Lopatcong Township City Zoning Code
ARTICLE VII
Plan and Plat Requirements
§ 243-36 General plat sheet requirements.
C.
All plats and plans shall be drawn by New Jersey licensed professional persons, depending on the nature of the information provided, in accordance with the latest regulations of the state professional boards and shall bear the signature, seal, license number and address of said professional person.
§ 243-37 Minor subdivision plat.
The plat for a minor subdivision shall include the following:
A.
A key map showing the subdivision site and its relation to the surrounding area, streets and highways and zone district boundaries.
B.
Boundary survey data, Tax Map data or some other similarly accurate base.
C.
Topographic survey conditions of property and surrounding area within 200 feet, except that within a developed area, only structures on the adjoining lots need be shown.
D.
Existing and proposed drainage features of property and surrounding area within 200 feet (e.g., culverts, marshes, water areas, streams and lands subject to occasional flooding).
E.
Special site conditions (e.g., easements, power lines and structures).
F.
The location of that portion which is to be subdivided in relation to the entire tract.
G.
Tax sheet, block and lot number, if any.
H.
The name of the owner and all adjoining property owners as disclosed by the most recent municipal tax records.
I.
All existing and proposed streets or roads within or adjoining the proposed subdivision, with the right-of-way widths clearly indicated.
J.
All proposed lot lines and lot lines to be eliminated by the proposed subdivision which shall be clearly indicated.
K.
All existing, proposed and required setback dimensions.
L.
The scale of the plat and North arrow.
M.
Acreage of the entire tract and the area being subdivided.
N.
The name and address of the owner, subdivider and person preparing plat.
O.
The plat title, which shall include the term "minor subdivision plat."
P.
Documentation of feasibility of an adequate method of sewage disposal.
§ 243-38 Minor site plan.
Where applicable to the proposed use, a minor site plan shall be accompanied by such information as required in § 243-43 for a preliminary site plan in order to allow the Board to make an informed decision on the application.
§ 243-39 Major subdivision plat.
In addition to the requirements hereafter set forth, the preliminary plat, including improvement and utility plans, and the final plat shall conform to the following:
A.
The drawings shall be prepared by a professional engineer licensed to practice in New Jersey, except as follows:
(1)
The boundary survey and the final plat shall be prepared by a land surveyor licensed to practice in New Jersey.
(2)
Architectural drawings shall be prepared by an architect licensed to practice in New Jersey.
(3)
Landscape drawings, except street tree locations and types, shall be prepared by a practicing landscape architect or qualified landscape designer.
B.
The title block shall include the following information:
(1)
The name of the subdivision.
(2)
The name, address, membership or license of the professional person who prepared the drawings.
(3)
The term "preliminary plat," "improvement and utility plans" or "final plat," as applicable.
(4)
The date of the drawing.
(5)
The drawing reference number.
(6)
The section number of the section being subdivided, if applicable.
(7)
The scale of the drawing.
D.
The title sheet or final plat shall show the following additional data:
(1)
The name, address and signature of the subdivider.
(2)
The name, address and signature of the owner or owners of record, certifying their consent to submission.
(3)
The total acreage of the entire tract.
(4)
A certified list of property owners within 200 feet of the property.
(5)
The total acreage of the section being subdivided, if applicable.
(6)
The total acreage of each zone district within the tract.
(7)
The total number of proposed lots for the entire tract and for the section being subdivided.
E.
There shall be a key map at and containing a graphic scale equal to the Lopatcong Township Map or Official Map, which shall show the following:
(1)
The relationship to the primary and secondary highway system and main intersections.
(2)
Boundary lines, building zone districts, special districts and municipal areas.
(3)
Subdivision streets and blocks to scale.
(4)
Map match lines, as needed, when there are two or more drawings to show the complete subdivision.
(5)
The plat area being submitted for approval, which shall be shaded if it is only one section of the entire subdivision.
(6)
The subdivision boundary line (heavy solid line) and survey data.
(7)
Boundaries of adjacent properties and property owners' names, provided that adjacent properties which are a part of a recorded subdivision plat may be identified by the subdivision name.
§ 243-40 Preliminary plat data.
The preliminary plat shall contain the following additional data:
A.
Survey data.
