Mount Olive Township
City Zoning Code
City Zoning Code
ARTICLE IV
Site Plan and Subdivision Review and Plat Details
§ 550-28 Environmental impact statement.
A.
Legislative intent. It is the intent and purpose of this chapter to provide proper guidelines and requirements for an environmental impact statement to be filed in conjunction with an application for development requiring the disturbance of more than 5,000 square feet of land area and in support of any other proposed site disturbances within Mount Olive Township, as further defined in Subsection C below. The purpose of an environmental impact statement is to understand the existing conditions and consideration of any significant environmental impact; ensure the continued preservation of important natural resources such as clean air and water, woodlands, freshwater wetlands and habitats of endangered plant and wildlife species.
[Amended 4-28-1998 by Ord. No. 5-98]
B.
Approval required. No site shall be disturbed or developed within the Township of Mount Olive by any person, partnership, corporation, public agency or entity within the municipality unless an environmental impact statement has been approved by the Board in accordance with the specifications and procedures required by this chapter, except as authorized by the appropriate Township official, to obtain data necessary to comply with state, county and municipal requirements.
C.
Preparation, requirements and exemptions.
(1)
The applicant is responsible for selecting a qualified person or persons to prepare the environmental impact statement. The name(s) and address(es) of the person(s) preparing the environmental impact statement and a list of qualifications shall be included in the document. The report shall also contain the name(s) and qualifications of person(s) conducting field investigations together with the dates and hours during which the work was performed.
[Amended 4-28-1998 by Ord. No. 5-98]
(2)
An environmental impact statement shall be required in conjunction with any application before the Planning Board which proposes the disturbance of more than 5,000 square feet of land and prior to the issuance of any permit or the commencement of any activity within the Township of Mount Olive which will result in the disturbance of more than 5,000 square feet of land area and in conjunction with any application, permit, request or activity, regardless of the size of the property, which is located in any critical area as defined by the Township's critical areas provisions (see § 550-39 in Article V of this chapter) or which, in the opinion of the appropriate agency or official, might create a potential environmental hazard to the health, safety and welfare of the public.
[Amended 10-28-2014 by Ord. No. 22-2014]
(3)
An application for a single one-family detached dwelling which would result in the disturbance of more than 5,000 square feet but less than 10,000 square feet of land area shall be exempt from the requirements of this chapter.
(4)
Any minor subdivision, as defined by Article II of this chapter, shall be exempt unless located in a critical area or unless the development might create a potential environmental hazard to the health, safety or welfare of the public, in the opinion of the Board considering the application.
(5)
Land disturbance for an agricultural use not involving a building permit and conducted under a plan approved by the Soil Conservation District or for silviculture carried out in accordance with a plan approved by the State Forester and not located in any 100-year floodplain or in an area having slopes greater than 12% or requiring road construction for accessibility shall be exempt from the requirements of this chapter.
(6)
The Board shall have the right to waive the requirements for an environmental impact statement, in whole or in part, for any application upon a finding that the data required is not necessary to determine whether the proposed project might create a hazard to the environmental health, safety and welfare of the public.
D.
Required data. The environmental impact statement shall contain information and analysis with respect to the following:
(1)
(2)
An inventory of existing environmental conditions at the project site and in the surrounding region, which shall describe air quality; water quality; water supply; hydrology, both surface and subsurface; geology; soils; vegetation (including deciduous trees of three-inch or greater diameter at breast height); coniferous trees of four-inch or greater diameter; desirable shrubs and ground covers worthy of protection; wildlife; aesthetics; and historical sites. All vegetation and wildlife species must be identified by both the scientific as well as the common name. The inventory of conditions at the project site must be compiled on the basis of a field investigation conducted at the specific site. The report must document any threatened or endangered plant and/or animal species located at the project site based upon actual sightings and/or existing habitats. Reports such as those published by the Natural Heritage Program of the New Jersey Department of Environmental Protection shall also be submitted to supplement this portion of the inventory but shall not serve in lieu of an on-site investigation(s). The description of soils shall be as they conform to the definition and terminology used in the Morris County Soil Conservation District. Water and air quality are defined in accordance with guidelines established by the State of New Jersey, Department of Environmental Protection.
[Amended 4-28-1998 by Ord. No. 5-98; at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(4)
The location of any wastewater treatment facility and central water supply system existing and/or proposed within a radius of two miles from the proposed development.
(5)
An assessment of the probable impact of the project, both adverse and beneficial, on the topics described in Subsection D(2) above.
(6)
Any probable adverse environmental effects, including but not limited to:
(a)
Diminished water quality.
(b)
Diminished air quality.
(c)
Increased noise levels.
(d)
Excessive or undesirable illumination of surrounding areas.
(e)
Undesirable land use.
(f)
Damage to or destruction of significant plant or wildlife systems, including but not limited to disturbance or destruction of threatened or endangered plant species and habitats of threatened or endangered wildlife species.
[Amended 4-28-1998 by Ord. No. 5-98]
(g)
Damage to aesthetic values.
(h)
Destruction of natural resources.
(i)
Displacement of people and business.
(j)
Destruction of farms used during the last five years.
(k)
Undesirable effects on employment, property taxes and municipal services.
(l)
Destruction of man-made resources and damage to recreational areas.
(m)
Disruption of desirable community and regional growth.
(n)
Jeopardy to the health, safety and well-being of the public and immediate neighbors.
(o)
Traffic impact.
(p)
All of the above as it affects an adjoining municipality.
(q)
Soil erosion and sedimentation.
(7)
A thorough discussion of the steps to be taken, including a description and timetable before, during and after construction, both at the project site and in the surrounding area, to minimize the adverse environmental effects as described in Subsection D(6) above. Where disturbance to a threatened or endangered plant or to a habitat of a threatened or endangered wildlife species is anticipated because of the development, the environmental impact statement shall describe in sufficient detail those measures to prevent any disturbance either entirely or during the construction phase. Conservation easements, construction schedules coordinated with known growing/breeding seasons or other measures for mitigation shall be examined. Applicant shall provide confirmation that any threatened or endangered species or habitat for same that is discovered on the site under review is reported to the Endangered and Nongame Species Program, the Division of Fish, Game and Wildlife and the Division of Parks and Forestry.
[Amended 4-28-1998 by Ord. No. 5-98]
(8)
Alternatives to the proposed project, including:
(a)
That of no project.
(b)
A description of alternatives, with an objective evaluation of the alternatives that might avoid some or all of the adverse environmental effects with the rationale for acceptability or nonacceptability of each alternative.
