The purpose of the preliminary plat is to provide the Land Use
Board with the detailed drawings of what is expected to become the
final subdivision plat. These drawings shall be accurate in order
to give the Land Use Board and its representatives who are charged
with the responsibility of reviewing the plat all the data necessary
for a detailed review.
[Amended 1-19-1977 by Ord. No. 3-77; 8-23-1988 by Ord. No. 25-88]
The following documents or proofs shall be submitted with or
prior to action by the Land Use Board on all preliminary major subdivisions:
A.
Two copies of preliminary subdivision application forms.
C.
Six copies of the preliminary plat and preliminary street profiles,
as well as any other maps required for the proper presentation of
the subdivision, accompanied by written consent of the owner.
D.
Two copies of a drainage area map and drainage calculations.
E.
Two copies of all boring logs (minimum number shall be one for each
10 acres or fraction thereof, but not less than two for any subdivision).
F.
Proof of payment of all current taxes due and assessments for local
improvements, if any.
G.
A statement of intent and proof of public water supply availability
or, in lieu thereof, tentative approval of the Municipal Board of
Health for the use of individual water supplies.
H.
Tentative approval of the Township of Eagleswood Municipal Utilities
Authority of all sewerage extensions or, in lieu thereof, tentative
approval of the Municipal Board of Health for the use of individual
sewage disposal systems.
I.
Tentative approval of the New Jersey State Department of Environmental
Protection.
J.
Tentative approval of the New Jersey Department of Transportation
(if proposed subdivision abuts upon a state highway).
A.
Public hearing date. Upon receipt by the Land Use Board Secretary of at least the items enumerated in § 285-16A, B, C and D of the required proofs and documents at least 28 days prior to the regular scheduled meeting, the Land Use Board shall set a date for a public hearing on the proposed preliminary plat, which shall be as soon thereafter as possible, predicated upon administrative policy set by the Land Use Board. The Land Use Board Secretary shall then notify the applicant in writing of the time and place of the public hearing.
[Amended 3-11-1986 by Ord. No. 5-86; 8-9-1988 by Ord. No. 20-88]
B.
Plan distribution.
[Amended 2-23-2004 by Ord. No. 04-4; 6-28-2004 by Ord. No. 2004-18]
(1)
The applicant shall be required to distribute the application as
follows:
(a)
Two copies of the application to the Township Engineer;
(b)
One copy of the application to the Township Planner;
(c)
One copy of the application to the Land Use Board Attorney;
(d)
Two copies of the application to the Environmental Commission;
and
(e)
Fifteen copies of the application to the Land Use Board Secretary.
(2)
A list of the Land Use Board professionals and their mailing addresses
will be provided to the applicant. The applicant shall also submit
an affidavit, attesting to the fact that he has distributed the applications
as required by this section.
C.
Public hearing notification. The applicant shall cause notice of
the public hearing in the form and manner as prescribed by N.J.S.A.
40:55D-11 et seq. The applicant shall furnish to the Secretary a certified
list of the names and addresses of the persons to whom notices were
mailed, the original return receipts and certified proof of publication
of notice of the public hearing.
[Amended 1-19-1977 by Ord. No. 3-77]
D.
Public hearing on preliminary plat. The Land Use Board shall hold
the public hearing on the preliminary plat, at the time and place
specified, in accordance with an adopted procedure set by the Board.
This procedure shall be indicated to the public when the hearing is
opened for discussion. It shall be indicated that the purpose of the
public hearing is to hear from those persons and property owners affected
by the proposed subdivision, as well as other interested parties.
E.
Township Engineer's report.