(1)
The plat shall be based on a boundary survey which shall be based on a field traverse having an error of closure of not less than one part in 10,000 parts.
(2)
Topographic contours at two-foot intervals referred to the United States Coast and Geodetic Survey datum of mean sea level, provided that smaller or larger intervals, when advisable due to the terrain, may be used after approval by the Township Engineer. The contours shall extend 200 feet beyond the subdivision boundary line.
B.
Existing site conditions to be indicated.
(4)
The location, size and capacity of other utility structures, such as water and gas mains and power lines, on the subdivision and within 500 feet of its boundaries.
(5)
Marshes, ponds, streams and land subject to periodic or occasional flooding or similar conditions on the subdivision and within 500 feet of its boundaries.
(6)
Test holes.
(a)
Test holes shall be dug at the rate of one test hole per three acres of land to be subdivided to a depth of 12 feet or bedrock, whichever is less, for the purpose of determining bedrock elevations, soil horizons and groundwater depth. Test holes shall be dug at all sites of stormwater management facilities.
[Amended 7-5-2001 by Ord. No. 2001-22]
(b)
The location of each test hole shall be shown on the plat with a graphical representation of the depth to bedrock, soil horizons and groundwater, including elevations of bedrock and groundwater.
(c)
Test hole locations shall be approved by the Township Engineer prior to digging thereof.
(8)
Township or other public lands, including lands designated as parks, open spaces or for some other public use.
(9)
Buildings and other structures located on the subdivision and within 200 feet of its boundaries.
(10)
Trees over four inches in diameter, measured at six feet above the existing grade, located on the subdivision, except that where trees are in mass, only the limits thereof need be shown, except that if the trees are proposed to be removed, trees over nine inches in diameter shall also be shown.
(11)
Soil lots and percolation tests.
[Added 7-5-2001 by Ord. No. 2001-22]
(a)
A reserve area shall be established for sewage disposal on each lot for future expansion or replacement of the proposed system. The area shall meet all the requirements of the initial system and shall be shown on the plans and be marked "Reserve Area." No permanent improvements shall be installed within or adjacent to this reserve area which will adversely affect its use as a disposal area.
(b)
Two acceptable percolation tests and one soil log shall be performed at the site of each primary and reserve disposal area. Each percolation test shall be located at least 20 feet from its companion test.
(12)
Soils and soil boundaries, as shown on the Warren County Soil Survey or as revealed by an on-site investigation.
[Added 3-1-2006 by Ord. No. 2006-4]
(13)
Groundwater recharge zones as shown on maps produced by the New Jersey Geologic Survey (NJGS) and areas of the site that have the greatest potential for recharge and stormwater runoff storage as per NJGS data.
[Added 3-1-2006 by Ord. No. 2006-4]
C.
Proposed site conditions to be indicated.
(2)
Lot layout.
(a)
Lot lines and dimensions to the nearest foot and lot area, in square feet.
(b)
Building setback lines (dashed) and its dimensions from the lot line.
(c)
Easements and restricted areas, with notations as to purpose or restriction.
(d)
Identification of lots or parcels for special uses, whether they are to be offered for dedication or not.
(e)
Future layout for all reserved parcels, in broken lines, in conformance with existing zoning regulations.
(f)
High points and low points shown on plan and profiles, with elevations thereof shown on profiles.
(g)
An analysis of allowable site distance at all intersections and an indication thereof on the profile.
(3)
Preliminary stormwater drainage system in plan and profile.
(a)
All proposed drainage facilities with sizes and gradients in plan and profile.
(b)
Outlines of watersheds tributary to drainage structures and their approximate area in acres, including those which extend beyond the boundaries of the subdivision.
(c)
Preliminary design computations.
(d)
The design of stormwater drainage facilities and calculations of stormwater runoff and groundwater recharge shall be in accordance with all applicable design and performance standards contained in Chapter 199, Stormwater Management, of the Code of Lopatcong Township.
[Added 3-1-2006 by Ord. No. 2006-4]
(e)
Completed Major Development Stormwater Summary Form that is contained within Attachment D in the Township’s Tier A Municipal Stormwater General Permit for each stormwater management basin that is proposed on the project.
[Added 9-5-2018 by Ord. No. 2018-10]
(4)
Existing trees to remain standing, located on the subdivision.