(c)
An analysis of the costs and social impact of the alternatives.
(9)
Implications of the proposed action for population distribution or concentration should be estimated and an assessment made of any possible change in population patterns upon the area impacted, including land use, water and public services.
(10)
A listing of all licenses, permits or other approvals, as required by municipal, county and state law, and the status of each.
(11)
A reference list of pertinent published information relating to the project, project site and surrounding region, used in the preparation of the environmental impact statement.
(12)
Particular data as to:
(a)
Sewerage facilities. The applicant must show:
[1]
Compliance with state and local health regulations.
[2]
If disposal is on-site individual septic disposal systems, the applicant is to include a soil analysis and percolation test for every proposed lot and every building site, location of aquifers, depth and capacity of all wells within 200 feet of the disposal site and other pertinent data.
[3]
If disposal is off-site or an on-site central disposal system, the applicant is to include data on plant design capacity, the capacity of the plant to treat industrial or commercial wastes, when applicable, and any other pertinent data.
[4]
Flows, existing and future, expected from any approved subdivision which are dependent upon the same facilities.
(b)
Water supply. The applicant must show:
[1]
Compliance with state and local regulations.
[2]
Location and depth of all water wells within 200 feet of the realty improvement.
[3]
Location, depth and adequacy of off-site and on-site private or public water supplies to serve the proposed realty improvement.
[4]
For realty improvements with more than 50 dwelling units, it will be necessary to obtain a determination by the Division of Water Supply and Geoscience that the proposed water supply and sewerage facilities are adequate.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
[5]
For realty improvements with less than 50 dwelling units it will be necessary to show that the semipublic water supply is adequate and meets state and local standards.
(c)
Drainage. The application must show:
[1]
The volume of stormwater runoff from the site and the volume to be generated by new improvements.
[2]
Any increase in the rate of velocity of runoff and change in drainage patterns.
[3]
Plans for disposition of stormwater, whether by retention on-site or other means, to protect downstream property.
[4]
Floodplains. A description of potential flood conditions or damages, including a summary of flood stages from state and federal sources.
[5]
Proposals for soil erosion and sedimentation control.
(d)
Solid waste disposal. The applicant must submit a plan for disposal in compliance with the State Sanitary Code.
(e)
Energy use. The applicant must submit information on the utilities' capacity to satisfy needs of development.
E.
Review procedures. Eight hard copies of the environmental impact statement and one copy in electronic format, e.g., pdf, shall be submitted to the Secretary of the Board at the time of application. In the case of subdivision or site plan application, the environmental impact statement shall be included with the application for preliminary approval. In the case of an environmental impact statement which is not in conjunction with a development application, the statement shall be filed with the Township Clerk at the time of permit application and/or prior to commencement of any land disturbance activity.
[Amended 10-5-2010 by Ord. No. 23-2010]
§ 550-29 Site plan review.
A.
No building permit shall be issued for any structure and no certificate of occupancy shall be issued for a new use of any existing building until the site plan has been reviewed and approved by the Planning Board, except that the approval of a site plan for a detached dwelling and its accessory buildings on a lot, including customary accessory buildings to a farm, shall not be necessary. The Board shall review the proposal, determine whether or not the applicable standards provided by this chapter have been observed, note objections to such parts of the plans that do not meet the standards and make corrections and recommendations for desired changes to effect compliance with the chapter and to provide the most desirable alternative for development to protect the public health, safety and welfare. The Planning Board shall refer the site plan to the Environmental Commission for its review and recommendations, which recommendations should be incorporated into the final decision of the Planning Board. The Planning Board may refer the site plan to other individuals, professionals, committees or subcommittees for comments and recommendations. An approved site plan shall be dated and signed by the Chairperson of the Planning Board and returned to the applicant. A site plan receiving an approval with conditions or a denial shall not be signed and dated, but the conditions or reasons for denial shall be returned to the applicant in writing.
[Amended 10-28-2014 by Ord. No. 22-2014]
B.
Site plan approval shall be for the general purposes of enhancing the neighborhood; providing adequate access to off-street parking and loading facilities for employees, visitors and residents; providing buffering techniques for safety and/or aesthetic purposes; preventing uses which violate applicable state and federal safety and environmental regulations; preserving floodways and flood hazard areas; and requiring that all raw materials, fuel, goods in process, finished goods, machinery and equipment shall be housed and/or screened from residential uses.
C.
A Site Plan Review Committee consisting of at least two members of the Planning Board may be appointed by the Chairperson of the Board. Its function shall be to review applications for preliminary site plan approval and to report to the Planning Board.
D.
Preliminary approval.
(1)
The applicant shall submit a preliminary site plan to the administrative officer, who shall make the preliminary determination of whether the proposed use is permitted in the district in which it is located and whether there are any deficiencies in lot area, dimension, setback, yard requirements or the like as required by this chapter. Should the administrative officer determine that the proposed use is not permitted, the application shall be made to the Planning Board, which shall process the entire application in accordance with the requirements of this chapter. The Planning Board shall hear all development matters, including appeals, interpretations and variance relief pursuant to N.J.S.A. 40:55D-70, as well as applications for building in the bed of a mapped street or public drainageway, flood-control basin or public area. The applicant shall submit 10 full-size black line prints, 12 reduced copies of the preliminary site plan and one set of plans filed in PDF or similar format to the Planning Board Secretary at least four weeks before the meeting at which discussion is desired, together with one original and four completed copies of the application form. The preliminary site plan shall be submitted at a scale of one inch equals 10 feet, 20 feet, 30 feet, 40 feet or 50 feet. The plan shall be signed and sealed by an architect or engineer licensed to practice in the State of New Jersey and shall show or be accompanied by the following information:
[Amended 11-9-2004 by Ord. No. 34-2004; 10-5-2010 by Ord. No. 23-2010; 10-28-2014 by Ord. No. 22-2014; at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(a)
The proposed use.
(b)
All property lines.
(c)
The location of existing buildings or structures and proposed buildings or structures to be erected.
(d)
A key map.
(e)
Proposed ingress and egress.
(f)
A Tax Map sheet and block and lot numbers.
(g)
The names of the owner and all adjoining property owners as disclosed by the most recent municipal tax records.
(2)
Standards shall be the same as set forth in the subdivision development provisions.
