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 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.
For the concept plan state, only preliminary project and area
information, which for the most part is readily obtained, is required
and shall include a Tax Map sheet, showing the property to be developed
and any abutting streets, with names, North arrow, and topographic
features from the United States Geodetic Survey (USGS) maps.
The following shall apply to minor subdivisions:
A.
In order to be deemed complete by the administrative officer, the
sketch plat shall be based on Tax Map information or some similarly
accurate base at a scale of not less than 50 feet to the inch, to
enable the entire tract to be shown on one of three standard sizes,
namely, 11 inches by 17 inches, 18 inches by 24 inches, or 24 inches
by 36 inches, and shall show or include the following information:
(1)
A key map at a scale of one inch equals 500 feet showing the location
of the tract to be subdivided and its relationship to surrounding
areas within 1,000 feet of its boundaries. All zoning boundaries and
classifications affecting the tract to be subdivided, as well as the
intersection of at least two public streets together with the names
of such streets, shall also be shown.
(2)
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.
(3)
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.
(4)
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.
(5)
Names of all adjacent landowners and owners of property directly
across any official street, as disclosed by current tax records. All
block and lot numbers shall also be provided.
(6)
North arrow and graphic scale.
(7)
The location of the tract to be subdivided in relation to any larger
tract of which it is a part.
(8)
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.
(9)
The location, size, type and specifications of all existing and proposed
utilities and storm drainage facilities necessary to service the site.
(10)
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 food hazard boundaries
when applicable.
(11)
A copy of any covenants, deed restrictions or exceptions that
are intended to cover all or part of the tract.
(12)
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 or lessee. If the applicant
is not the owner of record of the land, then all contractual agreements
concerning its use shall be submitted.
(13)
A certificate from the Tax Collector that no taxes or assessments
for local improvements are due or delinquent.
(14)
A signature block for signatures of the Chairman and Secretary
of the Board.
(15)
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.
(16)
A soil erosion and sediment control plan, if applicable.
(17)
Trees proposed to be saved must be located and tree save details
provided; limit of disturbance line must be shown.
(18)
The location and dimensions of surface or subsurface structures
proposed for demolition must be provided.
(19)
Such other information as may be required by the Board in order
to make an informed decision.
B.
Submittal of all of the above-mentioned items shall constitute a
complete application as per N.J.S.A. 40:55D-10.3. Failure to submit
all of the above-mentioned items shall constitute an incomplete application,
and the administrative officer shall notify the applicant of same,
in writing, within 45 days of submission of the application.
C.
Any applicant may request the administrative officer to waive any
of the above required documents. Said request must be made in writing
and must specifically state the reasons for the waiver request. Upon
receipt of a request to waive certain requirements, it shall be the
duty of the administrative officer to render a decision regarding
the request within 10 days of receipt of same.
The following shall apply to preliminary major subdivisions:
A.
The preliminary plan shall be clearly and legibly drawn or reproduced
at a scale of not less than one inch equals 50 feet, and it shall
be one of three standard sizes, namely, 18 inches by 24 inches, 24
inches by 36 inches or 30 inches by 42 inches. 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 Part 1 and shall show or be accompanied
by the following information in order to be deemed complete by the
administrative officer:
(1)
All items required for a minor subdivision sketch plat.
(2)
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.
(3)
Elevations, to be based upon U.S. Coast and Geodetic Survey, showing
existing contours with interval of one foot where slopes are 10% or
less and two feet where slopes are more than 20%. Where changes in
grade are proposed, finished grades shall be indicated. Topographic
data shall be provided for the entire site as well as a one-hundred-foot
overlap onto adjacent properties as deemed necessary to determine
the existing drainage and grading patterns.
(4)
Existing spot elevations on structures, pavements, walks, or other
physical features with sufficient detail to determine existing conditions.
(5)
Identification of any wetlands, floodways, flood hazard areas, etc.,
or any other environmentally sensitive areas.
(6)
Proposed elevations of the site shall be indicated by spot elevations
at all corners of all buildings and lot corners 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.
Designed proposed grading contours shall be provided.
(7)
A drainage plan based on the USGS Quadrangle Map with the drainage
area delineated, contributory access 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 facilities shall be shown.
(8)
A design report for the water, sewer and drainage facilities, and
plans of proposed water, sanitary 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, structures as
necessary for satisfactory operation. Plans, profiles and details
are required for all water, sewer and drainage facilities.
