Preapplication Conference. Applicants for subdivision approval are encouraged to attend a preapplication conference prior to submitting any application for subdivision. The conference shall be designed to assist applicants in the expeditious processing of all applications and to provide for a mutual exchange of information. Applicants shall be informed of special problems or proposals relating to a particular site.

Submission of Sketch Plat. An applicant for the subdivision of land shall submit to the Zoning Official an application for subdivision, the required application fee as specified herein and sufficient copies of a sketch plat containing the information required at least two weeks prior to a regular meeting of the Unified Planning Board. The Zoning Official shall determine if the application is complete and, if not, inform the applicant of any deficiencies. If complete, the application shall be referred to the Subdivision Committee.

Classification. The Subdivision Committee shall review the plat prior to the Planning Board meeting and classify it as a minor or major subdivision. Subdivisions failing to receive a unanimous vote as a minor exempt subdivision shall be considered a major subdivision. No plat shall be classified as a minor if it results in any remaining lands capable of being resubdivided into one or more building lots.

Distribution of Plats.

Action. The Subdivision Committee shall act within 45 days on a minor subdivision of complete application to the Zoning Official. The Committee shall not approve or conditionally approve the minor subdivision prior to receipt of comments by the above agencies or officials, or after 30 days has elapsed from referral without any comments. If approved, a notation to that effect shall be made on the plat and it shall be signed by the Unified Planning Board Chairman and the Unified Planning Board Secretary and returned to the subdivider within one week following the next regular meeting of the Planning Board. If rejected, the reasons for rejection shall be noted on all copies of the application form, one of which shall be returned to the applicant. The Subdivision Committee may attach conditions of approval to any minor subdivision.

Filing with County Recording Officer. If approved as a minor subdivision, a plat drawn in compliance with N.J.S.A. 46:23-9 et seq. or a deed stamped with the date of the Unified Planning Board approval shall be filed with the County Recording Officer within 190 days from the date of approval. Failure to file within 190 days shall void subdivision approval.

Lands Resulting From Minor Subdivisions. Any lands, lots or parcels resulting from a minor subdivision shall not be resubmitted as a minor subdivision.

Approved Minor Subdivisions Distribution. Before the Unified Planning Board Clerk returns any approved minor subdivision to the subdivider, the applicant shall provide the Clerk with a certificate of filing from the County Clerk's office. The Clerk shall distribute copies of the approved subdivision to each of the following:

Effect of Minor Subdivision Approval. The granting of minor subdivision approval shall guarantee that the zoning requirements and general terms and conditions, whether conditional or otherwise, upon which minor subdivision approval was granted shall not be changed for a period of two years after the date of minor subdivision approval, provided that the approved minor subdivision shall have been duly recorded as provided herein.

Submission of Major Subdivision for Preliminary approval. If classified as a major subdivision, applicant shall submit at least 12 prints of the plat containing all data required herein together with three completed applications for preliminary approval and all appropriate fees as required herein to the Unified Planning Board Clerk at least three weeks prior to the regular Unified Planning Board meeting at which it is to be considered.

Exhibits Required with the Preliminary Plat. The following exhibits shall be filed with all preliminary plats:

Distribution. Copies of the preliminary plan and exhibits shall be forwarded upon receipt to the following persons or agencies:

Review. The officials and agencies cited shall forward their views and recommendations in writing to the Unified Planning Board within 30 days from the receipt of the plat. The preliminary plat shall be referred to the Subdivision Committee for review and recommendations. The Subdivision Committee may recommend certain changes based on their review and the comments of other officials and agencies. A full report of all meetings, recommendations and discussions shall be forwarded to the Unified Planning Board within 30 days after receipt of the plat by the Committee. If the application is found to be deficient, the applicant shall be notified within 45 days of submission, and such notification shall constitute a rejection of the application.

Notice of Public Hearing. After all comments have been received, or after 30 days have elapsed, and after the applicant has revised the plat to meet required changes, the Unified Planning Board shall, after a review of the plat, and if all requirements are met and the application is complete, set the date for the public hearing and shall notify the applicant of such date.

Exhibits Required Prior to Public Hearing. The following shall be submitted to the Planning Board by the applicant:

Time Limitation; Resubmitting Plat.

Unified Planning Board Action.

Extension.

Submission of Final Plat of Major Subdivision.