(3)
If said preliminary site plan is found to be incomplete, the applicant shall be notified thereof within 45 days of the date of submission of the application to the administrative officer or it shall be deemed to be properly submitted. Upon the submission to the administrative officer of a complete application for preliminary site plan approval for 10 acres of land or less, the Planning 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 site plan of more than 10 acres, the Planning 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. Site plan approval for a use requiring a variance shall be granted or denied within 120 days of submission. Otherwise, the Planning Board shall be deemed to have granted preliminary approval of the site plan.
E.
Final approval. Within three years of the date of preliminary approval or any approved extension thereof, the applicant may apply for final approval of a site plan, which shall be granted or denied within 45 days after submission of a complete application for final approval to the administrative officer or within such further time as may be consented to by the applicant. Failure of the Planning Board to act within the period prescribed shall constitute final approval, and a certificate of the administrative officer as to the failure of the Planning Board to act shall be issued on request of the applicant; and it shall be sufficient in lieu of the written endorsement or other evidence of approval herein required. Failure of an applicant to apply for final site plan approval within three years of the date of preliminary approval or an approved extension thereof shall result in the expiration/revocation of the preliminary approval and the loss of any and all rights accruing under the MLUL or the Land Use Chapter of the Code of the Township of Mount Olive. Whenever review or approval of the application by the County Planning Board is required, the Planning Board shall condition any site plan approval that it grants upon timely receipt of a favorable report on the application by the County Planning Board or approval by the County Planning Board by its failure to report thereon within the required time period.
[Amended 10-12-2004 by Ord. No. 33-2004]
F.
No permit shall be issued by the Construction Official until receipt of the site plan approval or the expiration of the time, whichever comes first. If no report is received during the above time period or authorized extension(s), the Construction Official may thereupon issue the applicable permit. In the event that the Planning Board disapproves the plans, no permits shall be issued. Any applicant wishing to make a change in an approved application shall follow the same procedure as in the original application. Where a new use is proposed for any existing building, the approved site plan for the previous use, if any, may be submitted where no changes are contemplated on the site for the new use.
[Amended 10-28-2014 by Ord. No. 22-2014]
G.
Plan preparation. Each site plan shall be submitted at a scale of one inch equals 10 feet, 20 feet, 30 feet, 40 feet or 50 feet. All plans shall be signed and sealed by an architect or engineer licensed to practice in the State of New Jersey, and shall include accurate lot lines certified by a licensed land surveyor, submitted on one of the following standard sheet sizes: 8 1/2 inches by 13 inches; 12 inches by 18 inches; nine inches by 12 inches; 15 inches by 21 inches; 18 inches by 24 inches; 24 inches by 36 inches; or 30 inches by 42 inches, and including the following data (if one sheet is not sufficient to contain the entire territory of the tract, the tract may be divided into sections to be shown on separate sheets of equal sizes, all sheets with the same scale, with references on each sheet to the adjoining sheets, provided that one sheet at a smaller scale is attached that shows the entire project on one sheet of the same size):
(1)
The name of the development.
(2)
Appropriate places for the signatures of the Planning Board Chairperson and Secretary.
(3)
The dates of the official Board actions and the dates of the signatures.
(4)
A small key map giving the general location of the tract in relation to the remainder of the community.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(5)
Zone district(s) in which the lot(s) are located.
(6)
The North arrow.
(7)
The date of the original plan and each subsequent revision date.
(8)
A graphic scale.
(9)
The total tract acreage to 1/1000 of an acre.
(10)
An outbound survey of the tract certified by a licensed land surveyor.
(11)
Any existing and proposed streets and street names.
(12)
Any existing and proposed contour lines at two-foot intervals inside the tract and within 50 feet of the tract's boundaries.
(13)
Any existing and proposed streams and easements.
(14)
The flood hazard areas based on 100-year storms.
(15)
All dimensions and areas needed to confirm conformity to the Zoning Ordinance, such as but not limited to building area, lot lines, parking and loading spaces, setbacks, buffers and yards.
(16)
The site in relation to all remaining contiguous lands in the applicant's or owner's ownership.
H.
Plan information. Each site plan submission shall show the following information on one or more maps and have the data that cannot be mapped attached thereto:
(1)
Building and use plan. The size, height, location, arrangements and use of all existing and proposed structures and signs, including the proposed total building coverage in acres or square footage and percent of the lot coverage, with an architect's scaled elevations of the front, side and rear of any structure and sign to be erected or modified to the extent necessary to apprise the Planning Board of the scope of the proposed work. Any existing structures on the site shall be identified either to remain or be removed. A written description of the proposed use(s) and operation(s) of the building(s), including the number of employees or members of nonresidential buildings; the proposed number of shifts to be worked and the maximum employees on each shift; expected truck and tractor-trailer traffic; emission of noise, glare, vibration, heat, odor, air and water pollution; safety hazards; and anticipated expansion plans incorporated in the building design shall be included. Floor plans shall be submitted where multiple dwelling units or more than one use are proposed that have different parking standards.
(2)
Circulation plan. This plan shall show access streets and street names; acceleration/deceleration lanes; access points to public streets; sight triangles; traffic channelization; easements; fire lanes; driveways; aisles and lanes; curbs; curb cuts with ramps for handicapped persons; the number and location of parking and loading spaces, including the designated wider spaces for the handicapped, loading berths or docks; pedestrian walks; and all related facilities for the movement and storage of goods, vehicles and persons on the site, and including lights, lighting standards, signs and driveways within the tract and within 100 feet of the tract. Sidewalks shall be shown from each entrance/exit along expected paths of pedestrian travel, such as but not limited to access to parking lots, driveways, other buildings on the site and across common yard areas between buildings. Plans shall be accompanied by cross-sections of new streets, aisles, lanes, driveways and sidewalks. Any expansion plans for the proposed use shall show feasible parking and loading expansion plans to accompany building expansion.
(3)
Landscaping and environmental plan.
(a)
This plan shall show existing and proposed wooded areas; buffer areas, including the intended screening devices and buffers; grading at two-foot contour intervals inside the tract and within 50 feet of its boundaries; seeded and/or sodded areas; ground cover; retaining walls; fencing; signs; recreation areas; shrubbery; trees; and other landscaping features. These plans shall show the location and type of man-made improvements and the location, species and caliper of plant material and trees to be located on the tract. The plans shall show how the interior of paved areas such as parking lots shall be landscaped, and all portions of the property not utilized by buildings or paved surfaces shall be landscaped utilizing combinations such as landscaped fencing, shrubbery, lawn area, ground cover, rock formations, contours, existing foliage and the planting of coniferous and/or deciduous trees native to the area in order to maintain or reestablish the tone of the vegetation in the area and lessen the visual impact of the structures and paved areas. The established grades and landscaping on any site shall be planned for aesthetic, drainage and erosion-control purposes. The grading plan, drainage facilities and landscaping shall be coordinated to prevent erosion and siltation as well as to assure that the capacity of any downstream natural or man-made drainage system is sufficient to handle the water from the site and contributing upstream areas.