(9)
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.
(10)
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 clearance of all crossing utilities.
(11)
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.
(12)
A landscaping plan which shall locate, detail, quantify and
indicate the proposed vegetation and landscaping of the site and scheduling
of placement of same.
(13)
Statement of anticipated environmental impact.
(14)
Traffic impact study.
B.
Submittal of all of the above-mentioned items shall constitute a
complete application as per N.J.S.A. 40:55D-10.3. Failure to submit
all of the above-mentioned items shall constitute an incomplete application,
and the administrative officer shall notify the applicant of same,
in writing, within 45 days of submission of the application.
C.
Any applicant may request the administrative officer to waive any
of the above required documents. Said request must be made in writing
and must specifically state the reasons for the waiver request. Upon
receipt of a request to waive certain requirements, it shall be the
duty of the administrative officer to render a decision regarding
the request within 10 days of receipt of same.
The following shall apply to final major subdivisions:
A.
The final plat shall be drawn in ink or on Mylar or cloth at a scale
of not less than one inch equals 50 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 in order to be deemed complete
by the administrative officer:
(1)
All items required for the preliminary major subdivision plat.
(2)
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.
(3)
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.
(4)
The location and description of all proposed or existing monuments
in accordance with the Map Filing Law.
(5)
Boundaries and designation of the purpose of any easements or land
reserved or dedicated for public use.
(6)
Right-of-way lines of all existing and proposed streets, easements
and other rights-of-way, deflection angles, radii, arcs and central
angles for all curves, all with accurate dimensions and bearings and
minimum width as required by Borough standards.
(7)
Acreage of the tract being subdivided and the proposed use of all
nonresidential lots.
(8)
Final construction plans providing all information required for the
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.
(9)
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 from all other agencies with
jurisdiction.
(10)
The titles and dates of all filed maps for lands abutting the
tract.
(11)
Title policy certifying that all proposed streets are free and
clear of any encumbrances.
(12)
Name and address of the corporate secretary of all public utilities
and the general manager of all cable television companies that own
land or any facility or that possess a right-of-way or easement within
200 feet in all directions of the property which is the subject of
the proposed subdivision.
(13)
All details as required by this Part 1.
(14)
The final plat shall contain the following statements, certifications
and endorsements:
(a)
Signature of the applicant's surveyor certifying compliance
with the Map Filing Law.
(b)
Signature of the owner consenting to the filing of the plat
at the Middlesex County Clerk's office.
(c)
Signature of Borough Clerk certifying that the required cash
and bonds guaranteeing the setting of monuments have been posted.
(d)
Signature of the Borough Engineer certifying compliance with
the Map Filing Law and applicable municipal requirements.
(e)
Signatures of the Chairman and Secretary of the Board certifying
the approval of the final plat.
(f)
Signature of the Borough Clerk certifying compliance with the
Map Filing Law and consenting to filing of the plat in the Middlesex
County Clerk's office.
(15)
A performance guarantee in favor of the Borough of South River
and inspection fees if improvements have not already been constructed,
approved as to size by the Borough Engineer and approved as to form
by the Board Attorney.
(16)
Such other information as may be required by the Board in order
to make an informed decision.
B.
Submittal of all of the above-mentioned items shall constitute a
complete application as per N.J.S.A. 40:55D-10.3. Failure to submit
all of the above-mentioned items shall constitute an incomplete application,
and the administrative officer shall notify the applicant of same,
in writing, within 45 days of submission of the application.
C.
Unless the preliminary plat is approved without any changes or modifications
being required, the final plat shall have incorporated all changes
or modifications as required by the Board. Nothing in this Part 1
shall preclude an applicant from seeking both preliminary and final
major subdivision approval at the same time.
D.
Any applicant may request the administrative officer to waive any
of the above required documents. Said request must be made in writing
and must specifically state the reasons for the waiver request. Upon
receipt of a request to waive certain requirements, it shall be the
duty of the administrative officer to render a decision regarding
the request within 10 days of receipt of same.
The following shall apply to minor site plans:
A.
The minor site plan shall be clearly and legibly drawn or reproduced
at a scale of no more than 50 feet to the inch. All distances shall
be in feet and decimals of a foot, and all bearings shall be given
to the nearest 10 seconds. 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,
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 in order to be determined complete by the administrative
officer:
(1)
A key map at a scale of one inch equals 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.
(2)
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 engineer 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.
(3)
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.
(4)
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.
(5)
Names of all landowners within 200 feet as disclosed by current tax
records. Block and lot numbers shall also be provided.
(6)
North point and graphic scale.
(7)
The location, size, type and specifics of all existing and proposed
utilities and storm drainage facilities necessary to service the site,
whether publicly or privately owned, as well as floodway and flood
hazard boundaries and setback lines.
(8)
The location, size and use of all existing structures on the site
and within 200 feet of the property in question, as well as all other
structures such as fences, walls, culverts, bridges, roadways, curbs,
sidewalks and driveways on the tract. Structures to be removed shall
be so indicated.
(9)
The location, size and use of all existing wooded areas, watercourses,
and drainage facilities on the site and within 200 feet of the property
in question, as well as building or setback lines, lines of existing
streets, lots, reservations, and the location of all easements and
areas dedicated to the public, including grants, restrictions and
rights-of-way.
(10)
All trees with a caliper of six inches or more as measured three
feet above the ground shall also be shown.
(11)
Location of flood hazard boundaries as delineated by HUD-FHA,
wooded areas, including single trees not in wooded areas, and other
significant existing features.
(12)
A copy of any covenants, deed restrictions or exceptions that
are intended to cover all or any part of the tract.
(13)
All distances, as measured along the center line, of the existing
streets abutting the property to the nearest intersection with any
other public street.
(14)
Elevations based upon U.S. Coast and Geodetic Survey datum showing
existing contours with interval of one foot where slopes are 3% or
less, two feet where slopes are more than 3%. Where changes in grade
are proposed, existing grades shall be indicated by dashed lines,
and finished grades shall be indicated by solid lines. Topographic
data shall be provided for the entire site as well as suitable overlap
onto adjacent properties as deemed necessary to determine existing
drainage and grading patterns.
(15)
Existing spot elevations on structures, pavements, walks or
physical features with sufficient detail to determine the existing
conditions.
(16)
The proposed use(s) of land and buildings and proposed location
of structures, including exterior grades, 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.
(17)
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, including the possible utilization of
traffic channels, channelization, acceleration, deceleration lanes,
additional width, and any other device necessary to prevent a difficult
traffic situation.
(18)
All walkways, sidewalks and rights-of-way for pedestrian traffic.
(19)
The location and design of any off-street parking or loading
areas, showing the size and location of parking stalls, bays, aisles
and boundaries.
(20)
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 prepared by the applicant's
licensed engineer, detailing the methodologies used for calculation
of runoff from all areas contributing to stormwater drainage.
(21)
The location of all proposed water lines, valves, hydrants and
service connections and of all sewer lines.
(22)
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
system.
(23)
Architectural details showing proposed building elevations,
floor plans, type of constructions materials. All roof-mounted appurtenances
must be screened from view.
(24)
Location of all existing and proposed signs, including dimensions,
area and illumination.
(25)
The proposed location, direction of illumination, power and
time of proposed outdoor lighting.
(26)
Proposed screening and landscaping, including a planting plan
which identifies type, size and quantity of planting.
(27)
The location and size of refuse areas and means of screening
same.
(28)
A copy of any covenants, deed restrictions or exceptions that
are intended to cover all or part of the tract.
(29)
Certificate from the Tax Collector that no taxes or assessments
for local improvements are due or delinquent.
(30)
All proposed soil erosion and sediment control measures.
(31)
An environmental impact statement.
(32)
Signature block for signature of the Chairman and Secretary
of the Board.
(33)
The site plan shall indicate the following improvements: necessary
water and sewer service, 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.
(34)
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 Part 1 and all other ordinances of the
Borough and, further, that the building or use will not offend the
public interest.
(35)
Trees proposed to be saved must be located and tree save details
provided; limit of disturbance line must be shown.
(36)
The location and dimensions of surface or subsurface structures
proposed for demolition must be provided.
(37)
A list of stockholders holding at least 10% of stock must be
provided.
B.
Any applicant may request the administrative officer to waive any
of the above required documents. Said request must be made in writing
and must specifically state the reasons for the waiver request. Upon
receipt of a request to waive certain requirements, it shall be the
duty of the administrative officer to render a decision regarding
the request within 10 days of receipt of same.
C.
Submittal of all of the above-mentioned items shall constitute a
complete application as per N.J.S.A. 40:55D-10.3. Failure to submit
all of the above-mentioned items shall constitute an incomplete application,
and the administrative officer shall notify the applicant of same,
in writing, within 45 days of submission of the application.