(1)
The Township Engineer shall check each preliminary plat in sufficient
detail to assure the Land Use Board that all applicable regulations
and design standards have been satisfactorily complied with. The Township
Engineer shall review the preliminary plat for compliance with the
current zoning ordinance;[1] suitability of the land for building purposes; adequacy
of the proposed street layout, with due consideration given to traffic
safety, circulation, ease of access, proper street dedications and
extensions of existing streets; adequacy of the on-site drainage system
and proper disposition of the discharge off site, including any off-site
drainage assessment; satisfactory water supply and sewage disposal
facilities; proposed grading of streets and lots to ensure that land
disturbance is kept to a minimum; evaluation of any pertinent comments
made at the public hearing; and all else either requested by the Land
Use Board or which, in the opinion of the Township Engineer, affects
the proper evaluation of the preliminary plat.
(2)
The Township Engineer shall submit his report to the Land Use Board
as soon as practicable after the public hearing, stating his findings
and any recommended changes.
(3)
The Township Engineer and Solicitor shall submit a written report
to the Land Use Board, attesting that all required approvals of all
other governmental agencies have been obtained and are in proper order.
(4)
It shall be the applicant's responsibility to see that the Township
Engineer is furnished with copies of all required approvals.
F.
Reports of other governmental agencies. Major subdividers must provide
and incorporate in their plans provisions for adequate water supply
and adequate waste and sewage disposal facilities.
(1)
Sewage disposal facilities. All major subdivisions shall provide
sewage disposal facilities which are connected to the existing collection
and treatment facilities of the Eagleswood Township Municipal Utilities
Authority. Prior to any action by the Land Use Board, the subdivider
shall obtain tentative approval of the proposed collection system
from the Eagleswood Township Utilities Authority. In the event that
the Eagleswood Township Utilities Authority is unable or deems it
impractical to provide for extension of the collection system, then
the subdivider shall obtain tentative approval of the Eagleswood Board
of Health for individual disposal systems.[2] If it is proposed to provide individual sewage disposal
systems for 50 or more lots, the subdivider shall then be required,
pursuant to N.J.S.A. 58:11-25.1 to obtain tentative approval of the
proposed system from the New Jersey Department of Environmental Protection,
Division of Water Resources, after tentative approval has been granted
by the Eagleswood Board of Health.
(2)
Water supply facilities. All major subdivisions shall be required
to provide a public water supply system. The subdivider shall furnish
to the Land Use Board a statement indicating the type of system proposed
(extension of an existing distribution system or construction of a
new supply and distribution system) and, in the case of extension
of an existing system, a letter from the franchised water company
indicating the availability of service to the subdivision. In the
event that it is deemed impractical to provide a public water supply
and distribution system, which judgment shall be at the sole discretion
of the Land Use Board, the subdivider shall obtain tentative approval
of the Eagleswood Board of Health for individual water supply systems.
If it is proposed to provide individual water supply systems for 50
or more lots, or if it is proposed to provide a new comprehensive
water supply and distribution system, the subdivider shall then be
required, pursuant to N.J.S.A. 58:11-25.1, to obtain tentative approval
of the proposed system from the New Jersey Department of Environmental
Protection, Division of Water Resources, after tentative approval
has been granted by the Eagleswood Board of Health.
G.
Action by the Land Use Board.
(2)
If any changes to the plat are required by the Land Use Board, the
Secretary shall notify the applicant in writing of the necessary revisions.
If the applicant requests, the Secretary shall also arrange a meeting
whereby the applicant and Subdivision Committee can review and discuss
the proposed changes.
(3)
Upon a favorable review and completion of any required changes, the
Land Use Board shall act on the preliminary plat. The Board shall
have the option of taking action subject to the applicant's obtaining
all required remaining approvals or acting only after all required
remaining approvals have been obtained.
(4)
Upon favorable action by the Land Use Board, the Secretary shall
forward a copy of the approving resolution to the applicant. The applicant
shall then furnish to the Secretary the original tracing and a duplicate
original, together with proof that any or all conditions specified
in the approval have been complied with. The Secretary shall then
have both tracings signed by the Chairman and shall return the original
to the applicant and retain the duplicate original in the Land Use
Board files.