(b)
A separate written environmental impact report shall be submitted which shall comply with the environmental impact report section of this chapter[1] and all other applicable ordinances. The maximum feasible amount of trees shall be preserved and coordinated into the landscape to maintain the ecological balance of the environment.
(4)
Facilities plan. This plan shall show the existing and proposed locations of all drainage; open space (conservation, recreation and common); common property; fire hydrants; gas, electric, telephone, sewerage and water line locations; and solid waste collection and disposal methods, including proposed grades, sizes, capacities and materials to be used for facilities installed by the applicant. All easements acquired or required on the tract and across adjacent properties shall be shown, and copies of legal documentation that support the granting of an easement by an adjoining property owner shall be included. The method of sanitary waste disposal shall be shown. All proposed lighting shall be shown, including the direction, angle, height, and reflection of each source of light. All utilities shall be installed underground.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
I.
Outside agency plan submission. Each site plan submission shall provide documentation that plans have been submitted for review and approval to the following agencies:
[Added 11-9-2004 by Ord. No. 34-2004]
(1)
New Jersey Department of Environmental Protection for any application within the Highlands Preservation Area that meets the definition of a major Highlands development and compliance with the Freshwater Wetlands Protection Act. Applications seeking exemptions under Exemptions 1, 2, 4, 5, 6 or 8 may file a Highlands Exemption Application with the Planning Department.
[Amended 10-28-2014 by Ord. No. 22-2014]
(2)
New Jersey Office of Planning Advocacy.
[Amended 10-28-2014 by Ord. No. 22-2014]
(3)
New Jersey Department of Transportation: major access permits.
(4)
Morris County Planning Board.
(5)
Morris County Soil Conservation District.
J.
Plans and reports. All plans and reports should be provided in electronic format, e.g., pdf.
[Added 10-5-2010 by Ord. No. 23-2010]
K.
Site plan exemption. Site plan approval by the approving authority shall not be required for single-family and two-family dwellings, as well as accessory buildings to agricultural and horticultural uses, unless such uses are located in a flood hazard area or involve a home occupation. Building alterations which do not involve a change in use, additional parking or additional building area shall be exempt. Changes in use which do not require additional parking shall be exempt.
[Added 10-28-2014 by Ord. No. 22-2014]
§ 550-30 Authority to enforce soil erosion and sediment control provisions.
§ 550-31 Soil removal and redistribution.
The excavation and grading for completion of a development shall be done in accordance with the approved plat which contains soil erosion and sediment control provisions. Excavation of soil, other than required for the construction of approved structures and supporting facilities, such as but not limited to streets, driveways and parking areas, shall be prohibited. The regrading of property so as to redistribute topsoil throughout the site from areas excavated for such approved structures and supporting facilities shall be permitted but shall be done in the following manner to minimize or eliminate the erosion of soil. Any application proposing the disturbance of more than 5,000 square feet of surface area of land as defined in the Soil Erosion and Sediment Control Act (P.L. 1975, c. 251)[1] shall include on its plan the following:
A.
The means to control or prevent erosion, to provide for sedimentation basin(s) for soil that does erode due to water and to control drainage, dust and mud on the premises as well as abutting lands.
B.
The preservation of soil fertility and the resulting ability of the area affected to support plant and tree growth by maintenance of adequate topsoil consisting of at least six inches of the original layer.
C.
Maintenance of necessary lateral support and grades of abutting lands, structures and other improvements.
D.
The prevention of pits and declivities which are hazardous or which provide insect breeding locations.
E.
That the physical limitations and characteristics of the soil shall not be altered to prevent the use to which the land may lawfully be put.
F.
Such other factors as may reasonably bear upon or relate to the public health, safety and general welfare.
[1]
Editor's Note: See N.J.S.A. 4:24-39 et seq.
§ 550-32 Subdivision review.
A.
Administration. The approval provisions of this chapter shall be administered by the Mount Olive Township Planning Board in accordance with N.J.S.A. 40:55D-1 et seq.
[Amended 10-5-2010 by Ord. No. 23-2010]
B.
[1]Minor subdivision.
(1)
Any applicant shall, prior to subdividing or resubdividing lands, as defined in this chapter, submit to the administrative officer, at least 21 days prior to the regular meeting of the Board, one set of plans filed in pdf or similar format, 10 full-size and 12 reduced black- or blue-on-white or white-on-blue prints of the plat of the proposed subdivision, together with one original and four completed application forms for a minor subdivision for purposes of classification and approval by the full approving authority.
[Amended 11-9-2004 by Ord. No. 34-2004; 10-5-2010 by Ord. No. 23-2010]
(2)
A fee shall accompany the application and plat (and shall be the amount indicated in the Fee Schedule[2]), which fee shall be forwarded by the administrative officer to the Assistant Treasurer for deposit in the appropriate Township account.
[Amended 10-5-2010 by Ord. No. 23-2010]
(3)
The Planning Board or a designated committee of same shall review the submission for its completeness and take action on accepting or rejecting the submission as a complete application within the required 45 day review period. If incomplete, a letter shall be sent to the applicant, within the required 45 day review period indicating the reasons for being deemed incomplete. If complete, the Planning Board shall classify the application as a minor subdivision and shall approve, approve with conditions or deny the application within 45 days of the date the application is deemed complete or such further time as may be consented to by the applicant. The decision shall be in writing and shall be sent to the applicant and the newspapers as required in § 550-25, Public hearings and notices.[3]
[Amended 10-28-2014 by Ord. No. 22-2014]
[3]
Editor's Note: Original Subsection G(3)(d), regarding club pools and associated recreation areas with minimum five-acre lots, of the 1990 Code, which immediately followed, was repealed 10-28-2014 by Ord. No. 22-2014.
(4)
Whenever review or approval of the application by the County Planning Board is required but not yet received, the municipal approving authority, in taking action, shall grant conditional approval in accordance with the section entitled "Conditional approval" in § 550-13 in Article III of this chapter.
