North Brunswick Township
City Zoning Code
City Zoning Code
ARTICLE XXXI
Land Subdivision Procedures
§ 205-132 Administration of approval provisions.
The approval provisions of this article shall be administered by the Township of North Brunswick in accordance with the Municipal Land Use Law.[1]
[1]
Editor's Note: See N.J.S.A. 40:55D-1 et seq.
§ 205-132.1 Minimum requirements; exceptions; changes after final approval; administration; checklists.
A.
These rules, regulations and standards shall be considered the minimum requirements for the protection of the public health, safety and welfare of the citizens of the Township of North Brunswick. The Planning Board reserves the right to require more stringent standards and procedures as may be deemed necessary and appropriate.
B.
The approving authority, when acting upon applications for preliminary or minor subdivision approval, shall have the power to grant such exceptions from the requirements for subdivision approval as may be reasonable and within the general purpose and intent of the provisions of this article if the literal enforcement of one or more provisions of the article is impracticable or will exact undue hardship because of peculiar conditions pertaining to the land in question.
C.
There shall be no change from final approval except if the applicant affirmatively establishes that a deviation from the final plan is caused by a change of conditions beyond the control of the developer, since the date of final approval and the deviation would not substantially alter the character of the development or substantially impair the intent and purpose of the Master Plan and Zoning Ordinance.
D.
The provisions of this article shall be administered by the Planning Board or Board of Adjustment. In cases where the Board of Adjustment has jurisdiction over subdivisions, action by the Board of Adjustment will substitute for that of the Planning Board as required herein and in accordance with the Municipal Land Use Law.
E.
Applications for the following types of subdivisions shall be companied by the appropriate appendix[1] as follows:
[Added 12-14-2000 by Ord. No. 00-23]
(1)
Minor subdivision: Appendix B.
(2)
Preliminary major: Appendix C.
(3)
Final subdivision: Appendix D.
[1]
Editor's Note: Appendix B, Appendix C and Appendix D are included at the end of this chapter.
§ 205-132.2 Submission of application and sketch plat.
An application for the subdivision of land shall be submitted to the Zoning Officer in triplicate along with three copies of the sketch plat at least 20 days prior to a regular meeting of the approving authority. The Zoning Officer shall determine if the application is complete and, if not, shall inform the applicant of deficiencies. If complete, the Zoning Officer shall notify the applicant of the procedure to be followed for action by the approving authority.
§ 205-132.3 Submission of sketch plat and application for minor subdivision; fee.
A.
At least five copies of the sketch plat and three completed applications shall be filed with the Secretary of the approving authority.
B.
At the time of filing an application and plat classified as a minor subdivision, the applicant shall pay to the Secretary of the approving authority the fee specified for minor subdivisions in § 205-139 herein.
[Amended 9-15-1997 by Ord. No. 97-13]
§ 205-132.4 Minor subdivision application requirements.
A.
General requirements.
(1)
The plat for minor subdivision shall be drawn at a scale of not less than 100 feet to the inch and shall conform to the provisions of Chapter 141 of the Laws of 1960 of the State of New Jersey as amended and supplemented[1] and shall include or be accompanied by the information specified below.
[1]
Editor's Note: See N.J.S.A. 46:23-9.9 et seq.
(2)
All dimensions, both linear and angular, of the exterior boundaries of the subdivision and all lots and all lands reserved or dedicated for public use shall balance, and their descriptions shall close within a limit of error of not more than one part in 10,000.
(3)
The Planning Board may waive notice and public hearing for an application for development if the Planning Board finds that the application for development conforms to the definition of minor subdivision in accordance with this chapter and the Municipal Land Use Law.
[Added 3-4-1985]
B.
Title block. The title block shall appear on all sheets and shall include the following:
(1)
Title of plat.
(2)
Name, if any.
(3)
Tax Map sheet block and lot number(s) of the tract to be subdivided, to the nearest tenth of an acre.
(4)
Names and addresses of owner and subdivider so designated.
(5)
Date (of original and all revisions).
(6)
Name(s), signature(s), address(es) and license number(s) of the engineer and/or of the land surveyor who prepared the map and made the survey. The plat shall bear the embossed seal of said engineer and/or land surveyor.
C.
