A.
A preliminary plat and the supporting documents for
a proposed subdivision which has received sketch plat classification
constitute the material to be officially submitted to the Planning
Board. They shall show the general design of the subdivision and its
public improvements so that the Planning Board can indicate its approval
or disapproval of the subdivision prior to the time that the final
plat, including the design and detailing of the public improvements
and utilities, is completed. Approval of the preliminary plat does
not constitute an approval of the final plat.
[Amended 3-13-1978 by Ord. No. 0-78-5; 9-10-1990 by Ord. No.
0-90-20]
A.
Application for preliminary plat approval shall be
accompanied by the appropriate fee, and each applicant who submits
a plan for preliminary plat approval shall agree in writing to pay
all reasonable costs for professional review of the site plan by the
Township. The applicant shall be billed and shall pay all reasonable
costs over and above the application fee.
B.
The applicant shall submit to the Secretary of the
Planning Board four copies of the preliminary plat, four copies of
the application and four copies of any protective covenants or deed
restrictions applying to the land being subdivided.
C.
Upon determination of completeness of the application
by the Director of Planning and Zoning or his designee, 15 copies
of the preliminary plat and application shall be submitted by the
applicant to the Secretary of the Planning Board for distribution
to the Development Review Committee.
[Amended 12-12-2007 by Ord. No. 0-07-25]
D.
The Development Review Committee shall review the
preliminary plat and determine whether or not the application includes
all the information required for review. Should the application be
determined either to be incomplete or require substantial revisions,
the applicant shall be notified within 45 days of submission and may
thereafter submit an appropriately revised application to the Secretary
of the Planning Board as in the first instance.
E.
After review by the Development Review Committee and
at least 10 days prior to the meeting at which action on the preliminary
plat is desired, the applicant shall mail copies of the preliminary
plat and application to the individual members of the Planning Board.
The applicant shall submit two copies of the preliminary plat and
application to the Secretary of the Planning Board.
A.
Upon the submission of a complete application for
a subdivision of 10 lots or less, the Board shall grant or deny preliminary
approval within 45 days of the date of such submission or within such
further time as may be consented to by the applicant. Upon the submission
of a complete application for a subdivision of more than 10 lots,
the Board shall grant or deny preliminary approval within 95 days
of the date of such submission or within such further time as may
be consented to by the developer. Otherwise, the Board shall be deemed
to have granted preliminary approval of the subdivision. If the application
is found to be incomplete, the applicant shall be notified thereof
within 45 days of the date of submission or it shall be deemed to
be properly submitted.
B.
Should minor revisions or additions to the plat be
deemed necessary, the Board may grant preliminary approval subject
to specified conditions. Should major revisions to the plan be deemed
necessary, the Board shall require that an amended plat be submitted
and proceeded upon as in the case of the original application for
preliminary approval. The developer shall be notified in writing of
the deficiencies in the plat by the Board or the Board's designee
for the determination of completeness within 45 days of submission
of such application or it shall be deemed to be properly submitted.
[Amended 6-9-1980 by Ord. No. 0-80-6]
C.
The recommendations of the County Planning Board and
those of all other agencies and officials to whom the preliminary
plat was submitted for review shall be given careful consideration
in the final decision on the plat. If the County Planning Board or
the Township Engineer approves the preliminary plat, such approval
shall be noted on the plat. If the Board acts favorably on the preliminary
plat, the Chairman of the Board (or in his absence the Acting Chairman)
and the Secretary of the Board shall affix their signatures to at
least 10 copies of the plat, with a notation that it has been approved.
D.
After approval of the preliminary plat by the Board,
copies of the signed plat shall be furnished by the Secretary of the
Board to each of the following within 10 days from the date of such
approval:
(1)
Township Clerk.
(2)
Construction Official and Zoning Officer.
(3)
Township Engineer.
(4)
Township Assessor.
(5)
Fire Prevention Bureau.
(6)
Township Sewer Department.
(7)
The applicant, for compliance with final plat requirements.
(8)
Such other municipal, county or state agencies or
officials as directed by the Board.
The preliminary plat shall be clearly and legibly drawn or reproduced at a scale of not less than one inch equals 100 feet on one of the following four standard sheet sizes: 8 1/2 by 13 inches, 15 by 21 inches, 24 by 36 inches or 30 by 42 inches. Preliminary plats shall be designed by a professional engineer and land surveyor licensed to practice in the State of New Jersey. The plat shall be designed in compliance with the provisions of Article VI of this chapter, except as otherwise provided in Article XIII of this chapter, and shall show or be accompanied by the following information on existing and proposed features:
A.