(5)
Approval of a minor subdivision shall expire 190 days from the date of municipal approval unless, within such period, a plat in conformity with such approval, including any conditions imposed by the approving authority, and in conformity with the provisions of N.J.S.A. 46:26B-1 et seq., or a deed clearly describing the approved minor subdivision is filed by the applicant with the county recording officer, the Township Engineer and the Township Tax Assessor. Any such plat or deed accepted for such filing shall have been signed by the Chairperson and the Secretary of the approving authority (or, in their absence, the Vice Chairperson or Assistant Secretary, respectively). In reviewing the application for development for a proposed minor subdivision, the approving authority may accept a plat not in conformity with N.J.S.A. 46:26B-1 et seq., provided that, if the applicant chooses to file the minor subdivision as provided herein by plat rather than deed, such plat shall conform with the provisions of N.J.S.A. 46:26B-1 et seq.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(6)
In accordance with N.J.S.A. 40:55D-54, the county recording officer shall notify the approving authority of the filing of any plat within seven days of the filing.
(7)
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.
(8)
When the approving authority determines that any proposed development may create, either directly or indirectly, an adverse effect on either the remainder of the property being developed or nearby property, the approving authority may require the developer to revise the plat. Where the remaining portion of the original tract is of sufficient size to be developed or subdivided further, the developer may be required to submit a sketch plat of the entire remaining portion of the tract to indicate a feasible plan whereby the design of the proposed development, together with subsequent subdivisions or development, will not create, impose, aggravate or lead to any such adverse effect(s).[4]
C.
(Reserved)
D.
[5]Major subdivision.
(1)
Any owner or subdivider of land within the Township of Mount Olive, County of Morris, may, prior to subdividing or resubdividing land, as defined in this chapter, submit to the administrative officer, at least 21 days prior to the regular meeting of the approving authority, one set of plans filed in pdf or similar format, 10 black- or blue-on-white prints and 12 reduced copies of the sketch plat of the proposed subdivision for purposes of classification and preliminary discussion.
[Amended 11-9-2004 by Ord. No. 34-2004; 10-5-2010 by Ord. No. 23-2010]
E.
Submission of preliminary plat of major subdivision for approval.
(1)
Application requirements.
(a)
Any developer shall submit to the Planning Board Secretary, at least 21 days prior to the meeting of the approving authority, one set of plans filed in pdf or similar format, 10 full-size black line prints and 12 reduced copies of the preliminary plat; the original, plus 11 completed copies of the application form for preliminary approval; three completed copies of the Morris County Planning Board application form, the NJDEP highlands application and freshwater wetlands applications, including but not limited to a letter of interpretation; two copies of any protective covenants, deed restrictions and easements applying to the land being developed; three copies of the drainage calculations; 20 copies of the environmental impact report and soil erosion and sediment control data as required in this chapter; and the fee as provided in the fee schedule in § 550-17 in Article III.
[Amended 11-9-2004 by Ord. No. 34-2004; 10-5-2010 by Ord. No. 23-2010]
(b)
The application shall be accompanied by a letter in triplicate in a form prescribed by the Municipal Attorney, saving the Township and its officers and Engineer harmless from any loss due to damages resulting from the grading, drainage or development of the property.
(3)
Copies of the preliminary plat shall be forwarded by the Planning Board Secretary to the following offices:
[Amended 11-9-2004 by Ord. No. 34-2004; 10-5-2010 by Ord. No. 23-2010]
(4)
If said preliminary plat is found to be incomplete, the applicant shall be notified thereof within 45 days of the date of submission of the application to the administrative officer, or it shall be deemed to be properly submitted. Upon the submission to the administrative officer of a complete application for preliminary approval for 10 lots or less, the approving authority 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 approving authority 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 approving authority shall be deemed to have granted preliminary approval of the plat.
(5)
If the approving authority acts favorably on a preliminary plat, notation to that effect, signed by the Chairperson and the Secretary of the approving authority, shall be made on the plat, and the plat shall be returned to the subdivider for compliance with final approval requirements.
(6)
The zoning requirements applicable to the preliminary approval first granted and all other rights conferred upon the developer pursuant to the Municipal Land Use Law, N.J.S.A. 40:55D-1 et seq., whether conditionally or otherwise, shall not be changed for a period of two years after the date of final approval. If the developer has followed the standards prescribed for final approval, the approving authority may extend such period of protection for extensions of one year, but not to exceed three extensions. Upon the granting of final approval, the rights conferred upon the applicant by the granting of preliminary approval shall be terminated.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(7)
In the case of a subdivision of 500 or more dwelling units or 150 acres or more, the approving authority may grant the rights referred to in the above subsections for such period of time, longer than two years, as shall be determined by the approving authority to be reasonable, taking into consideration the number of dwelling units permissible under final approval; economic conditions; and the comprehensiveness of the development. The developer may apply for thereafter, and the approving authority may thereafter grant, an extension of final approval for such additional period of time as shall be determined by the approving authority to be reasonable, taking into consideration the number of dwelling units permissible under final approval; the number of dwelling units remaining to be developed; economic conditions; and the comprehensiveness of the development.
(8)
The granting of preliminary plat approval shall not confer on the applicant any rights to construct improvements prior to final approval.
(9)
Notice to prospective purchaser.
(a)
No person who has received preliminary major subdivision approval pursuant to N.J.S.A. 40:55D-1 et seq. shall transfer or sell or agree to transfer or sell any land which forms a part of such subdivision unless such person provides to any prospective purchaser a written notice which states as follows:
NOTICE |
|---|
The Township of Mount Olive requires, by ordinance, that this notice be provided to you. The State of New Jersey requires that owners of real property pay property taxes to the municipality in which the property is located. The amount of your taxes as a property owner in the Township of Mount Olive is based upon the assessed valuation of your property. The assessment is determined by the Tax Assessor. Private individuals or corporations cannot predict your taxes or your assessment; for information about property taxation, you are advised to contact the appropriate state or municipal officials. |
(b)
This notice shall be served personally or by mail upon the purchaser or his legal representative. It must be served prior to execution of any contract for sale.
F.
Public hearings and notices. Any development involving a portion of a flood hazard area, preliminary approval of a major subdivision or a subdivision requiring a variance shall be the subject of a public hearing. All public hearings conducted on subdivisions before the Planning Board shall follow the requirements of the Municipal Land Use Law[8] as summarized below:
[Amended 10-5-2010 by Ord. No. 23-2010]
(1)
Any maps and documents submitted for approval shall be on file and available for public inspection at least 10 days before the hearing date during normal business hours in the office of the administrative officer.
(2)
The approving authority shall provide for the verbatim recording of the proceedings by either stenographic, mechanical or electrical means.