The following shall apply to preliminary major site plans:
A.
The preliminary site plan shall be clearly and legibly drawn or reproduced
at a scale of not less than one inch equals 50 feet and shall be one
of three standard sizes, namely, 18 inches by 24 inches, 24 inches
by 36 inches or 30 inches by 42 inches. Preliminary plants 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 Part 1 and shall show or be accompanied by
the following information in order to be deemed complete by the administrative
officer:
(1)
All items required for a minor site plan.
(2)
A staging plan for all development projects of 10 acres or larger.
(3)
A traffic impact study addressing existing peak hours, road capacity,
gap analysis and proposed improvements both on and off site, adequacy
of parking supply, loading spaces, and such other data as may be deemed
necessary by the Board.
(4)
An environmental impact statement.
B.
Any applicant may request the administrative officer to waive any
of the above required documents. Said request must be made in writing
and must specifically state the reasons for the waiver request. Upon
receipt of a request to waive certain requirements, it shall be the
duty of the administrative officer to render a decision regarding
the request within 10 days of receipt of same.
C.
Submittal of all of the above-mentioned items shall constitute a
complete application as per N.J.S.A. 40:55D-10.3. Failure to submit
all of the above-mentioned items shall constitute an incomplete application,
and the administrative officer shall notify the applicant of same,
in writing, within 45 days of submission of the application.
The following shall apply to final major site plans:
A.
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 plan shall show, or
be accompanied by, the following information in order to be deemed
complete:
(1)
All items required for a preliminary major site plan, except that
the information shown on the plans shall be in final form.
(2)
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.
(3)
One of the following:
(a)
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; or
(b)
A statement from the Borough Engineer that a performance guarantee
sized in sufficient amount to assure the completion of all required
improvements has been posted in favor of the Borough.
B.
Any applicant may request the administrative officer to waive any
of the above required documents. Said request must be made in writing
and must specifically state the reasons for the waiver request. Upon
receipt of a request to waive certain requirements, it shall be the
duty of the administrative officer to render a decision regarding
the request within 10 days of receipt of same.
C.
Submittal of all of the above-mentioned items shall constitute a
complete application as per N.J.S.A. 40:55D-10.3. Failure to submit
all of the above-mentioned items shall constitute an incomplete application,
and the administrative officer shall notify the applicant of same,
in writing, within 45 days of submission of the application.
A.
The variance sketch shall be based on Tax Map information or some
similarly accurate base map 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 in order to be deemed complete by the administrative
officer:
(1)
A key map must show all adjacent properties and property lines within
200 feet on all sides of the application lot.
(2)
North point, block numbers, lot numbers, date prepared.
(3)
Name and address of property owner.
(4)
Name and address of applicant.
(5)
Name and address of person preparing plan.
(6)
All lot lines and dimensions.
(7)
All existing and proposed structures and wall dimensions.
(8)
Zoning setback lines.
(9)
All adjoining lands owned by the owner and/or applicant.
(10)
Location of existing water mains and proposed water connections.
(11)
Location and width of all curb cuts and driveways.
(12)
Location, dimensions and street access for off-street parking
spaces.
(13)
Locations and size of proposed landscaping.
(14)
Location of existing sanitary sewer lines and proposed sanitary
sewer connections.
(15)
All existing and proposed curbs and sidewalks.
(16)
Building offset dimension from each property line to nearest
adjoining structure on each side yard.
(17)
Such other information as may be required by the Board in order
to make an informed decision.
B.
Any applicant may request the administrative officer to waive any
of the above required documents. Said request must be made in writing
and must specifically state the reasons for the waiver request. Upon
receipt of a request to waive certain requirements, it shall be the
duty of the administrative officer to render a decision regarding
the request within 10 days of receipt of same.
C.
Submittal of all of the above-mentioned items shall constitute a
complete application as per N.J.S.A. 40:55D-10.3. Failure to submit
all of the above-mentioned items shall constitute an incomplete application,
and the administrative officer shall notify the applicant of same,
in writing, within 45 days of submission of the application.
D.
Upon final approval for a site plan, no changes or modifications
shall be permitted unless said change is determined by the administrative
officer to be minor in nature and thus require no further action by
the Planning Board or the Board of Adjustment. Any change not determined
to be minor in nature shall be considered a new application for development
and shall comply with the provisions of this Part 1.