Detailed information:
(1)
A key map at a scale of not less than one inch equals 1,000 feet showing the location of the tract to be subdivided with reference to surrounding areas existing which intersect or border the tract, the names of all such streets and any Township boundary which is within 500 feet of the subdivision.
(2)
Names of all owners of parcels and property lines of parcels within 200 feet of the land to be subdivided, including properties across the street, as shown by the most recent records of the municipality of which the property is a part.
(3)
All existing streets and watercourses within the proposed subdivision and within 200 feet of the boundaries thereof, both the width of the paving and the width of the right-of-way of each street, existing easements and Township borders within 200 feet of the subdivision.
(4)
All existing structures and an indication of those which are to be destroyed or removed and the front, rear and side yard dimensions of those to remain, referenced to proposed lot lines.
(5)
All proposed public or private easements or rights-of-way, the grantees thereof and the purposes thereof.
(6)
The existing system of drainage of the subdivision and of any larger tract of which it is a part, together with information on the proposed method of disposal of surface drainage.
(7)
All proposed lot lines and the areas of all lots in square feet. The area and dimensions specified shall be shown to the nearest hundredth square foot or hundredth linear foot.
(8)
North arrow, with reference meridian.
(9)
Written and graphic scales.
(10)
A copy of any existing or proposed covenants or deed restrictions applying to the land being subdivided or certification that none exists.
(11)
Certification by the Township of North Brunswick Tax Collector that all real estate taxes or assessments have been paid.
(12)
Such other information as the approving authority or Township Engineer may require or request during the review of the application for a minor subdivision.
§ 205-132.5 Submission of preliminary plat of major subdivision for tentative approval.
A.
At least 10 black and white prints of the preliminary plat, together with three completed application forms for preliminary approval, shall be submitted to the Secretary of the approving authority 20 days prior to the meeting at which consideration and public hearing is desired.
B.
At the time of filing an application and preliminary plan, the applicant shall pay to the Secretary of the approving authority the fee specified for preliminary major subdivisions in § 205-139 herein.
[Amended 9-15-1997 by Ord. No. 97-13]
C.
In the event that a special meeting is scheduled to consider a preliminary plat of a major subdivision by request of an applicant, the applicant shall be required to deposit additional funds in sufficient amount for professional services rendered by the Board Attorney, planner, engineer, secretary and transcriber. Such funds shall be placed in an escrow account by the Township Treasurer to be used as payment to the Board staff.
[Added 5-17-1982]
§ 205-132.6 Information required prior to public hearing.
[Amended 4-4-1983]
Prior to placing any preliminary plat applications on the agenda for public hearing, the following documents shall have been submitted in proper form:
A.
Certification by the Township of North Brunswick Tax Collector that all real estate taxes and assessments have been paid.
B.
Application fee as herein specified.
C.
Preliminary plat meeting the requirements set forth below.
D.
Such other submissions which may be required by state, county or Township law or as may be requested by the approving authority, which may include, but not be limited to, the following:
(1)
Proof of application to Middlesex County Planning Board.
(2)
Report of Township Planner and Engineer.
(3)
Preliminary New Jersey Department of Environmental Protection floodplain delineation or Federal Insurance Administration flood hazard building delineation, if available.
(4)
Copy of application for soil erosion and sediment control permit.
(5)
Copy of report of the Chief of Bureau of Fire Prevention.
(6)
Traffic Safety Officer's report, where required.
(7)
Copy of application for sanitary sewer permit from New Jersey Department of Environmental Protection.
(8)
Copy of application for potable water distribution system extension from the New Jersey Department of Environmental Protection.
(9)
Copy of stream encroachment application.
(10)
Copy of application for delineation of stream encroachment line if required from New Jersey Department of Environmental Protection.
§ 205-132.7 Preliminary plat requirements.
A.
General requirements. No preliminary plat shall be accepted for consideration or approval unless it fully conforms to the following requirements of form, content and accompanying information. All plats containing proposals or designs for drainage, streets and subdivision layouts shall be prepared by a professional engineer licensed to practice in the State of New Jersey and shall bear the address, signature, embossed seal and license number of said professional engineer. The preliminary plat shall be based on a land survey conducted not more than five years prior to the date of application and shall be drawn at a scale not less than 100 feet to the inch for subdivisions up to 100 acres in size and not less than 200 feet to the inch for subdivisions over 100 acres in size and shall show or be accompanied by the information specified below.