(3)
Each decision on any application shall be in writing and shall include findings of facts and conclusions based thereon.
(4)
A copy of the decision shall be mailed by the approving authority within 10 days of the date of the decision to the applicant or, if represented by an attorney, then to the attorney; and a copy shall also be filed in the office of the administrative officer. A brief notice of the decision shall also be published in the official newspaper of the municipality, the publication of which shall be arranged by the administrative officer.
(5)
All notices shall state the date, time and place of the hearing, the nature of the matters to be considered and an identification of the property proposed for development by street addresses, if any, or by reference to lot and block numbers and the location and times at which any maps and documents are available for public inspection.
(6)
All notices shall be the responsibility of the applicant and shall be given at least 10 days prior to the hearing date, as follows:
(a)
Public notice shall be given by publication in the official newspaper of the municipality, if there be one, or in a newspaper of general circulation in the municipality.
(b)
Notice shall be given to the owners of all real property, as shown on the current tax duplicate, located within 200 feet in all directions of the property which is the subject of such hearing. This notice shall be given by either serving a copy thereof on the property owner as shown on the said current tax duplicate or his agent in charge of the property or mailing a copy thereof, by certified mail, to the property owner at his address as shown on the said current tax duplicate.
(c)
Notice to a partnership owner may be made by service upon any partner. Notice to a corporate owner may be made by service upon its President, a Vice President, Secretary or other person authorized by appointment or by law to accept service on behalf of the corporation.
(d)
Notice of all hearings on applications for development involving property located within 200 feet of an adjoining municipality shall be given, by personal service or certified mail, to the Clerk of such municipality.
(e)
Notice shall be given, by personal service or certified mail, to the following:
[1]
The County Planning Board, where the hearing concerns a property adjacent to an existing county road or proposed road shown on the Official County Map or on the County Master Plan, adjoining other county land or situated within 200 feet of a municipal boundary.
[2]
The Commissioner of Transportation, where the hearing concerns a property adjacent to a state highway.
[3]
The State Planning Commission, where the hearing concerns a property which exceeds 150 acres or exceeds 500 dwelling units and the notice to the Commission shall include a copy of any maps or documents required to be on file with the administrative officer.
(f)
The applicant shall file an affidavit of proof of service with the municipal agency holding the hearing. Any notice made by certified mail shall be deemed complete upon mailing.
[8]
Editor's Note: See N.J.S.A. 40:55D-1 et seq.
G.
Submission of final plat.
(1)
The developer shall file with the administrative officer, at least 21 days prior to the meeting of the approving authority, one Mylar, two cloth and 15 black-on-white paper prints of the plat, final plat in pdf or similar format and three completed copies of the application form for final approval; two completed copies of the final plat check list; two completed copies of the County Planning Board application form; the performance guaranty, including off-tract improvements, if any; any maintenance guaranties; and the fees as provided in the fee schedule in § 550-17 in Article III.
[Amended 10-5-2010 by Ord. No. 23-2010]
(2)
The final plat shall be accompanied by letters directed to the Chairperson of the approving authority and signed by a responsible officer of the water company, sewer authority and utility which provides gas, telephone and electricity that has jurisdiction in the area. Such letters shall approve each proposed utility installation design and state who will construct the facility.
(3)
The final plat shall be accompanied by a statement by the Municipal Engineer that he is in receipt of a map showing all utilities and other improvements (both in the development and off-tract improvements) in exact location and elevation; that he has examined the drainage, erosion, stormwater control and excavation plans and found that the interests of the Township and of nearby properties are fully protected; and that the subdivider has posted a performance guaranty in accordance with this chapter and the preliminary plat approval for all improvements.
(4)
Within three years of receipt of preliminary major subdivision approval or any approved extension thereof, an applicant may apply for final major subdivision approval. Final approval shall be granted or denied within 45 days after submission of a complete application for final approval to the administrative officer or within such further time as may be consented to by the applicant. Failure of the approving authority to act within the period prescribed shall constitute final approval, and a certificate of the administrative officer as to the failure of the approving authority to act shall be issued on request of the applicant, and it shall be sufficient in lieu of the written endorsement or other evidence of approval herein required. Failure of an applicant to apply for final subdivision approval within three years of the date of preliminary approval or an approved extension thereof shall result in the expiration/revocation of the preliminary approval and the loss of any and all rights accruing under the MLUL or the Land Use Chapter of the Code of the Township of Mount Olive. Whenever review or approval of the application by the County Planning Board is required, the approving authority shall condition any final approval that it grants upon timely receipt of a favorable report on the application by the County Planning Board or approval by the County Planning Board by its failure to report thereon within the required time period.
[Amended 10-12-2004 by Ord. No. 33-2004]
H.
(Reserved)
I.
Payment of taxes a condition for approval. As a condition for approval of any plat, whether it be for a minor subdivision or a preliminary or final plat for a major subdivision, the subdivider must submit proof to the approving agency that no taxes or assessments for local municipal improvements are due or delinquent on the property for which the subdivision application is being made. No approval shall be issued unless and until all taxes and assessments due or delinquent on the property have been paid.
J.
Sewer and sewage systems. Any sewer lines and/or treatment facilities, to include, but not be limited to, piping, plumbing equipment, holding tanks, machinery, mechanical and electrical components, installed pursuant to this section, shall be dedicated by the developer to the Township of Mount Olive upon obtaining all approvals from the State of New Jersey and certification of completion by the Township Engineer. Such dedication shall be in the form acceptable to the Township Attorney.
[Added 11-9-2004 by Ord. No. 13-2004[9]]
K.
Plat details.
(1)
No development application shall be accepted unless submitted in plat form, and no plat shall be accepted for consideration unless it conforms to the following requirements as to form, content and accompanying information and complies with the provisions of N.J.S.A. 46:26B-1 et seq., as amended. All plats shall be drawn by a land surveyor as required by law, licensed to practice in the State of New Jersey, and shall bear the signature, seal, license number and address of the land surveyor, except that plats submitted under the preliminary discussion provisions of § 550-32B and sketch plats of major subdivisions are exempt from this requirement. All drawings of improvements shall be signed and sealed by a licensed professional engineer of the State of New Jersey.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(2)
Numbering of buildings. Each plat or subdivision approval shall specify the number to be placed upon any house, store or other building which may be constructed at any time in the future. Said numbers shall be assigned by the Tax Assessor and shall be so noted on the plat and shall be in accordance with Chapter 124 of the Township Code.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(3)
Minor subdivision plat. A minor subdivision plat shall be clearly and legibly drawn at a scale of not less than one inch equals 100 feet. The plat shall show or be accompanied by the following information:
(a)
Existing and proposed lot lines with bearings and dimensions to 0.01 foot.