[Amended 1-19-1977 by Ord. No. 3-77]
H.
Appeal. If any person shall be aggrieved by the action of the Land
Use Board, appeal in writing to the governing body may be taken within
10 days after the date of the action of the Land Use Board. A hearing
thereon shall be had on notice to all parties in interest, who shall
be afforded an opportunity to be heard. After such hearing, the governing
body may affirm or reverse the action of the Land Use Board by a recorded
vote of a majority of the total members thereof. The findings and
reasons for the disposition of the appeal shall be stated on the records
of the governing body, and the appealing party shall be given a copy.
I.
Tentative preliminary plat approval rights. Tentative approval shall
confer upon the applicant those rights enumerated in N.J.S.A. 40:55D-49
for a period of three years or any extensions or periods as permitted
therein.
[Amended 1-19-1977 by Ord. No. 3-77]
A.
General.
(1)
The preliminary plans of a major subdivision shall include the preliminary
plat; preliminary street profiles; drainage area map and drainage
calculations; utility plans, if required; construction details, if
required; and any other plans necessary to establish the design, arrangement
and dimensions of streets, lots and other planned features as to form,
size and location. This information shall form the basis for the general
terms and conditions upon which tentative approval may be granted.
(2)
The preliminary plans shall be clearly and legibly drawn on a reproducible tracing base. Any map which, in the opinion of the Township Engineer, is not clear and legible shall be returned to the applicant without action by the Land Use Board. Preliminary plats shall be drawn to a scale commensurate with the size of the property being subdivided, but in no instance shall it be less than one inch equals 100 feet, unless approval is obtained from the Township Engineer. All plats shall be prepared by a licensed professional engineer or land surveyor in compliance with the design provisions of Article VII of this chapter.
B.
Required information on preliminary plat. The following information
shall be shown on all preliminary plats:
(1)
Title box, showing tract name and section, if any, Tax Map block
and lot numbers, map date, showing month, day and year, revision box
and graphic scale.
(2)
Land Use Board and Township Committee approval blocks.
(4)
Entire tract acreage to the nearest tenth of an acre.
(5)
Total number of building lots created by the subdivision.
(6)
Name and address of the subdivider and name and address of the owner,
together with a certification by the owner attesting to his ownership
and consenting to the subdivision.
(7)
Names and Tax Map block and lot numbers of all owners within 200
feet of the subdivision.
(8)
Reference meridian.
(9)
Key map at an appropriate scale, showing the subdivision in relation
to surrounding major arteries and waterways.
(10)
Complete boundary information, together with a statement as
to the source of the information (survey, Tax Map, deed, etc.).
(11)
All existing streets within the proposed subdivision and within
400 feet of the boundary, showing names, width and established center
line.
(12)
All existing easements, rights-of-way and other reserved lands
within the subdivision, showing width, purpose and grantee.
(13)
All proposed street dedications, easements and rights-of-way,
showing location, width, purpose and grantee, and all other reserved
lands, indicating size and proposed use.
(14)
All existing aboveground topography, including buildings, woods
outline, with a general description of type and density, watercourses,
curbs, sidewalks and pavement types.
(15)
All existing and proposed storm drainage and existing and proposed
sanitary sewerage, showing pipe size, type, invert elevation and slope
and all existing and proposed water mains, gas mains and other underground
utilities within or contiguous to the proposed subdivision, when a
separate utility plan is not required by the Township Engineer.
(16)
Proposed street names and lot and block numbers, which shall
be approved by the Township Engineer.
(17)
Dimensions of each and every lot within the subdivision.
(18)
Boring locations, with a tabulation of the boring log, if not
submitted separately. Said logs shall show data obtained from soil
borings not less than eight feet below final grade, at the ratio of
one boring for every 10 acres, which shall be evaluated by the Land
Use Board to determine suitability of the ground for the type of construction
to be erected thereon. The Land Use Board or Engineer may require
additional borings, if necessary to reach a proper evaluation.