Exhibits Required Prior to Final Approval. The following exhibits shall accompany the application for final approval, in addition to any other exhibits that may have been required by the Board as a condition of final approval:

Distribution. Copies of the final plat shall be distributed to the following:

Review. No action shall be taken until such time as the above officials review said plat or 30 days has elapsed from date of referral.

Time Limitation. The Unified Planning Board shall act within the applicable time period set forth in this chapter computed from the date of submission of a completed application at a regular meeting or within such further time as may be mutually agreed upon. If the Unified Planning Board approves the final plat, a notation to that effect shall be made on each plat and signed by the Chairman and Secretary of the Unified Planning Board. Failure of the Unified Planning Board to act within the allotted time or a mutually agreed upon extension shall be deemed to be favorable approval, and the Borough Clerk shall issue a certificate to that effect.

County Planning Board. Any plat which requires County Planning Board approval, pursuant to N.J.S.A. 40:27-6.2, shall be forwarded to the County Planning Board for its action. The Unified Planning Board may grant final approval subject to approval by the County Planning Board.

Filing. The final plat approval shall be filed by the subdivider with the County Recording Officer within 95 days from the date of such approval. If any final plat is not filed within that period, the approval shall expire. For good cause, the Unified Planning Board may extend the time for the filing of the plat for an additional period not to exceed 95 days. No plat shall be accepted for filing by the Clerk of the County of Monmouth unless it has been duly approved by the Borough Unified Planning Board and signed by its Chairman and Secretary.

Effect of Final Approval. The granting of final approval shall confer upon the applicant that the zoning requirements applicable to the preliminary approval first granted and all other rights conferred upon the developer, whether conditionally or otherwise, shall not be changed for a period of two years after the date of final approval, provided that these rights shall expire if the plat has not been duly recorded within the prescribed time period.

Extensions. If the developer has followed the standards prescribed for final approval and has duly recorded the plat as required by this chapter, the Unified Planning Board may extend such period of protection for extensions of one year but not to exceed three extensions. Notwithstanding any other provisions of this chapter, the granting of final approval terminates the time period of preliminary approval for the section granted final approval.

Location and Key Map. The entire tract to be subdivided, giving the accurate location of all existing and proposed property and street lines and including a key map at a scale where one inch equals not more than 1,000 feet showing the entire subdivision and its relation to all features shown on the Official Map and Master Plan and located within 1/2 mile of the extreme limits of the subdivision and the zoning classification of the proposed subdivision and of adjacent land.

Structures, Wooded Areas and Topography. The location of existing houses, buildings and other structures with accurate dimensions from all existing and proposed lot lines, wooded areas and isolated trees more than 10 inches in diameter and topography within the portion to be subdivided and within 200 feet thereof at 10 foot contours.

Owners. The name of the owner, all adjoining property owners and those across existing or proposed streets as disclosed by the most recent municipal tax records.

Identify. The Tax Map sheet, date of revision, block and lot numbers and zone district.

Streets, Easements, Watercourses, Rights-Of-Way. The location of existing or proposed streets, roads, easements, public rights-of-way, streams, bridges, culverts, drainage ditches and natural watercourses in and within 500 feet of the subdivision.

Lots. The original and proposed lot layout, lot dimensions, all required setback lines and lot area of each lot in square feet and acreage.

Percolation Tests. If individual sewerage disposal systems are proposed, the plat shall show the location of all percolation tests and test results, including those that failed, and soil logs.

Other Information Required. Date of original preparation and date of revision, if any, of plat, as well as old name if submitted previously under different title.

Information Required for Minor Subdivision Plats. If the sketch plat is being submitted for minor subdivision approval, it shall contain the information required under this section and shall be a certified survey map drawn by a licensed New Jersey land surveyor. The plat shall provide for endorsement by the Chairman and Unified Planning Board Secretary. If the plat is to be filed it shall meet the requirements of the Map Filing Law, (N.J.S.A. 46:23-9.9 et seq.).

Location and Key Map. The entire tract to be subdivided giving the accurate location of all existing and proposed property and street lines and including a key map at a scale where one inch equals not more than one thousand feet (1"=1,000') showing the entire subdivision and its relation to all features shown on the Official Map and Master Plan and located within 1/2 mile of the extreme limits of the subdivision and the zoning classification of the proposed subdivision and of adjacent land.