B.
Title block. The title block shall appear on all sheets and include the following:
(1)
Title of tentative plan.
(2)
Name, if any.
(3)
Tax Map sheet block and lot number(s) of the tract to be subdivided as shown on the latest Township Tax Map, the date of which shall also be shown.
(4)
Acreage of tract to be subdivided to the nearest hundredth of an acre.
(5)
Date (of original and all revisions).
(6)
Names and addresses of owner and subdivider so designated.
(7)
A schedule shall be placed on the map indicating the acreage of the tract, the number of lots, the zone, minimum required lot areas, percent of lot coverage, setbacks, yards and dimensions and the percentage of recreation acreage provided.
(8)
Name(s), signature(s), address(es) and license number(s) of the engineer and land surveyor who prepared the map. The plat shall bear the embossed seal of said engineer and land surveyor.
C.
Detailed information:
(1)
A key map at a scale of not less than one inch equals 1,000 feet showing the location of the tract to be subdivided with reference to surrounding areas, existing streets which intersect or border the tract, the names of all such streets and any Township boundary which is within 500 feet of the subdivision.
(2)
Names of all owners of parcels and property lines of parcels within 200 feet of the land to be subdivided including properties across the street as shown by the most recent records of the Township of North Brunswick or of the municipality of which the property is a part.
(3)
The preliminary plat shall be based on a current certified boundary survey, with sufficient lines of the adjoining tracts surveyed to establish any overlap or gap between the adjoining boundary lines and boundary lines of the tract in question. Date of the survey and the name of the person making same shall be shown on the map.
(4)
Existing one-foot-interval contours based on United States Coast and Geodetic Survey data (MSL-O) shall be shown extending a minimum of 100 feet beyond the boundary of the tract in question and shall be certified by a New Jersey licensed surveyor or professional engineer as to accuracy, except that where the slopes exceed 10%, a five-foot interval is permissible. The source of elevation datum base shall be noted if contours have been established by aerial photography. A check profile shall be made on the boundary line of the tract and certified by a New Jersey licensed land surveyor.
(a)
Ninety percent of elevations interpolated from contour lines will be within 1/2 of the contour interval when referred to the nearest benchmark. All spot elevations shall be to the nearest 0.1 foot and be accurate within 0.3 foot.
(b)
Ninety percent of all planimetric features shown on the map will be within 1/4° of their true position, and no planimetric features will be out of true position more than 1/2° at map scale when referenced to the nearest field established station. A statement of compliance and/or a complete statement concerning any areas of noncompliance with this requirement shall be placed on the tentative plat.
(5)
All existing streets, watercourses, floodplains, floodways and flood areas within the proposed subdivision and within 200 feet of the boundaries thereof, both the width of the paving and the width of the right-of-way of each street, existing public easements and Township borders within 200 feet of all the subdivisions.
(6)
All existing structures and an indication of those which are to be destroyed or removed and the front, rear and side yard dimensions of those to remain.
(7)
The boundaries, nature, extent and acreage of wooded areas and other important physical features, including swamps, bogs and ponds, within the proposed subdivision and within 200 feet thereof.
(8)
The layout of the proposed subdivision drawn in compliance with the provisions of this Article.
(9)
All proposed public easements or rights-of-way and the purposes thereof and proposed streets within the proposed subdivision. The proposed streets shall show the right-of-way and proposed pavement width.
(10)
The existing system of drainage of the subdivision and of any larger tract of which it is a part, together with information on how it is proposed to dispose of surface drainage.
(11)
The acreage of the drainage area or areas of each natural or man-made watercourse traversing the subdivision, including the area within the subdivision and the area upstream from the subdivision.
(12)
All proposed lot lines and the areas of all lots in square feet. The areas and dimensions specified should be accurate to within minus zero percent (-0%) and plus four percent (+4%) (for example, a lot line specified as 250 feet long should not be less than 250 feet but may be as long as 260 feet).
(13)
North arrow and basis therefor and written and graphic scales.
(14)
A copy of any existing or proposed convenants or deed restrictions applying to the land being subdivided or certification that none exists.