(19)
Existing ground contours at a maximum interval of two feet,
except that, if the average slope of the land is 1% or less, the maximum
interval shall be one foot. Existing contours shall be shown as short
dashed lines with every fifth contour accented.
(20)
Proposed elevations every 50 feet along the center line of all
streets within and abutting the proposed subdivision. In addition,
there shall be proposed elevations at each lot corner, an approximate
house plateau elevation and sufficient other elevations to show the
anticipated grading of the subdivision and general direction of all
surface drainage runoff.
(21)
Traffic control signs and devices.
(22)
Compliance with storm drainage facilities in accordance with
the applicable requirements of the latest editions of the Residential
Site Improvement Standards (RSIS); the Pinelands Municipal Stormwater
Control Ordinance (if applicable); N.J.A.C. 7:8, Subchapters 5 and
6; the New Jersey Department of Transportation Roadway Design Manual
and Standard Specifications for Road and Bridge Construction, as well
as all references in each.
[Added 3-27-2006 by Ord. No. 2006-7]
C.
Required information on preliminary profile.
(1)
Preliminary profiles shall be submitted for every street within and
for all existing streets abutting the proposed subdivision.
(2)
Except in unusual circumstances, profiles shall be drawn at a scale
of one inch equal to 50 feet horizontally and one inch equal to five
feet vertically. Streets shall be stationed from south to north and
west to east and profiles drawn with stations increasing to the right.
In addition, all profiles shall show the following information:
(a)
Existing ground and proposed finished grade; existing and proposed
elevations to the nearest tenth shown at every station; station to
the nearest five feet and proposed elevation at every intersecting
street; PVI station, elevation and length of curve at vertical curves;
station and proposed elevation of all PVCs and PVTs; tangent grades
to the nearest 0.01%.
(b)
All existing and proposed sanitary sewer and all existing and
proposed trunk and principal lateral storm sewers. Any trunk or principal
lateral storm sewer which is not in a street shall be plotted on a
separate profile. Invert elevations and pipe sizes shall also be shown
for storm and sanitary sewers.
(c)
When unsuitable material is required to be removed in roadway
areas, the vertical limits of such removal shall be shown.
(d)
Any other information required by the nature of the design which
may appropriately be shown in a profile view.
D.
Required information on drainage area map and drainage calculations.
Unless specifically approved otherwise by the Township Engineer, the
drainage area map shall be prepared on a duplicate original of the
preliminary plat which has been completed to show all the detail required
on a preliminary plat, with the exception of the proposed drainage
and extraneous notations, and shall show the following additional
information:
(1)
All proposed drainage, with each manhole, inlet, headwall and other
drainage structure numbered.
(2)
The outline of each area contributing to a drainage inlet structure,
both on site and off site. When it is impractical to show the off-site
contributing area on the drainage area map, it may be shown on the
largest available scale geodetic quadrangle sheet or other appropriate
contour map.
(3)
Arrows showing the direction of flow of all surface drainage, particularly
noting the location of all high and low points and the direction of
gutter flow through all street intersections.
(4)
In either tabulated form or within the appropriate outline, there
shall be shown for each contributing area the total area in acres,
with subtotals for areas of equal runoff coefficients and the runoff
coefficient used for each subarea.
(5)
In either tabulated form or within the appropriate outline, there
shall be shown the distance from the most remote point of the contributing
drainage area to the inlet structure. This shall be segregated into
lengths of equal overland flow characteristics and shall show the
overland flow time for each length and the total.
(6)
The off-site point of discharge and existing off-site system, showing
pipe size, type, slope, invert and capacity, to an extent which will
provide the Township Engineer with sufficient detail to properly evaluate
the complete drainage system. Dependent upon the size and scale of
the drawing, this information may be shown at a reduced scale.