Lots. Lot layout, lot dimensions, all required setback lines and individual lot areas in square feet and acreage. Lots shall be designated by consecutive numbers until given an official lot number designated by the Borough.

Other Contents. The tract name, Tax Map sheet and date or revision, block and lot numbers, date of plat preparation, reference meridian, scale, graphic scale and the following names and addresses:

Acreage. Acreage of tract to be subdivided.

Elevations and Contours. Sufficient elevations and contours at five foot vertical intervals for slopes averaging 10% or greater and at two foot vertical intervals for land of lesser slope to determine the general slope and natural drainage of the land and the high and low points for a distance of 200 feet around the entire tract boundary.

Existing and Proposed Locations. The location of existing and proposed property lines, streets, buildings, watercourses, railroads, bridges, culverts, drain pipes, sanitary sewers, water mains, gas mains, power lines and any natural features, such as wooded areas, large trees over 10 inches in diameter and rock formations. This data shall be determined by field and/or photogrammetric survey.

Streets. Preliminary plans and profiles at a scale of not less than one inch equals fifty feet (1=50) horizontally and one inch equals five (1=5) feet vertically, including cross sections every 50 feet or as specified by the Borough Engineer, of all proposed streets, curbs and gutters within the subdivision and proposed connection with existing or future continuing streets. The distances and radii of all curves along all street lines shall be shown.

Utilities. Preliminary plans and profiles of proposed utility layouts shall be at a scale of not less than one inch equals fifty feet (1=50) horizontally and one inch equals five feet (1=5) vertically (water, storm and sanitary sewers) showing connections to existing or proposed utility systems. The applicant shall indicate the general location of the gas, telephone and electrical lines.

Sewers, Drains, Ditches. Preliminary plans and profiles at a scale of one inch equals fifty (1=50) feet horizontally and one inch equals five (1=5) feet vertically of all proposed and existing sanitary sewers, storm drains, drainage ditches and streams within the subdivision, together with the locations, sizes, elevations, grades and capacities of any existing sanitary sewer, storm drain, drainage ditch or stream or watercourse to which the proposed facility shall be connected. When brook or stream channel improvements are proposed or required, the plans for such improvement shall be approved by the State Department of Environmental Protection or the Monmouth County Planning Board where applicable.

Percolation Tests and Soil Logs. When an individual sewage disposal system is proposed, the following requirements shall be met:

Private Sewage Disposal. Plans for a typical individual or package sewage disposal system where same is proposed. The plans shall be approved by the appropriate local and/or State agency.

Off-Site Improvements. When the development of the subdivision or improvements within the subdivision are contingent upon improvements outside the boundaries of the subdivision, information shall be supplied by the subdivider prior to Unified Planning Board consideration for preliminary approval that the improvements outside the subdivisions are installed and will be available to the subdivider.

Setback Lines. All front, rear and side yard lines shall be shown for all lots.

Deed Restrictions. A copy of any protective covenants or deed restrictions applying to the land being subdivided shall be submitted with the preliminary plat.

Open Space. Any open spaces proposed to be dedicated for public use of playgrounds or other public purpose and the location and use of all such property shall be shown on the plat.

Support Capability. When deemed necessary to determine the suitability of the soil to support new construction, the Unified Planning Board shall require test holes or borings to be made by a New Jersey licensed engineer or an approved testing laboratory at the expense of the subdivider under the direction of the Borough Engineer.

Conservation Plans. Plans showing measures designed to minimize soil erosion and sedimentation, such as berms, siltation ponds, sediment traps, detention and retention basins, landscaping, natural cover, energy dissipaters and rip-rap. Plans may also include:

Identification. Date, name and key map of the subdivision, name of owner, scale, graphic scale and reference meridian. The final plat shall be drawn at a scale of not more than one inch equals 100 feet.

Other Contents. Tract boundary lines, rights-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 with accurate dimensions, hearings, distances, arc lengths, central angles, tangents and radii of all curves and areas of each lot in square feet.

Public Use. The purpose of any easement or land reserved or dedicated for any use shall be indicated, and the proposed use of sites other than residential shall be noted.

Blocks and Lots. All block, lot and house numbers shall be approved by the Borough Engineer and the Tax Assessor and shall be related to existing block and lot numbers as shown on the Official Tax Map of the Borough.

Monuments. Location and description of all monuments shall be shown.

Consent of Owner. Certification that the applicant is agent or owner of the land or that the owner has given consent to file the map.