(15)
Preliminary utility layouts showing methods of connection and sources of service.
(16)
The proposed location and area in acres or square feet of all required or proposed open space areas.
(17)
Such other information as the Planning Board and/or Planning Board Engineer may require or request during the review or the tentative submission.
(18)
The tentative plat shall show on the property to be subdivided and within 200 feet of that property all existing paper streets, dirt roads, paved streets, curbs, manholes, sewer lines, water and gas utility poles, pipes, ponds, swamps and all other topographical features of a physical or engineering nature.
(19)
Preliminary on-site grading and drainage plan.
(a)
The preliminary plat shall show or be accompanied by a pregrading and drainage plan which shall show locations of all existing and proposed drainage swales and channels, retention basins, recharge basins, the scheme of surface drainage and other items pertinent to drainage, including the approximate proposed grading contours at one-foot intervals, except that slopes exceeding 5% at two-foot intervals may be used, and, if they exceed 10%, a five-foot interval is permissible.
(b)
The plan shall outline the approximate area contributing to each inlet.
(c)
All proposed drainage shall be shown with pipe type and sizes, invert elevations, grades and direction of flow. The direction of flow at all surface waters and of all watercourses shall be shown.
(d)
The preliminary grading and drainage plan shall be accompanied by drainage calculations read in accordance with standards set forth herein.
(20)
Off-tract drainage plan. The tentative plat shall also be accompanied by a preliminary off-site drainage plan prepared in accordance with the following standards:
(a)
The plan shall consist of an outline of the entire drainage basin in which the property to be subdivided is located. The terminus of the basin and existing ground contours or other basins for determining basin limits shall be shown.
(b)
Pertinent off-tract existing drainage which receives or discharges runoff from or onto the site shall be shown with invert elevations, pipe types and sizes or other appropriate physical data for open or nonpipe conduits.
(c)
To the extent that information is available and may be obtained from the County or Municipal Engineer(s), any existing plans for drainage improvements shall be shown.
(d)
In the event that a temporary drainage system is proposed, tentative plans of that system shall be shown.
(21)
Preliminary center-line profiles showing all proposed drainage; all existing and proposed finished roadway grades; channel section details; pipe sizes, type, inverts; road crowns and slopes; all other proposed drainage structures and connections.
(22)
Boring logs. The Planning Board may require that the tentative plat application be accompanied by a set of boring lots and soil analyses for borings made in accordance with the following requirements:
(a)
Borings shall be spaced evenly throughout the tract.
(b)
One boring not less than 15 feet below proposed grade or 20 feet minimum depth shall be made for every five acres or portion thereof of land within a tract where the water table is found to be 10 feet or more below proposed or existing grade at all boring locations.
(c)
One additional boring shall be made per acre or portion thereof in those areas where the water table is found to be less than 10 feet below the proposed or existing grade.
(d)
In addition to the above, in those areas where the water table is found to be five feet or less below the existing or proposed grade, two additional borings per acre or portion thereof will be required. If construction of homes with basements is contemplated, at least one boring will be located on each lot within the building setback lines.
(e)
Boring lots shall show soil types and characteristics encountered, groundwater depths, the methods and equipment used, the name of the firm, if any, making the borings and the name of the person in charge of the boring operation. The boring logs shall also show surface elevations to the nearest tenth of a foot.
(f)
Based on the borings, the tentative plat shall clearly indicate all areas having a water table within two feet of the existing surface of the land or within two feet of proposed grade or all areas within which two feet or more of fill is contemplated or has previously been placed.
(23)
Sectionalization and staging plan. The tentative plat shall be accompanied by a preliminary sectionalization and staging plan showing the following:
(a)
If the subdivision is proposed to be filed for final approval in sections, the plan shall show each such section and the anticipated date of filing for each section. The staging of the various sections in the subdivision shall be such that if development of the subdivision were to be discontinued after the completion of any section, the developed portion of the subdivision would be provided with adequate street, drainage and utility systems. The size and staging of the sections in a subdivision shall be established to promote orderly development and shall be subject to the approval of the Planning Board.