A key map showing the entire subdivision and its relation
to the surrounding areas and streets for at least 500 feet beyond
its boundaries, at a scale of not less than 2,000 feet to the inch.
B.
The tract name, Tax Map sheet, block and lot numbers
in a title block; meridian; North arrow; written and graphic scales;
the names, addresses, phone numbers and signatures of the owner and
applicant; the names of all property owners within 200 feet of the
extreme limits of the subdivision as disclosed by the most recent
municipal tax records; the name and address of the engineer and land
surveyor who prepared the map and his professional seal and signature;
the subdivision application number; and the date of original preparation
and of each subsequent revision thereof.
C.
The acreage of the original tract being subdivided,
measured to the nearest hundredth of an acre, and the number of new
lots created.
D.
The zoning district within which the proposed subdivision
is located. If more than one zoning district is involved the plat
shall indicate the district line(s).
E.
The locations and dimensions of existing and proposed
railroad rights-of-way, bridges and natural features such as wooded
areas, and any extensive rock formations both within the tract and
within 200 feet of its boundaries.
F.
All proposed lot lines, including existing lot lines
to remain and those to be eliminated, and all setback lines required
by the Zoning Ordinance,[1] with the dimensions thereof, and the areas of all lots
shown, measured to the nearest square foot. Any lot(s) to be reserved
or dedicated to public use shall be identified, and the proposed use
of lots for other than residential development shall be shown.
G.
locations of all existing structures, showing existing
and proposed front, rear and side yard setback distances, and an indication
of whether the existing structures and uses will be retained or removed.
H.
The location and species of all existing trees or groups of trees having a caliper of six inches or more as measured three feet above ground level shall be shown. The proposed location of shade trees to be provided by the subdivider in accordance with § 85-24 shall be shown.
[Amended 6-8-1981 by Ord. No. 0-81-12]
I.
A map showing existing and proposed contour lines
over the entire area of the proposed subdivision at consistent one-foot
intervals or at such greater intervals, provided the same are sufficient
to determine the slope and natural flow of surface drainage.
J.
All existing and proposed watercourses, including
lakes and ponds, shall be shown and accompanied by the following information:
(1)
When a stream is proposed for alteration, improvement
or relocation or when a drainage structure or fill is proposed over,
under, in or along a running stream, evidence of approval, required
alterations, lack of jurisdiction or denial of the improvement by
the New Jersey Division of Water Policy and Supply shall accompany
the subdivision.
(2)
Cross sections of watercourses and/or drainage swales
at an approximate scale, showing the extent of floodplain, top of
bank, normal water levels and bottom elevations at the following locations:
(a)
At any point where a watercourse crosses a boundary
of the subdivision.
(b)
At one-hundred-foot intervals for a distance
of 500 feet upstream and downstream of any proposed and/or existing
culvert or bridge within the subdivision and within 500 feet downstream
of the subdivision.
(c)
At fifty-foot intervals up to 300 feet upstream
and downstream of any point of juncture of two or more watercourses
within 1,000 feet of the subdivision.
(d)
At a maximum of five-hundred-foot intervals,
but not less than two locations, along each watercourse which runs
through or within 500 feet of the subdivision.
(3)
When ditches, streams or watercourses are to be altered,
improved or relocated, the method of stabilizing slopes and measures
to control erosion and siltation as well as typical ditch section
profiles shall be shown on the plan or accompany it.
(4)
The boundaries of the floodplains of all watercourses
within or adjacent to the subdivision.
(5)
The total acreage in the drainage basin of any watercourse
running through or adjacent to a subdivision in the area upstream
of the subdivision.
(6)
The total acreage in the drainage basin to the nearest
downstream drainage structure and the acreage in the subdivision which
drains to the structure.
(7)
The location and extent of drainage and conservation
easements and stream encroachment lines.
(8)
The location, extent and water level elevation of
all existing or proposed lakes or ponds within and adjacent to the
subdivision.
K.
Plans and computations for any storm drainage systems,
including the following:
(1)
All existing or proposed storm sewer lines within or adjacent to the subdivision, showing size and profile of the lines, direction of flow and the location of each catch basin, inlet, manhole, culvert and headwall. The above shall be designed in accordance with Middlesex County Land Subdivision Resolution, Chapter 10, Appendices A, B and C.