(5)
Proposed sanitary sewer system in plan and profile.
(6)
The tentative location and size of all other proposed utilities.
(7)
The estimated average number of automobiles and number and size or type of trucks or buses that will enter and leave the site each day and during peak hours.
(8)
The proposed grading plan, indicated by contours at two-foot intervals or other lesser intervals as may be required by the slope and nature of the final grading.
(9)
The limits of the final plat sections if the subdivision is to be developed in more than one section and the anticipated date of development on each section.
(10)
Impact on community services.
(a)
An analysis of the impact of the proposed subdivision on community services, including but not necessarily limited to the following:
(b)
The analysis shall assess the impact of the subdivision in its entirety and by section and shall compare it to the available capacity. It shall also include the basis for each projection.
(c)
For the purposes of Subsection C(10)(a)[7] above, a letter from the public utilities stating their ability to accept the additional required services may be considered compliance with this article.
[Amended 2-19-1992 by Ord. No. 1992-02]
(11)
Delineation of wetlands in metes and bounds and by type as defined by the Freshwater Wetland Act Rules, N.J.A.C. 7:7A, adopted May 16, 1988, by the New Jersey Department of Environmental Protection. This data shall be certified by a qualified environmentalist.
(12)
Any other data the Board may deem appropriate.
D.
Improvement and utility plans are to be submitted as part of the preliminary plat submission. The improvement and utility plans shall contain the following additional data:
(4)
(5)
Street center line gradients in percent indicated with arrows to establish the direction of water flow and high and low point locations.
(6)
Street center line grade elevations at fifty-foot intervals.
(7)
Drainage system requirements.
(a)
The complete drainage system plan for the entire subdivision, with appropriate development stages for each of the final plat sections, shall be shown graphically with all existing drainage features which are to be incorporated properly identified as "existing."
(b)
Boundaries of stormwater runoff watersheds for each drainage structure and their area in acres.
(c)
All proposed surface drainage structures (e.g., ditches, channels, etc.).
(d)
All appropriate details and dimensions necessary to explain clearly the proposed construction, including type of construction, material, size, pitch and invert elevations among other things, in accordance with good engineering practice.
(e)
Profiles of all proposed drainage system components.
(f)
Final design computations.
(8)
Sanitary waste disposal system.
(a)
A sanitary sewer system design shall be indicated in all cases where public sewer connections exist or are proposed.
(b)
A notation on the profile of the minimum water and air retention time for exfiltration tests for each line within the subdivision.
(c)
Typical lot layout, indicating the location of the system with reference to house and water supply, and a detailed drawing of the proposed sanitary waste disposal unit.
(12)
All off-tract improvements to be constructed as part of the subdivision.
(13)
A contour grading plan for all areas to be disturbed, showing both existing and proposed grade at two-foot intervals and smaller intervals, if necessary.
(14)
Locations of all trees and natural features to be removed and preserved.
(16)
Profile drawing requirements.
(b)
All profiles shall show the existing natural grades, the typical cross sections of existing or proposed roadways, the center line of intersecting roadways and a system of survey stations.
(c)
The center line profile of all proposed roadways with dimensioning on vertical curves and a notation as to gradient, elevations at fifty-foot stations and at all high and low points.
(d)
The invert profile and location of all drainage structures in street rights-of-way and in drainage easements.
(17)
Detailed grading plans of each intersection, showing elevation at ten-foot intervals at the following points:
(18)
An estimate of quantities of each construction item, broken down into the following categories:
(a)
Improvements dedicated to the municipality or, in the case of privately owned streets, improvements which would normally be dedicated to the municipality.
(b)
Improvements owned by public utilities.
(c)
Other site improvements, exclusive of dwellings, septic systems and private wells.
(d)
Improvements to be made off tract.
(19)
Copies of all applications and supporting data for permits issued by other agencies and copies of the permits.
(20)
Construction details of all improvements other than public utilities.
(21)
Other data as may be required by the Board.
E.
Where the subdivision is to be served by public sanitary sewer, verification from the Township's consulting sewer engineer that sufficient sewerage capacity exists to service the proposed subdivision and review of the general layout and point of connection.
[Added 9-2-2020 by Ord. No. 2020-09]
§ 243-41 Final plat data.
The final plat shall include the following:
A.
The final plat must be drawn in conformance with the provisions of the Map Filing Law, P.L. 2011, c. 217 (N.J.S.A. 46:26B-1 et seq.), and contain all the requirements for drainage easements, encroachment line sight triangles at intersections and new or additional right-of-way easements.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
B.
The location and description of all monuments required in accordance with the provisions of the Map Filing Law with at least one corner of the subdivision tied into a United States Geological Survey bench mark, with data on the plat as to how the bearings were determined.
C.
Construction (final) drawings prepared in accordance with the conditions of preliminary approval.
§ 243-42 Major site plan.
A.
Site plans shall be submitted in accordance with the following requirements. All maps and plans shall be submitted in compliance with this chapter.
B.
In keeping with the above intent, prospective developers are hereby encouraged, but not required, to informally submit preliminary sketches, reports and/or proposals for development to the Board for review and discussion (at duly constituted regular or special Board meetings). The following of such informal procedure shall not prejudice the developer's right to proceed subsequently as an applicant otherwise pursuant to the requirements of this chapter.
C.
Simultaneous review. The Board shall have the power to review and approve or deny site plans simultaneously with review for subdivision approval without the developer being required to make further application to the Board or the Board being required to hold further hearings.
§ 243-43 Preliminary site plan requirements.
A.
An application for preliminary site plan shall reflect the review and design guidelines of this chapter.
B.
The preliminary site plan shall be drawn at a scale in accordance with the following table:
Area of Site (acres) | Scale, Not to Be Less than |
|---|---|
Less than 40 | 1 inch equals 100 feet |
Over 40 | 1 inch equals 200 feet |
C.
The plan shall include the following data:
(1)
The name and address of the applicant and the owner and the name, address and title of the person preparing the plan and maps, including appropriate map titles and accompanying data.
(2)
The acreage, Municipal Tax Map lot and block numbers and tax sheet numbers of the lot or lots.
(3)
A key location map showing the site and its relationship to surrounding areas, and zone boundaries within a minimum of 1/4 mile.
(4)
A date, graphic scale and North arrow.
(5)
All existing, proposed and minimum required setback dimensions, landscaped areas, fencing and trees over four inches in diameter, except that where trees are in mass, only the limits thereof if proposed to remain need be shown, or if proposed for removal, only trees over nine inches in diameter need be shown.
(6)
The zone district in which the lot or lots are located, together with the zoning information for that district.
(7)
All existing and proposed signs, utility poles and their size, type of construction and location.
(8)
The existing and proposed principal building or structures and all accessory buildings or structures, if any, floor areas of said buildings and finished grade elevations at all corners of said buildings.
(9)
The location of all existing buildings, drainage and parking areas within 200 feet of the lot.
(10)
Existing topography depicted by contours at two-foot intervals based upon New Jersey Geodetic Control Survey datum and proposed grading.
(11)
The location, size and type of all existing and proposed storm drainage facilities, plus all required design data supporting the adequacy of the existing or proposed facility to handle future storm flows and analysis of the capacity of the facility into which the stormwater will flow.
(12)
The location and size of all existing and proposed water and sanitary sewer lines and profiles thereof.
(13)
The location of all existing and proposed curbs, sidewalks, driveways, fences, retaining walls, parking space areas and the layouts thereof, and all off-street loading areas, together with the dimensions of all the foregoing on the site in question and within 100 feet of said site.
(14)
The location, size and type of all proposed utility lines and structures, including but not limited to telephone, electric, gas and CATV, and letters from each that the facilities are adequate to serve the site development.
(15)
Soil logs and percolation tests.
(a)
A reserve area shall be established for sewage disposal on each lot for future expansion or replacement of the proposed system. The area shall meet all the requirements of the initial system and shall be shown on the plans and be marked "Reserve Area." No permanent improvements shall be installed within or adjacent to this reserve area which will adversely effect its use as a disposal area.
(b)
Two acceptable percolation tests and one soil log shall be performed at the site of each primary and reserve disposal area. Each percolation test shall be located at least 20 feet from its companion test.
(16)
The estimated average number of automobiles and number and size or type of trucks or buses that will enter and leave the site each day and during the peak hours, including an analysis of the ability of the existing road system to accept the additional traffic volumes.
(17)
The present and proposed number of units and number of tenants, employees, customers or occupants of each unit and a summary of the total number of each expected to be on the site each day.
(18)
The location, size and type of all proposed off-site improvements.
(19)
The location and design of all fire prevention measures, including emergency lanes, hydrants, sprinkler and siamese connections and fire zones.
(20)
The location, size and nature of the entire lot or lots in question and any contiguous lots owned by the applicant or in which the applicant has a direct or indirect interest, even though only a portion of the entire property is involved in the site plan for which approval is sought; provided, however, that where it is physically impossible to show such entire lot or lots or contiguous lots on one map, a key map thereof shall be submitted.
(21)
Plans and profiles of streets adjoining the property for a distance of 500 feet in either direction, including the location of driveways and intersecting streets and an indication of the maximum available sight distance.
(22)
Nature and extent of proposed site lighting, including design calculations and indications of size, type of construction and location.
(23)
A landscape and planting plan prepared by a qualified practicing professional landscape architect or landscaper. As a minimum, such plan shall spot the location of all existing plantings to be retained and all plantings to be established and shall contain a schedule, keyed to the platings shown, calling out the type (common name and botanical name), size, height, spread and trunk diameter at the time of planting and at maturity and quantity of all plantings shown on the plans.
(24)
The location of any other feature directly on the property and beyond the property, if such feature has an effect on the use of said property.
(25)
Construction details of all proposed site improvements.
(26)
An accurate boundary survey prepared and certified by a New Jersey licensed land surveyor. The survey shall be based on a field traverse with an error of closure of not less than one part in 10,000.
(27)
Architectural floor plans for each floor of the building or structure and elevations for all principal exposures of all buildings or structures on the site, with the name, address and registration number of the licensed architect preparing the plans.
(28)
Proposed stages or development sections, if any, and the approximate schedule for implementing each stage or section.
(29)
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 accord with the standards of the ordinances of the Township.
(30)
A complete list of the site improvements, except principal and accessory buildings, by item, and the quantities thereof to be constructed.
(31)
Copies of all applicable local, state and federal permits that may be required.
(32)
Test holes.
[Added 7-5-2001 by Ord. No. 2001-22]
(a)
Test holes shall be dug at the rate of one test hole per three acres of land to be subdivided to a depth of 12 feet or bedrock, whichever is less, for the purpose of determining bedrock elevations, solid horizons and groundwater depth. Test holes shall be dug at all sites of stormwater management facilities.
(b)
The location of each test hole shall be shown on the plat with a graphical representation of the depth to bedrock, soil horizons and groundwater, including elevations of bedrock and groundwater.
(c)
Test hole locations shall be approved by the Township Engineer prior to digging thereof.
D.
The plan shall be prepared and signed by a professional engineer licensed in New Jersey, except for certification by other licensed professionals as required by this chapter or New Jersey law.
E.
Delineation of wetlands in metes and bounds and by type as defined by the Freshwater Wetlands Act Rules, N.J.A.C. 7:7A, adopted May 16, 1988, by the New Jersey Department of Environmental Protection. This data shall be certified by a qualified environmentalist. As a minimum for conditional preliminary approval, the applicant must request and receive a letter of interpretation from the New Jersey Department of Environmental Protection as to freshwater wetlands on the subject project. If no wetlands are present on the site, a certification of absence of wetlands should be obtained from the New Jersey Department of Environmental Protection.
F.
Where the site is to be served by public sanitary sewer, verification from the Township’s consulting sewer engineer that sufficient sewerage capacity exists to service the proposed site and review of the general layout and point of connection.
[Added 9-2-2020 by Ord. No. 2020-09]
§ 243-44 Final site plan requirements.
An application for final site plan shall be substantially the same as the approved preliminary site plan, or a stage or section thereof, and shall show final and detailed design and engineering prescribed in § 243-43 above. In addition, the final site plan shall show or include the following:
A.
Final contours of the property and for 100 feet outside the property at two-foot intervals when new buildings or parking areas are constructed. If only a portion of the property is being developed, contours need only be shown for said portion and 100 feet beyond.
B.
Final elevations at the corners of all buildings and paved areas and at property corners if new buildings or paved areas are constructed.
C.
The location of signs and outdoor lighting.
D.
A plan showing all landscaping and landscaping features as they have been or will be installed.