(7)
When in the opinion of the Township Engineer the design appears to
be marginal, there shall also be included a hydraulic profile of the
proposed system.
(8)
Drainage calculations shall be organized in an orderly logical sequence
and shall show, for each drainage inlet structure: the contributing
drainage area; the runoff coefficient; time of concentration; rainfall
intensity; design flow; length of pipe; slope of pipe; proposed diameter
and type; coefficient of roughness of pipe; velocity in pipe; time
in pipe; and capacity of pipe.
E.
Utility plans. When required by the Township Engineer, a separate
utility plan shall be submitted, showing for all streets within the
proposed subdivision and those streets abutting the proposed subdivision
all existing and proposed storm sewers, water mains (including hydrant
locations), gas mains, utility poles, underground electric transmission
and distribution lines (including locations of streetlight standards,
transformers and other aboveground items), underground telephone service
lines (including the location of any aboveground items) and any other
utility service proposed to be provided either above or below the
ground.
F.
Construction details. When in the opinion of the Township Engineer
elements of the subdivision design or features of construction do
not conform to standard criteria, separate construction details shall
be provided. Details shall be submitted with sufficient information
to establish the concept of the design. Some examples for which construction
details will be required are: special drainage structures, bridges,
warped intersection designs, special improvement requirements, retaining
walls, special grading locations, special slope stabilization techniques,
etc.
A.
Improvements prior to final approval. Upon approval of the preliminary plat and before submission or action on any final plat or section thereof, the subdivider shall construct at least the following improvements as specified in Article VI:
(1)
All new dedicated streets, all existing unimproved streets and all
widened portions of improved existing streets shall be paved up to
and including the first course of the wearing surface.
(2)
Concrete curbing.
(3)
Stormwater collection system.
(4)
Sanitary sewage collection system (when required).
(5)
Water distribution system (when required).
(6)
All other underground utilities.
B.
Engineering drawings. All improvements shall be constructed in accordance
with final engineering drawings prepared by a licensed New Jersey
professional engineer and approved by the Township Engineer. Said
drawings shall include final plans and profiles of all streets, tentative
final lot grading plan which will show sufficient elevations to establish
the lot area surface flow throughout the subdivision and finalized
versions of all other supporting drawings required for tentative approval,
together with any other drawings deemed necessary by the Township
Engineer. Upon notification of approval of the engineering drawings,
the applicant shall furnish the Township Engineer with the original
and duplicate original of all drawings. The Township Engineer shall
affix his signature to both sets and shall return the original to
the applicant, retain the duplicate original in his files and forward
copies to the Land Use Board, Township Clerk and Building Inspector.
Said drawings shall become the approved plans governing the construction
of all improvements.
C.
Construction of improvements. Upon receipt of the approved plans,
the subdivider may proceed to construct the required improvements;
provided, however, that he shall notify the Township Clerk, Land Use
Board, the Township Engineer and Building Inspector at least seven
days in advance of the date of beginning construction and shall have
obtained all permits required. No on-site or off-site improvements
shall be constructed except in strict accordance with approved plans.
If it is found by the subdivider that minor modifications or additions
are needed during the course of installing such improvements, due
to unforeseen circumstances, the subdivider shall not make such improvement
change until approval has been granted by the Township Engineer, after
the submittal of plans incorporating such changes.
D.
Inspection of improvements. Upon completion of construction of all
required improvements, the subdivider shall notify the Township Engineer,
who shall then inspect the construction. When inspection reveals that
all improvements have been satisfactorily constructed, the Township
Engineer shall so notify the applicant.
E.
As-built plans. Upon notification that all improvements have been
satisfactorily constructed, the subdivider shall furnish the Township
Engineer with a complete set of final engineering drawings (duplicate
originals) which have been annotated to show the as-built horizontal
and vertical locations of all constructed improvements. Upon submission
of the final as-built drawings, the subdivider may then apply for
final approval.
