest hundredth of an acre.
E.
Elevations, contours. Sufficient elevations and contours
at five-foot intervals for slopes averaging 10% or greater and at
two-foot intervals for land with slopes averaging less than 10%, to
determine the general slope and natural drainage of the land and the
high and low points for a distance of 200 feet around the entire tract
boundary.
F.
Existing and proposed locations. The location of existing
and proposed property lines, streets, buildings, watercourses, railroads,
bridges, culverts, drainpipes, sanitary sewers, water mains, gas mains,
power lines and any natural features such as wooded areas, large trees
over six inches in caliper and rock formations. This data shall be
determined by field and/or photogrammetric survey.
G.
Streets. Preliminary plans and profiles at a scale
of not less than one inch equals 50 feet horizontally and one inch
equals five feet vertically, including cross sections every 50 feet
or as specified by the Borough Engineer of all proposed streets, curbs
and gutters within the subdivision, and proposed connection with existing
or future continuing streets. The distances and radii of all curves
along all street lines shall be shown.
H.
Utilities. Preliminary plans and profiles of proposed
utility layouts (water, storm, sanitary sewers) shall be at a scale
of not less than one inch equals 50 feet horizontally and one inch
equals five feet vertically, showing connections to existing or proposed
utility systems. The applicant shall indicate the general location
of the gas, telephone and electrical lines.
I.
Sewers, drains and ditches. Preliminary plans and
profiles at a scale of one inch equals 50 feet horizontally and one
inch equals five feet vertically of all proposed and existing sanitary
sewers, storm drains, drainage ditches and streams within the subdivision,
together with the locations, sizes, elevations, grades and capacities
of any existing sanitary sewer, storm drain, drainage ditch and stream
or watercourse to which the proposed facility shall be connected.
When brook or stream channel improvements are proposed or required,
the plans for such improvements shall be approved by the New Jersey
Department of Environmental Protection or the County Planning Board,
where applicable.
J.
Percolation tests and soil logs. When an individual
sewage disposal system is proposed, the following requirements shall
be met:
(1)
Percolation tests shall be made on each lot
to determine the ability of the soil to absorb effluent. Such tests
shall be made as directed by the County Board of Health. The percolation
test shall be approved by the County Board of Health and witnessed
by an official of the Borough. No lot shall be approved as a building
lot unless a passing percolation test has been secured.
(3)
In areas of questionable percolation, the Board
of Health may establish the conditions under which the percolation
test may be undertaken, including the month of the year and locations.
(4)
In areas of questionable suitability for individual
sewage disposal systems, the Planning Board may require soil logs
to be undertaken under the direction of the Board of Health.
(5)
All tests shall have been conducted within the
last three years and shall be done in accordance with Chapter 199
of the State Code.
K.
Private sewage disposal. Plans for a typical individual
or package sewage disposal system, where the same is proposed. Said
plans shall be approved by the appropriate local, county and state
authorities.
L.
Off-tract improvements. When the development of the
subdivision or improvements within the subdivision are contingent
upon improvements outside the boundaries of said subdivision, information
shall be supplied by the subdivider prior to Planning Board consideration
for preliminary approval that the improvements outside the subdivision
are installed and will be available to the subdivider or the subdivider
shall provide the funding for the installation of the off-tract improvements.
M.
Setback lines. All front, rear and side yard lines
shall be shown for all lots.
N.
Deed restrictions. A copy of any protective covenants
or deed restrictions applying to the land being subdivided shall be
submitted with the preliminary plat.
O.
Open space. Any open spaces proposed to be dedicated
for public use as playgrounds or other public purpose and the location
and use of all such property shall be shown on the plat.
P.
Support capability. When deemed necessary to determine
the suitability of the soil to support new construction, the Planning
Board shall require test holes or borings to be made by a New Jersey
licensed engineer or an approved testing laboratory at the expense
of the subdivider under the direction of the Borough Engineer.
Q.
Conservation plan. Plans showing measures designed
to minimize soil erosion and sedimentation, such as berms, siltation
basins, sediment traps, detention and retention basins, landscaping,
natural cover, energy dissipate and riprap. Plans may also include:
(1)
A storm drainage schedule, including a description
of all temporary and permanent structures, negative measures and other
techniques for the control of stormwaters, together with a timetable
for the construction or installation of such structures, negative
measures or other techniques.
(2)
A schedule containing the timing of and description
of temporary and permanent soil stabilization measures, including
tracking, scarification, serration of slopes, roughening, mulching,
silting, chemical binders and other suitable methods of soil stabilization.
(3)
The location and description of water interception
and diversion measures, such as diversion ditches, dikes, barriers
and disposal structures such as flexible or sectional downdrains,
flumes, linear spreaders and the like.
A.
The final plat and all final plats and profiles of
improvements and other original exhibits shall be filed with the Planning
Board Secretary at least two weeks prior to the regular meeting of
the Planning Board when the plat is to be considered. The plat shall
be drawn in compliance with the provisions of the Map Filing Law.[1]
[1]
Editor's Note: See N.J.S.A. 46:23-9.9 et seq.
B.
The final plat shall show or be accompanied by the
following, in addition to those items identified in the Checklists
at the end of this chapter:
(1)
Identification. The date, name and key map of
the subdivision, the name of the owner, the scale of the map, both
written and graphic, and reference meridian. The final plat shall
be drawn at a scale of not more than one inch equals 100 feet.
(2)
Other information. 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, bearings and distances; arc lengths; central
angles, tangents and radii of all curves; and the area of each lot
in square feet.
(3)
Public use. The purpose of any easement or land
reserved or dedicated for any use shall be indicated, and the proposed
use of sites other than residential shall be noted.
(4)
Block and lots. All block, lot and house numbers
shall be approved by the Borough Engineer and the Tax Assessor and
shall be related to existing block and lot numbers as shown on the
Official Tax Map of the Borough.
(5)
Monuments. Location and description of all monuments
shall be shown.
(6)
Consent of owner. Certification that the owner
has given consent to file said map.
(7)
Approval. When approval of a plat is required
by any officer or body, whether municipal, county or state, approval
shall be certified on the plat.
(8)
Certifications. The following certifications
shall appear on the final plat:
(a)
I hereby certify that this map and the survey
have been made under my immediate supervision and comply with the
provisions of the Map Filing Law.[2] (If applicable, include the following: I do further certify
that the monuments as designed and shown hereon have been set.)
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Licensed Land Surveyor (affix seal)
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Date
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(If monuments are to be set at a later date,
the following endorsement shall be shown on the map:)
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I certify that a bond has been given to the
Borough of Glen Gardner guaranteeing the future setting of the monuments
shown on this map and so designated.
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Township Clerk
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Date
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[2]
Editor's Note: See N.J.S.A. 46:23-9.9 et seq.
(b)
I hereby certify that all of the requirements
of the Board of Health of the Borough of Glen Gardner have been complied
with.
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Chairman, Board of Health
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Date
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(d)
This application is approved by the Borough
of Glen Gardner Planning Board as a major subdivision.
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Chairman, Planning Board
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Date
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Secretary, Planning Board
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Date
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(9)
Affidavit. An affidavit signed and sworn to
by the applicant that the final plat is drawn and presented exactly
the same as the preliminary plat approved by the Planning Board, and,
if any changes, all changes shall be set forth in the affidavit as
exceptions to the general statement. Said affidavit shall be submitted
in an original and two copies.