Approval. When approval of a plat is required by any officer or body, whether municipal, County or State, approval shall be certified on the plat.

Certifications. The following certifications shall appear on the final plat:

Affidavit. An affidavit signed and sworn to by the applicant that the final plat is drawn and presented exactly the same as the preliminary plat approved by the Unified Planning Board, and, if there be any, changes shall be set forth in the affidavit as exceptions to the general statement. The affidavit shall be submitted in an original and two copies.

If the Master Plan or the Official Map provides for the reservation of designated streets, public drainageways, flood control basins, bikeways, walkways or public areas within the proposed development, before approving a subdivision or site plan the Unified Planning Board may further require that such streets, ways, basins or areas be shown on the plat in locations and sizes suitable to their intended uses. The Unified Planning Board may reserve the location and extent of such streets, ways, basins or areas shown on the plat for a period of one year after the approval of the final plat or within such further time as may be agreed to by the developer. Unless during such period or extension thereof the Borough shall have entered into a contract to purchase or institute condemnation proceedings according to law for the fee or a lesser interest in the land comprising such streets, ways, basins or areas, the developer shall not be bound by such reservations shown on the plat and may proceed to use such land for private use in accordance with applicable development regulations. The provisions of this subsection shall not apply to the streets and roads, flood control basins or public drainageways necessitated by the subdivision or land development and required for final approval.

The developer shall be entitled to just compensation for actual loss found to be caused by such temporary reservation and deprivation of use. In such instance, unless a lesser amount has previously been mutually agreed upon, just compensation shall be deemed to be the fair market value of an option to purchase the land reserved for the period of reservation, provided that determination of such fair market value shall include but not be limited to consideration of the real property taxes apportioned to the land reserved and prorated for the period of reservation. The developer shall be compensated for the reasonable increased cost of legal, engineering or other professional services incurred in connection with obtaining subdivision approval or site plan approval, as the case may be, caused by the reservation.

General. The arrangement of streets not shown on the Master Plan or Official Map shall be such as to provide for the appropriate extension of existing streets, and where necessary in order to promote the orderly flow of traffic and for the safety, welfare and convenience of the public, shall be such as to provide for appropriate extensions to adjoining properties.

Right-of-way and Pavement Widths. The right-of-way and pavement widths shall be measured from abutting lot line to abutting lot line and shall not be less than the following:

Subdivisions that include existing streets which do not conform to pavement and/or right-of-way widths, as shown on the Master Plan or Official Map, shall be dedicated and improved to Borough specifications the additional width from the center line of the road abutting the property being subdivided. If the subdivision adjoins one side of an existing road which does not meet standards, only 1/2 of the required extra width shall be dedicated and improved to Borough specifications.

When, in the interests of traffic safety, health, convenience and good planning, a postponement of the installation or construction of a widened roadway is desirable, the Unified Planning Board may authorize such postponement, provided that the developer shall deposit with the Borough the cost of the improvement in lieu of actually constructing or installing same in the same manner as required in this chapter.

Grades. Grades of arterial, primary and secondary roads shall be determined by the State or County. Collector streets shall not exceed 8%. Grades on other streets shall not exceed 10%. No street shall have a minimum grade of less than 1%.

Intersections. Street intersections shall be laid out as nearly at right angles as possible and in no case shall be less than sixty (60°) degrees. The block corners at intersections shall be rounded at the right-of-way line with a twenty-five-foot radius curve and at the curbline with a curve having a radius of not less than 35 feet.

Jogs. Street jogs with center-line offsets of less than 125 feet shall be prohibited.

Reverse Curves. A tangent at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.

Connecting Streets. When connecting street lines deflect from each other at any one point by more than ten (10°) degrees and not more than forty-five (45°) degrees, they shall be connected by a curve with a center-line radius of not less than 300 feet for minor streets and 600 feet for arterial and collector streets.

Dead-end Streets. Dead-end streets shall not be longer than 1,000 feet unless approved by the Planning Board. They shall have a turnaround installed with a curb radius of 40 feet and shall be tangent wherever possible to the right side of the street. The dead-end street should extend to the adjoining property line to permit its extension to serve adjacent properties with adequate provision made for the future extension of the street to meet Borough standards. Wherever a turnaround is proposed on any street, the front yard setback line shall be measured so as to maintain the front yard setback of adjacent properties.