(b)
Any existing lot lines to be eliminated.
(c)
The area of the original tract to one square foot.
(d)
The area of each proposed lot to one square foot.
(e)
Contours at two-foot intervals in areas with less than 10% slope; five-foot intervals in areas with 10% to 20% slope; and ten- to twenty-foot intervals on slopes in excess of 20%. Properties containing slopes in more than one category shall have those contours at ten-foot intervals drawn at twice the width as either the two-foot or five-foot contours.
(f)
Existing structures and uses and the location of well and septic systems.
(g)
The shortest distance between any existing building and a proposed or existing lot line. All front, side and rear yard setback lines shall be shown conforming to the zoning provisions of this chapter as set forth in Article VI and the Zoning Schedule of Limitations.[10]
[10]
Editor's Note: Said schedule is included as an attachment to this chapter.
(h)
All streams, lakes and drainage rights-of-way within the limits of the tract(s) being subdivided, including the location, width and direction of flow of all streams, brooks, wooded areas and drainage rights-of-way; the location and dimension of all drainage structures; any existing features to be removed or relocated; and flood hazard areas and floodway lines, steep slopes, wetlands and swamps.
(i)
Existing and proposed rights-of-way and easements within and adjoining the tract with dimensions, existing driveways, street names and the purpose for any easement. Sight triangles shall be shown. Copies of the text of any deed restrictions shall be included.
(j)
The names of the owner of the proposed tract and all adjoining property owners as disclosed by the most recent Township tax records.
(k)
The Tax Map sheet; block and lot numbers for the tract and all adjacent lots; the title; a graphic scale; the North arrow; space for the subdivision application number; the date of the original drawing and the date and substance of each revision.
(l)
Zoning district(s). If the property lies in more than one zoning district, the plat shall indicate all the zoning district lines.
(m)
The names, addresses, signatures and phone numbers of the owner, the subdivider and the person preparing the plat, including the seal of person(s) preparing the plat.
(n)
When no sanitary sewers are proposed, the plat shall show the results of the percolation test(s). Two percolation tests shall have been conducted on each proposed lot and within 30 feet of each other at a site appropriate for the location of a septic filter field. The plat shall show the following data: the date of the test(s), the location of each test, a cross-section of the soil to a depth of at least 10 feet below finished grade, the ground water level and the rate of percolation. The test(s) shall be performed at the applicant's expense by a licensed Professional Engineer.
(o)
A key map with North arrow showing the entire development and its relation to surrounding areas at a scale of not less than one inch equals 2,000 feet.
(4)
Concept plan of major subdivision. The concept plan shall be based on Tax Map information or some other similarly accurate base at a scale (preferably not less than 400 feet to the inch) to enable the entire tract to be shown on one sheet and shall show or include the following information:
(a)
The location of that portion which is to be subdivided, in relation to the entire tract.
(b)
All existing structures and wooded areas within the portion to be subdivided and within 200 feet thereof.
(c)
The names of the owner and of all adjoining property owners as disclosed by the most recent Municipal Tax Records.
(d)
The Tax Map sheet and block and lot numbers.
(e)
All streets or roads and streams within 500 feet of the subdivision.
(5)
Preliminary plat. The preliminary plat shall be clearly and legibly drawn or reproduced at a scale of not less than one inch equals 50 feet and shall show or be accompanied by the following information:
(a)
Sheet sizes of 30 inches by 42 inches; 24 inches by 36 inches; 15 inches by 21 inches; or 8.5 inches by 13 inches. If more than one sheet is required to show the entire subdivision, a separate composite map at a reduced size shall be drawn on one sheet showing the entire subdivision and the sheets on which the various sections are shown.
(b)
A key map with the North arrow, showing the entire subdivision in relation to surrounding areas, including the names of principal roads and at a scale of not less than one inch equals 2,000 feet.
(c)
A title block with the name of the subdivision; any development names previously associated with the application; the name of the municipality; the Tax Map sheet and block and lot numbers; the dates of preparation and most recent revision; the meridian; The North arrow; a graphic scale; the names, addresses, phone numbers and signatures of the owner, the subdivider and the person(s) who prepared the plat(s), including the seal of the latter; and space for the subdivision application number.
(d)
The names of all property owners within 200 feet of the extreme limits of the subdivision as disclosed on the most recent municipal tax records.
(e)
Tract acreage to the nearest tenth of an acre; the number of new lots; each lot line dimension; and each lot area to the nearest square foot.
(f)
The existing and proposed contours at two- foot intervals. All elevations shall be related to a bench mark noted on the plan and, wherever possible, be based on United States Geological Survey mean sea level data.
(g)
The location of existing natural features, such as soil types, slopes exceeding 10%, wooded areas, rock outcroppings, views within the development and the location of individual trees outside wooded areas having a diameter of six inches or more, measured four feet above ground level. Trees and/or tree areas to be retained shall be designated on the plat and shall be protected during construction by fencing along or around the tree drip line. Soil types shall be based on United States Natural Resources Conservation Service categories.
(h)
Existing and proposed streams, lakes, ponds and marsh areas, accompanied by the following data:
[1]
When a running stream with a drainage area of 0.5 square mile or greater is proposed for alteration, improvement or relocation or when a structure or fill is proposed over, under, in or along such a running stream, evidence of approval, required alterations, lack of jurisdiction or denial of the improvement by the New Jersey Division of Water Supply and Geoscience shall accompany the plat.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
[2]
Cross-sections and profiles of watercourses at an appropriate scale showing the extent of the flood fringe area, top of bank, normal water level and bottom elevations at the following locations:
[a]
All watercourses within or adjacent to the development and at any point where a watercourse crosses a boundary of the development. (Profile and cross-sections).
[b]
At fifty-foot intervals for a distance of 300 feet upstream and downstream of any existing or proposed culvert or bridge within the development (cross-sections).
[c]
At a maximum of 100-foot intervals, but at no less than two locations along each watercourse which runs through or adjacent to the development (cross-sections).
[d]
When ditches, streams, brooks or watercourses are to be altered, improved or relocated, the method of stabilizing slopes and measures to control erosion and siltation during construction as well as typical ditch sections and profiles shall be shown on the plat or accompany it. Soil erosion control measures shall comply with Township regulations as indicated in § 550-63 in Article V of this chapter.
[3]
The total upstream acreage in the drainage basin of any watercourse running through or adjacent to a development. For flowing streams, small scale watershed maps developed from United States Geological Survey sheets shall be submitted.
[4]
The total acreage in the drainage basin to the nearest downstream drainage structure and the acreage in that portion of the development which drains to the structure.
[5]
The location and extent of all existing or proposed drainage and conservation easements and flood hazard area and floodway lines.
[6]
The location, extent and water level elevation of all existing or proposed lakes or ponds on or within 300 feet of the development.
[7]
Plans and computations for any storm drainage systems, including the following:
[a]
All existing or proposed storm sewer lines within or on lands or roads adjacent to the development and, for all required off-site and off-tract drainage, improvements showing the size, profile and slope of the lines, direction of flow and the location of each catch basin, inlet, manhole, culvert and headwall.
[b]
The location and extent of any proposed dry wells, groundwater recharge basins, detention basins, flood control devices, sedimentation basins or other water conservation devices.
(i)
The names, locations and dimensions, including cartway and right-of-way widths, of all existing streets within a distance of 200 feet of the boundaries of the development; existing driveways; and any connections from proposed streets, sidewalks and bike routes in the development to any adjoining street(s), sidewalk(s) or bike route(s) and what off-site extensions, if any, will be made to nearby arterial and collector streets as those streets are shown on the adopted Master Plan.
(j)
Plans, cross-sections, center-line profiles, tentative grades and details of all proposed and existing streets in the tract and within 300 feet of the subdivision, based on the United States Geological Survey data, together with full information as to the disposal of surface drainage, including plans, cross-sections and profiles of streets, storm drains and drainage structures. Typical street cross-sections shall indicate the type and width of pavement and the location of curbs, sidewalks, bike routes, typical underground utilities and shade tree planting. At intersections, the sight triangles, radii of curblines, crosswalks and street sign locations shall be shown. Final street naming may be deferred. For streets where curbs and/or sidewalks are to be provided, separate curb and sidewalk profiles shall be required at street intersections.
(k)
The names, locations, paved widths, right-of-way widths and purpose(s) of existing and proposed easements, streets and other rights-of-way in the subdivision. The text of any deed restriction shall be included.
(l)
The location and description of all monuments, existing and tentatively proposed.
(m)
All proposed lot lines and all existing lot lines to remain and those to be eliminated; all setback lines required by the zoning provisions of this chapter, with the dimensions thereof, and any municipal boundary line where the boundary is within the tract or within 200 feet of the tract. Any lot(s) to be reserved or dedicated to public use shall be identified. Each block shall be numbered and the lots within each block shall be numbered consecutively beginning with one.
(n)
Locations of all existing structures and their use(s) in the tract and within 200 feet thereof, showing existing and proposed front, rear and side yard setback distances, structures of potential historic significance and an indication of all existing structures and uses to be retained and those to be removed.
(o)
Plans and profiles of proposed improvements and utility layouts (sanitary sewers, storm sewers, erosion control, stormwater control, excavation, etc.) showing location, size, slope, pumping stations and other details, as well as feasible connections to any existing or proposed utility systems. If private utilities are proposed, they shall comply fully with all Township, county and state regulations. If service will be provided by an existing utility company, a letter from that company shall be submitted stating that service will be available before occupancy of any proposed structures. When on-lot water or sewage disposal is proposed, the plan for the water system and the results of percolation tests shall be submitted. There shall be required a percolation test that meets all local and state requirements for each and every proposed lot of the subdivision.
(p)
Zoning district(s) and zoning district lines.
(q)
An itemization of all improvements to be made to the site, as required in Article V, and such other improvements, on-site, off-site and off-tract, as the public interest may require, together with a listing of the work and materials to be used in installing such improvements, including estimated quantities of necessary materials, sufficient to enable the Township Engineer to formulate a performance guaranty estimate.
(6)
Final plat. The final plat shall be clearly and legibly drawn at a scale of not less than one inch equals 50 feet and shall be accompanied by the following information:
(a)
Sheet sizes of 30 inches by 42 inches; 24 inches by 36 inches; 15 inches by 21 inches; or 8.5 inches by 13 inches. If more than one sheet is required to show the entire subdivision, a separate composite map at a reduced size shall be drawn on one sheet showing the entire subdivision and the sheets on which the various sections are shown.
(b)
The final plat shall show the same information required for preliminary approval, in addition to the following:
[1]
Signature blocks for the approving authority, Municipal Engineer and other endorsements required by law.
[2]
The tract boundary lines; the municipal boundary line if within 200 feet of the tract being subdivided; street names; all lot lines and other site lines with accurate dimensions, bearing or deflection angles and radii, arcs and chord bearings and distances of all curves based on an actual survey by a land surveyor licensed to practice in the State of New Jersey, with minimum building setback lines and the area of each lot shown to the nearest square foot. All dimensions, both linear and angular, of the exterior tract boundaries shall be based on and calculated from surveyed traversings which shall have an apparent error of field closure of 1:10,000 or better and shall be corrected by accepted balancing methods to final errorless closure; all final exterior and lot boundaries shall be similarly balanced to final errorless closure. All dimensions, angles and bearings given on the map must be referred to at least two permanent monuments which shall be indicated on the map.
[3]
Block and lot numbers in accordance with established standards and in conformity with the Township Tax Map as approved by the Township Tax Assessor and all street numbers, where appropriate, shall be designated as specified by the approving authority.
[4]
Plans, cross-section profiles and established grades of all streets and easements as approved by the Township Engineer.
[5]
Plans and center-line profiles of all storm and sanitary sewers and water mains, as approved by the Township Engineer.
[6]
The location and description of all monuments, as required by this chapter and N.J.S.A. 46:26B-1 et seq., with at least one corner of the subdivision tied to a benchmark, with data on the plat as to how the bearings were determined. There shall be at least one benchmark for each 50 lots.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
[7]
By separate exhibits, information regarding required improvements and detailing the stage of completion of installing the improvements, including the following certifications:
[a]
By a New Jersey licensed professional land surveyor as to the accuracy of the plat and of the surveyed dimensions.
[b]
That the applicant is agent or owner of the land or that the owner has given consent under an option agreement or contract of sale.
[c]
The approval of the Municipal Engineer.
[d]
Any appropriate local, county and state approvals.
[e]
By the Township Tax Collector, that all taxes are paid to date.
[f]
Other certifications that may be required by law.