(b)
The sectionalization and staging plan shall identify for each lot or groups of lots in the subdivision those improvements that will be completed prior to application for certificates of occupancy. The plan should demonstrate that the staging of construction will minimize adverse effects upon occupied buildings in the subdivision and adjoining properties.
§ 205-132.8 Scheduling of public hearing on preliminary plat.
Upon receipt of a tentative plat in compliance with this Article and all of the required supporting documents, the Planning Board Secretary shall place the application on the agenda for public hearing and shall immediately notify the applicant. No application shall be considered complete until all of the above subdivisions are complete in proper form. Sufficient notice shall be given to the applicant to enable him to give notice of the hearing on the application as required by the land use procedures section of this chapter.[1]
[1]
Editor's Note: See § 205-135.2.
§ 205-132.9 Effect of preliminary approval.
Preliminary approval shall confer upon the applicant such rights as are set forth in N.J.S.A. 40:55D-49.
§ 205-132.10 Information required prior to final approval.
[Amended 4-4-1983]
Prior to placing the application on the agenda for final approval the Planning Board may, at its discretion, require that the following documents properly prepared have been filed with the Planning Board office in proper form:
A.
Middlesex County Utilities Authority approval.
B.
Middlesex County Planning Board approval, where required.
C.
Soil erosion and sediment control permit.
D.
Final state and/or municipal floodplain approval, where required.
E.
Reports of the Township Engineer and Township Planner.
F.
Certification by the Township of North Brunswick Tax Collector that all real estate taxes or assessments have been paid.
G.
Proper and sufficient inspection fees and performance guaranties as required by this chapter for the installation of all improvements shown on the map and other exhibits submitted therewith.
H.
Evidence of a comprehensive general liability insurance policy, in an amount not less than $300,000 per occurrence, identifying and saving harmless the Township of North Brunswick and its agencies, employees and agents from any liability for any acts of the subdivider or his agents, contractors or employees in the implementing of the approved subdivision. The subdivider at his option may provide a statement that such evidence will be provided simultaneously with the provision of bonds and fees, but in no event will any signatures be affixed to the final plat until such evidence is provided. The insurance policy shall provide for 10 days' notice to the Township prior to cancellation. It shall be a violation of this chapter for any property owner, subdivider or builder to carry on the construction of a subdivision without having current valid evidence of insurance on file.
I.
A certificate of title which may be in letter form, signed by a member of the New Jersey Bar or by a title office or authorized agent of a title insurance company licensed to do business in the State of New Jersey, which certificate shall confirm that the owner of the premises in question is the applicant as shown on the plat.
J.
Approval by the Fire Subcode Official.
[Amended 10-1-1990]
K.
All improvements, if any, specifically required by the Planning Board to be installed prior to the filing of an application for approval of a final plat shall have been installed within the time specified by the Planning Board and shall be certified as satisfactory by the Township Engineer.
L.
A final plat and/or attachments, meeting the requirements set forth below.
M.
A development agreement executed between the applicant and the North Brunswick Mayor and Council.
N.
Such other submissions as may be required by state, county or Township law.
§ 205-132.11 Final plat requirements.
A.
General requirements. All requirements set forth in this chapter for tentative plats shall apply to final plats, with the addition of the specific additional requirements set forth herein:
(1)
A final plat shall be drawn at a scale of not less than 100 feet to the inch, shall conform to the provisions of Chapter 141 of the Laws of 1960 of the State of New Jersey as amended and supplemented[1] and shall include or be accompanied by the information specified herein.
[1]
Editor's Note: See N.J.S.A. 46:23-9.9 et seq.
(2)
All dimensions, both linear and angular, of the exterior boundaries of the subdivision and all lots and all lands reserved or dedicated for public use shall balance, and their description shall close within a limit of error of not more than one part in 10,000.
(3)
Digital vector data of the newly created subdivision shall be submitted in New Jersey State Plane Coordinate System NAD83 in or compatible with one of the following formats: AutoCAD drawing (DWG), ESRI shapefile or Drawing Exchange (DXF) format.
[Added 11-14-2005 by Ord. No. 05-34]
B.
Purpose of final plat. A final plat and supporting drawings and documents for a proposed subdivision constitute the complete and fully detailed and documented development of the subdivision proposal and become the basis for the construction of the subdivision and inspection by the Township Engineer, other officials and the Planning Board. The portion of the plat intended for filing must be recorded in accordance with N.J.S.A. 40:55D-54.