Names. Streets shall not have a name which will duplicate or so nearly duplicate as to be confused with the names of existing streets. The continuation of an existing street shall have the same name. All street names shall be approved by the Planning Board.*

Side Lines. Insofar as is practical, side lot lines shall be at right angles to streets and radial to curved streets.

Frontage. Each lot must front upon a street and the frontage shall not be less than required by this chapter as measured along the building setback line and street right-of-way line. The minimum frontage along a cul-de-sac shall be measured at minimum required building setback line.

Setbacks. Where land has been dedicated for a widening of existing streets, lots shall begin at such new street line as may have been established, and all setbacks shall be measured from such line.

Substandard Suitability. Where there is a question of the suitability of a lot or lots for their intended use due to factors, such as rock formations, flood conditions, high water table, sewage disposal, excessive topographic slope or similar circumstances, the Unified Planning Board may, after adequate investigation, with professional assistance, if deemed necessary, withhold approval of such lots.

Driveways. Driveways shall not have a grade in excess of 15% over the entire length. On arterials, the grade shall not be more than 5% for the first 25 feet from the road unless otherwise approved by the Unified Planning Board. Driveways shall not be located where visibility is limited because of curves or topography.

Lots on Arterial or Collector Streets. Lots fronting on arterial or collector roads shall, at the discretion of the Unified Planning Board, be serviced by a marginal access road or reverse frontage or be required to provide driveways with turnarounds.

Utility Easements. In any major subdivision, or where unusual circumstances warrant as determined by the Unified Planning Board, easements may be required for utility installations. Such easements shall be at least 20 feet wide and located after consultation with the utility companies or Borough agencies concerned.

Drainage and Conservation Easements. Where a subdivision is traversed by a watercourse, drainageway, channel or stream, or where it is desirable to preserve other areas within a subdivision because of soil conditions, rock outcroppings, tree masses, wildlife habitat, vistas or other significant horticultural, environmental or natural features, there shall be provided a drainage and/or conservation easement of sufficient area and width to protect and preserve the aforementioned features. The extent of such easements shall be determined by the Environmental Commission, and the easements shall be deeded to the Borough prior to final subdivision approval and carry the following limitations:

Underground Utilities.

Street Lights. Street lights shall be installed as required by the Unified Planning Board.

Stripping of vegetation, regrading or other development shall be done in such a way as to minimize erosion.

Development shall preserve salient natural features, keeping cut-fill operations to a minimum, and ensure conformity with topography so as to create the least erosion potential and adequately handle the volume and velocity of surface water runoff.

When feasible, natural vegetation shall be retained, protected and supplemented.

The disturbed area and the duration of exposure shall be kept to a practical minimum.

Disturbed soils shall be stabilized as quickly as practical.

Temporary vegetation or mulching shall be used to protect exposed critical areas during development.

The permanent (final) vegetation and mechanical erosion control measures shall be installed as soon as practical in the development.

Provisions shall be made to effectively accommodate the increased runoff caused by changed soil and surface conditions during and after development. Where necessary the rate of surface water runoff will be mechanically retarded.

Whenever sedimentation is caused by stripping vegetation, regrading or other development, it shall be the responsibility of the developer causing such sedimentation to remove it from all adjoining surfaces, drainage systems and watercourses and to repair any damage at his expense as quickly as possible.

Maintenance of all drainage facilities and watercourses within any major subdivision is the responsibility of the developer until they are accepted by the Borough or other approving agency.

It is the responsibility of any person doing any act on or across a communal stream, watercourse or swale or upon the folkway or right-of-way thereof to maintain as nearly as possible in its present state the stream, watercourse, swale, folkway or right-of-way during the duration of such activity and to return it to its original or equal condition after such activity is completed.

Maintenance of drainage facilities or watercourses originating and completely on private property is the responsibility of the owner to the point of open discharge at the property line or at a communal watercourse within the property.

No person shall block, divert, disturb, impede the flow of, alter or construct any structure or deposit any material or thing or commit any act which will affect normal or flood flow in any communal stream or watercourse without having obtained prior approval from the Borough and the New Jersey Department of Environmental Protection, Division of Water Resources.

Rights-of-way or easements, having a minimum width of 20 feet, shall be provided for all drainage facilities and watercourses which are proposed for acceptance by the Borough or other official agency.

Each person who makes any surface changes shall be required to: