Township of Mannington, NJ
Salem County
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All minor subdivisions and sketch plats shall fulfill the information requirements of this section prior to review by the approving authority.
A. 
The plat for minor subdivision approval shall be prepared under the supervision of and be signed and sealed by a licensed New Jersey land surveyor. A sketch plat for purposes other than for minor subdivision approval shall be prepared under the supervision of and be signed and sealed by a licensed New Jersey land surveyor, professional planner, professional engineer, or registered architect.
[Amended 4-6-1989 by Ord. No. 89-3]
B. 
The plat shall be based on Tax Map information or some other similarly accurate base at a scale of not more than one inch equals 200 feet to enable the entire tract to be shown on one sheet.
C. 
The following information shall be shown or included on the sketch plat, unless waived by the Planning/Zoning Board.
(1) 
A key map at a scale in which one inch equals not more than 1,000 feet showing the entire subdivision and its relation to all features within 1/2 mile of the limits of the subdivision.
(2) 
Certificate from Tax Collector that all taxes are paid to date.
(3) 
Name and address of owner, subdivider, and person preparing plat.
(4) 
The names of all adjoining property owners as disclosed by the most recent tax records.
(5) 
The Tax Map sheet, block, and lot numbers.
(6) 
The location of that portion which is to be subdivided in relation to the entire tract.
(7) 
All existing and proposed streets within or adjoining the proposed subdivision with the right-of-way widths clearly indicated.
(8) 
The proposed location of any driveways or other entrances onto a public street.
(9) 
All existing structures, and wooded areas, within the portion to be subdivided and within 200 feet thereof.
(10) 
All proposed lot lines and lot lines to be eliminated by the proposed subdivision shall be clearly indicated.
(11) 
The location, size and direction of flow of all streams, brooks, drainage structures and drainage ditches in the area to be subdivided or within 200 feet of the subdivision.
(12) 
The location and width of all existing and proposed utility easements in the area to be subdivided.
(13) 
The zoning classification of the property and all additional information necessary to show compliance with the applicable zoning requirements.
(14) 
Acreage of the entire tract, the area being subdivided, and the area of each lot created.
(15) 
Approximate lot dimensions, drawing scale, and North arrow.
(16) 
For all applications involving the creation of more than two lots, spot elevations on lot corners, and for any application where found necessary by the Planning/Zoning Board sufficient topographic information for a proper determination of requirements, but not exceeding the topographic information requirements applicable to preliminary major subdivision applications.
(17) 
For any application where found necessary by the Planning/Zoning Board to assure that there is no adverse effect upon the development or provision of access to the remainder of tract, a rough indication of an acceptable layout of the remainder of the tract.
(18) 
The locations of any and all wetland areas and required wetlands transition areas or buffers within the proposed development as required under the Fresh Water Wetlands Protection Act Rules (N.J.A.C. 7:7A), New Jersey Department of Environmental Protection, or letter of interpretation from the New Jersey Department of Environmental Protection indicating that the proposed activity within the site plan requires no wetlands permit or delineation.
[Added 4-6-1989 by Ord. No. 89-3]
(19) 
The location of any municipal boundary lines within 200 feet of the subdivision.
[Added 4-6-1989 by Ord. No. 89-3]
D. 
Minor subdivision filing. A plat containing all of the above information which is reviewed and approved as a minor subdivision may be filed as a plat if it is a certified survey that contains the signatures of the Chair and Secretary of the approving authority and meets the requirements of the Map Filing Law (N.J.S.A. 46:23-9.9 et seq.).
[Amended 4-6-1989 by Ord. No. 89-3]
A development application which is classified as a major subdivision shall not be considered complete until the information requirements of this section and § 70-12, have been fulfilled unless waived by the Planning/Zoning Board.
A. 
The preliminary plat shall be clearly and legibly drawn or reproduced in black on white at a scale of not less than one inch equals 50 feet. It shall be prepared under the supervision of and be signed and sealed by a licensed New Jersey land surveyor, and any engineering design work shall be done by a licensed New Jersey professional engineer.
B. 
The plat shall be prepared in compliance with the design standards of this chapter and shall show or be accompanied by the following information in addition to all that is required for a sketch plat:
(1) 
Accurate bearings, headings, and other boundary details.
(2) 
All required front, side, and rear setback lines.
(3) 
Specimen trees having a diameter in excess of 24 inches.
(4) 
Any structures of historic significance within 200 feet of the subdivision and a statement of the impact of the development on the historic structure.
(5) 
Topographic contours at two-foot intervals for slopes averaging 5% or greater and one-foot contours for slopes less than 5%. Elevations or contours need not be shown, however, for those portions of any parcel to be retained by the subdivider in an undeveloped state that are more than 200 feet from the lots being created. Contours should show existing ground elevations and proposed elevations in any areas to be regraded.
(6) 
Streets. Cross sections and center-line profiles of proposed streets within the subdivision and existing streets which abut the subdivision.
(7) 
Watercourses. All existing and proposed watercourses shall be shown accompanied by the following information:
(a) 
When a stream is proposed for alteration, improvement or relocation or when a drainage structure or fill is proposed within the floodway of an existing stream, evidence of submission of the improvement to the Division of Water Resources shall accompany the subdivision.
(b) 
Cross sections of watercourses and or drainage swales at an approximate scale showing the extent of the floodplain, top of bank, normal water level, and bottom elevations at the following locations:
[1] 
At any point where a watercourse crosses the boundary of a subdivision.
[2] 
At fifty-foot intervals for a distance 300 feet upstream and downstream of any proposed culvert or bridge within or adjacent to the subdivision.
[3] 
Immediately upstream and downstream of any point of junction of two or more watercourses.
[4] 
At a maximum of 300 foot intervals along all watercourses which run through or adjacent to the subdivision.
(c) 
When ditches, streams, brooks or watercourses are to be altered, improved or relocated, the method of stabilizing slopes and the measures to control erosion and siltation as well as typical cross sections and profiles shall be shown on the plat or accompany it.
(d) 
The boundaries of the floodplains within or adjacent to the subdivision.
(8) 
Drainage:
(a) 
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 storm sewers, drainage swales, and streams within the subdivision together with the locations, sizes, elevations, and capacities of any existing storm drain, ditch, or stream to which the proposed facility will be connected.
(b) 
The location and extent of any proposed groundwater recharge basins, retention basins, or other water conservation structures.
(c) 
When deemed necessary by the Planning/Zoning Board all drainage calculations used for the design of the storm drainage system and the documents indicating conformance to the standards in this chapter shall be submitted.
(9) 
Utilities. Preliminary plans and profiles of proposed utility layouts shall be at a scale of not more than one inch equals 50 feet horizontally and one inch equals five feet vertically showing connections to existing and proposed utility system.
(10) 
On-site sewage disposal. The results and location of all percolation tests and test borings shall be shown on the plat. At a minimum, a test boring and percolation test shall be taken for every four lots. When deemed necessary by the Planning/Zoning Board to determine the suitability of the soil to support new construction, further percolation tests shall be submitted. Any subdivision or part thereof which does not meet the established sewage treatment requirements of Chapter 199, as revised, shall not be approved unless the proposed remedy to overcome such a situation is approved by the appropriate local, county, or state agencies.
(11) 
A copy of any protective covenants or deed restrictions applying to the land being subdivided.
(12) 
The location of poles, distance from intersections and illumination factors for all streetlighting.
(13) 
For subdivisions containing more than 20 lots the recreation areas proposed to be dedicated and improved by the developer and the nature and specifications of the improvements to be made.
[Added 4-6-1989 by Ord. No. 89-3]
C. 
Environmental impact statement.
[Amended 4-6-1989 by Ord. No. 89-3; 7-31-2006 by Ord. No. 06-12]
(1) 
General provisions and applicability. The impact to the environment generated by land development projects necessitates a comprehensive analysis of the variety of problems that may result and the actions that can be taken to minimize/mitigate these problems. The level of detail required for various types of applications will vary depending on the size of the project, the nature of the site and the location of the project. Therefore, having determined that flexibility is needed in preparing the environment impact statement (EIS), the requirements for such a document pertaining to different types of development applications are listed below:
(a) 
All agricultural operations conducted in accordance with a plan approved by the soil conservation district and all silviculture operations conducted in accordance with a plan prepared by a professional forester are specifically exempt from the environmental impact statement requirements.
(b) 
Any variance application to the Zoning Board of Adjustment not involving a site plan or subdivision application shall not require an environmental impact statement unless specifically requested by the Board. The Board may waive certain EIS requirements in such cases if warranted by the nature of the application.
(c) 
Minor subdivision and/or minor site plan applications shall not require an environmental impact statement (EIS) unless specifically requested by the approving authority. The Board may waive certain EIS requirements in such cases if warranted by the nature of the application.
(d) 
All preliminary major subdivision and/or preliminary major site plan applications shall be accompanied by an environmental impact statement.
(2) 
Submission format. When an environmental impact statement is required, the applicant shall retain qualified professionals to perform the necessary work. The qualifications of the individual(s) preparing the report shall be submitted. The applicant shall use Geographic Information System (GIS) data to present an overview of the natural limitations of the site and to guide the layout of the proposed development. Additional site survey information shall be more site-specific. All environmental impact statements shall consist of written and graphic materials which clearly present the required information addressing the following areas and utilizing the following format:
(a) 
Project description. Indicate the purpose and scope of the proposed project. Enumerate the benefits to the public which will result from the proposed project and describe the suitability of the site for the intended use. A description of the proposed project shall be presented to indicate the extent to which the site must be altered, the kinds of facilities to be constructed, how they are to be considered and the uses intended. The resident population, working population, and visitor population shall be estimated. The compatibility or incompatibility of the proposed project shall be described in relation to the following:
[1] 
Municipal Master Plan;
[2] 
Salem County Master Plan or Regional Plan;
[3] 
State Development and Redevelopment Plan;
[4] 
Other pertinent planning documents.
(b) 
Site description and inventory. Provide a description of environmental conditions on the site which shall include, but not be limited to, the following items:
[1] 
Types of soils. List and describe each soil type located on the site. If applicable, provide percolation data. Where the proposed area of land disturbance will involve soils with moderate or severe limitations (as per the Soil Survey of Salem County or SSURGO maps) relative to the type of project proposed, a complete mapping of all soil types on the site shall be required indicating where those moderate and severe limitations exist.
[2] 
Topography. Describe the topographic conditions of the site, with specific delineation of any lands with slopes between 15% to 24% and those exceeding 25%.
[3] 
Geology. Describe the geologic formations and features associated with the site as well as depth to bedrock conditions. Delineate those areas where bedrock is in close proximity to the surface (within two feet of the surface as well as major rock outcroppings).
[4] 
Vegetation. Describe the existing vegetation on the site. Indicate on a map the location of major vegetative groupings such as meadows, farm fields, bogs, swamp or floodplain, upland forest or successional forest, indicating the type of plant species found in these distinct areas.
[5] 
Wildlife. Identify any nesting areas, feeding areas or habitats for threatened or endangered species. Where applicable, other data assembled regarding wildlife activity on the site shall also be mapped and/or described. Applicants should use both the Landscape Project data and field inspections.
[6] 
Surface water. Describe existing watercourses and water bodies that are partially or totally on the site and their relationship to the area of land disturbance. Calculate existing surface runoff from the site. When the natural drainage pattern will be significantly altered, an analysis shall be conducted which will investigate flow, depth, capacity and water quality of the receiving waters. When required, floodplain and wetland areas will be mapped in consultation with the New Jersey Department of Environmental Protection. Existing drainage structures shall be mapped and the capacity of the drainage network shall be determined. Additionally, wetland areas shall be delineated.
[7] 
Subsurface water. Describe the subsurface water conditions on the site both in terms of depth to groundwater and water supply capabilities of the site. Where existing conditions warrant, provide detailed information regarding existing wells within 500 feet of the site relative to depth, capacity and water quality. Discuss the water supply capabilities of the adjacent areas and the recharge capabilities of the site.
[8] 
Unique, scenic, historic features and archaeological sites. Describe and map those portions of the site that can be considered to have unique, scenic, historic and archaeological qualities. Ridge top lines shall be identified. If the development is located on a scenic road, describe the features of the site that contribute to the significant attributes of that scenic road.
[9] 
Existing development features. Describe any existing features on the site that are not considered to be part of the natural environment. This may include, but not necessarily be limited to, roads, housing units, accessory structures, utility lines, etc.
[10] 
Miscellaneous. When warranted, an analysis shall be conducted of existing air quality and noise levels as prescribed by the New Jersey Department of Environmental Protection (DEP).
[11] 
Tree management plan. All trees with a DBH of six inches or greater must be identified and labeled on a tree management plan. Clusters or forests of trees may be broadly outlined with a label of the approximate number, size and name of the trees. Diseased trees should be indicated on the plan.
(c) 
Area and regional description. Provide a description of the surrounding environs. Describe the existing land use pattern. When required, describe in detail the existing infrastructure with respect to the drainage and transportation network as well as any central sewerage and water supply facilities.
(d) 
Environmental performance controls. Describe in detail what measures will be employed during the planning, construction and operation phases which will minimize or eliminate negative impacts on and off site that could result from the proposed project. Of specific interest are:
[1] 
Drainage plans which shall include but not be limited to soil erosion and sedimentation controls. Every effort should be made to limit off-site surface runoff to predevelopment levels.
[2] 
Sewage disposal techniques.
[3] 
Water supply and water conservation proposals.
[4] 
Site design techniques sensitive to the natural environment which should include innovative landscape, building and circulation design.
[5] 
Energy conservation measures.
[6] 
Noise reduction techniques.
[7] 
Miscellaneous on-site and off-site public improvements.
(e) 
Impact. Discuss both the negative and positive on-tract and off-tract impacts. Indicate those negative impacts that are unavoidable. The specific concerns that shall be considered include, but are not limited to, the following:
[1] 
Soil erosion and sedimentation resulting from surface runoff.