(2)
The location and extent of any groundwater detention
basins, retention basins or other water or soil conservation devices.
(3)
A plan showing all watershed divides and the appropriate
areas to the various collection systems, superimposed on a plan of
the subdivision.
L.
The location of existing utility structures, such
as water and sewer mains, water wells, gas transmission lines, telephone
poles and high-tension power lines, in the subdivision and within
200 feet of its boundaries.
M.
Plans of proposed improvements and utility layouts,
including sanitary sewers, storm drains, water, gas, telephone and
electricity, showing feasible connections to any proposed utility
systems. If private utilities are proposed, they shall comply fully
with all municipal, county and state regulations. If service will
be provided by an existing utility company, a letter from that company
stating that service will be available before occupancy will be sufficient,
including information concerning water flow and pressures at point
of connection. When individual on-site water or sewage disposal is
proposed, the plan for such system shall be approved by the appropriate
municipal and state agencies, and the results of percolation tests
and soil logs in accordance with Chapter 199, P.L. 1954, as revised
1963 and as may be further amended, shall be submitted with the preliminary
plat under conditions designated by the Municipal Department of Health.
N.
The names, locations and dimensions (cartway and right-of-way
widths) of all streets, both existing and proposed, within a distance
of 500 feet from the boundaries of the subdivision, showing any connections
from the proposed streets to existing streets and to those proposed
arterial and collector streets as shown on the Master Plan or Official
Map, as adopted.
O.
Plans, typical cross section, center-line profiles,
tentative grades and details of all proposed streets and of the existing
streets abutting the subdivision at fifty-foot intervals based on
the vertical datum specified by the Township Engineer, including curbing,
sidewalks, storm drains and drainage structures. Sight triangles,
the radius of curblines and street sign locations shall be clearly
indicated at intersections.
P.
A copy of any protective covenants or deed restrictions
applying to the land being subdivided shall be submitted with the
preliminary plat.
Q.
A certification from the Tax Collector that all taxes
are paid to date shall be submitted with the preliminary plat.
R.
The tentative location of dwellings and, if applicable,
on-site sanitary disposal systems and individual wells, unless shown
on the preliminary site plan for the subdivision.
S.
Block and lot numbers in accordance with established
standards and in conformity with the Municipal Tax Map. Services of
the Township Engineer will be available to the developer to assist
him in the assignment of lot and block numbers.
T.
The location, height, direction of illumination and
the power and type of proposed outdoor lighting with photometric diagram
on plan.
[Added 4-14-1986 by Ord. No. 0-86-3]
U.
Architectural or historic significance of any existing
building to remain or to be removed.
[Added 4-14-1986 by Ord. No. 0-86-3]
V.
Earthwork balance (surplus/shortage).
[Added 4-14-1986 by Ord. No. 0-86-3]
W.
Soil type.
[Added 4-14-1986 by Ord. No. 0-86-3]
X.
Scale model of proposed development.
[Added 4-14-1986 by Ord. No. 0-86-3]
Y.
Traffic study, including, but not necessarily limited
to:
[Added 4-14-1986 by Ord. No. 0-86-3]
Z.
Photographs of any unusual topographic, environmental,
historic or physical aspect.
[Added 4-14-1986 by Ord. No. 0-86-3]
AA.
Location of all structures with all setbacks, heights,
yards, floor area ratios, and finished floor elevations.
[Added 4-14-1986 by Ord. No. 0-86-3]
BB.
Sketches, plans, photographs of other known similar
developments.
[Added 4-14-1986 by Ord. No. 0-86-3]
CC.
Common open space, including acreage calculations
and proposed recreation facilities.
[Added 4-14-1986 by Ord. No. 0-86-3]
DD.
Environmental impact assessment.
[Added 5-13-1992 by Ord. No. 0-92-12]
EE.
Transportation management report, including, but not
necessarily limited to:
[Added 7-12-1995 by Ord. No. 0-95-24]
(1)
If applicable, an employee trip reduction compliance
plan in accordance with N.J.A.C. 16:50-8.
(2)
Location of possible transit stops.
(3)
Roadway and driveway information demonstrating that
said design does not preclude future transit use.
(4)
Information on the provision of preferential parking
for rideshare vehicles or any other parking design elements or parking
policies that encourage ridesharing.