[2] 
Flooding and floodplain disruption.
[3] 
Degradation of surface water quality.
[4] 
Groundwater pollution.
[5] 
Reduction of groundwater recharge capabilities.
[6] 
Sewage disposal.
[7] 
Solid waste disposal.
[8] 
Vegetation destruction.
[9] 
Disruption of wildlife habitats.
[10] 
Destruction of scenic and historic features.
[11] 
Impact on ridgelines.
[12] 
Air quality degradation.
[13] 
Noise levels.
[14] 
Energy utilization.
[15] 
Neighborhood deterioration.
[16] 
Effect on public services (including schools, fire, police, etc.).
[17] 
Traffic congestion.
[18] 
Health, safety and welfare of existing residents.
[19] 
Regional development policies.
[20] 
Impact on scenic roads.
[21] 
Impervious surfaces.
(f) 
Alternatives. Discuss what alternatives were considered both in terms of site design and project location. Indicate why an alternative was rejected if it would have resulted in less of a negative impact than the subject proposal.
(g) 
Licenses, permits and other approvals required by law. The applicant shall list all known licenses, permits and other forms of approval required by law for the construction and operation of the proposed project. This list shall include, but will not be limited to, approvals required by the municipality, as well as agencies of the county, state and federal governments. Where approvals have been granted, copies of said approvals shall be attached. Where approvals are pending, a note shall be made to that effect.
(h) 
Documentation. All publications, file reports, manuscripts or other written sources of information related to the project, the project site and the municipality which were consulted and employed in compilation of the environmental impact statement shall be listed. A list of all agencies and individuals from whom pertinent information was obtained orally or by letter shall be listed separately. Dates and locations of all meetings shall be specified.
D. 
For subdivisions containing more than 20 lots, the applicant shall submit his/her plan for an organization for ownership and maintenance of the recreation areas for the benefit of owners or residents of the subdivision in accordance with the standards set forth for the ownership and maintenance of common open space in § 70-38E(11) of this chapter. Said plan shall include the proposed form of deed of conveyance and restrictions for the recreation area and all articles of incorporation, bylaws, deeds of trust, restrictions and covenants which relate to the proposed homeowners' association designed to own and maintain the recreation areas. The proposed form of deed to the lots in the subdivision setting forth the covenants and restrictions to be imposed on the lot owners for the support and maintenance of the homeowners' association and the recreation area shall also be submitted.
[Added 4-6-1989 by Ord. No. 89-3]
[Amended 4-6-1989 by Ord. No. 89-3; 9-4-2003 by Ord. No. 03-05]
The final plat shall be drawn in ink on tracing cloth or its equivalent, at a scale of not less than one inch equals 50 feet and in compliance with all the provisions of the Map Filing Law (N.J.S.A. 46:23-9.9 et seq.). The final plat shall be submitted on the following form: The original or equivalent duplicate, one translucent tracing cloth or its equivalent copy, two cloth prints, and 14 black-on-white prints.
A. 
All information listed in § 70-83C(1) through (7).
B. 
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 and other site lines, with accurate dimensions, bearings or detection angles, and radii arcs and central angles of all curves.
C. 
The purpose of any easement, or land reserved or dedicated to public use, shall be designated, and the proposed use of sites other than residential shall be noted.
D. 
New blocks and lots shall be numbered so as to conform with the Township Tax Map.
E. 
Minimum building setback line on all lots and other sites.
F. 
Cross sections, profiles, and established grades of all streets as approved by the Township Engineer.
G. 
Plans and profiles of all storm and sanitary sewers and water mains as approved by the Township Engineer.
H. 
Certificate from Tax Collector that all taxes are paid to date.
I. 
A statement by the Township Engineer that he/she is in receipt of a map showing all utilities and exact location and elevation identifying those portions already installed and those to be installed and that the subdivider has installed all improvements in accordance with the requirements of these regulations; or has filed a corporate surety bond, a certified check, returnable to the subdivider after full compliance, or any other type of surety approved by the governing body and approved as to form by the Township Solicitor, which is in sufficient amount to assure the installation and maintenance of improvements. The provisions of N.J.S.A. 40:55D-53 shall govern said bonds and the completion, inspection, and approval of said improvements and the payment of inspection fees.
J. 
The locations of any and all wetland areas and required wetlands transition areas or buffers within the proposed development as required under the Fresh Water Wetlands Protection Act Rules (N.J.A.C. 7:7A), New Jersey Department of Environmental Protection; or letter of interpretation from the New Jersey Department of Environmental Protection indicating that the proposed activity within the site plan requires no wetlands permit or delineation.
K. 
The location of any municipal boundary lines within 200 feet of the subdivision.
L. 
Dedicated and improved recreation area for subdivisions containing more than 20 lots.