C.
Title block. The title block shall appear on all sheets and shall include:
(1)
Title of final plat.
(2)
Name, if any.
(3)
Tax Map sheet block and lot number(s) of the tract to be subdivided as shown on the latest Township Tax Map, the date of which shall also be shown.
(4)
Acreage of tract to be subdivided to the nearest hundredth of an acre.
(5)
Date of original and all revisions.
(6)
Names and addresses of owner and subdivider, so designated.
(7)
A schedule shall be placed on the map indicating the acreage.
(8)
Name(s), signature(s), address(es), and license number(s) of the engineer and land surveyor who prepared the map. The plat shall bear the embossed seal of said engineer and land surveyor.
D.
Final plat details.
(1)
The final plat shall be based on a monumented, current, certified boundary survey. Date of the survey and the name of the person making same shall be shown on the map. If 12 months or more have passed since the date of the survey or date of its last recertification, it shall be recertified, and, if necessary, revisions shall be brought up-to-date. Any necessary revisions from the survey used as a base for the tentative plat shall be specifically noted.
(2)
All design information submissions required by the provisions of the improvements and design standards sections of this chapter shall accompany the final plat.
(3)
Grading plan showing existing and proposed grading contours at one-foot intervals throughout the tract, except that if slopes exceed 5%, a two-foot interval may be used, and, if they exceed 10%, a five-foot interval is permissible. Data shall be United States Coast and Geodetic Survey (MSL-O) and the source of data shall be noted. In addition to proposed grading contours, sufficient additional spot elevations shall be shown to clearly delineate proposed grading.
(4)
The limits of all areas of proposed cuts and fills, exclusive of excavations for basements, shall be clearly designated.
(5)
Certification of approval of plans for drainage or watercourse diversions by the State of New Jersey Department of Environmental Protection, where required.
(6)
On-site drainage plan:
(a)
The drainage plan shall be presented in graphic form which shall closely show the street and lot layout and those items which are pertinent to drainage, including existing and proposed contours as previously required.
(b)
The plan shall outline each area contributing to each inlet.
(c)
All proposed drainage shall be shown with pipe type and sizes, invert and grate or rim elevations, grades and direction of flow. The direction of flow of all surface waters and of all streams shall be shown.
(d)
The drainage plan shall be accompanied by complete drainage calculations made in accordance with standards set forth herein.
(7)
Off-tract drainage plan. The final plat shall also be accompanied by an off-site drainage plan prepared in accordance with the following standards:
(a)
The plan shall consist of an outline of the entire drainage basin in which the property to be subdivided is located. The terminus of the basin and existing ground contours or other basis for determining basin limits shall be shown.
(b)
The pertinent off-tract existing drainage shall be shown with elevations of inverts and grade to the nearest tenth of a foot.
(c)
To the extent that information is available and may be obtained from the County or Municipal Engineer(s), any existing plans for drainage improvements shall be shown.
(d)
In the event that a temporary drainage system is proposed, full plans of that system shall be shown.
(8)
Center-line profiles, proposed grades and cross sections to at least 10 feet outside of any grading limit at intervals of at least every 100 feet at all proposed streets.
(9)
Off-tract existing drainage shall be accompanied by profiles of all proposed drainage, showing existing and proposed finished grades, channel section details, pipe sizes, type, inverts, crowns and slopes, all proposed structures and connections and design hydraulic grade lines for all conduits designed to carry 40 or more cubic feet per second. Cross sections at intervals not exceeding 100 feet shall be shown for all open channels.
(10)
The location, caliper and type of all trees retained and the natural growth areas to be preserved shall be specified.
(11)
The number, location and species of all proposed shade trees or other plantings.
(12)
Detailed utility layouts, specifications and cross sections (sewers, water, gas, electric, telephone, etc.) showing feasible connections to any existing or proposed utility systems; provided, however, that detailed layouts of gas, electric and telephone lines are not required. An indication of these on a typical road cross section shall be sufficient. Layouts shall include proposed locations of streetlights and fire hydrants. If private utilities are proposed, they shall comply with all local, county and state regulations.
(13)
The tops of the banks and boundaries of the floodways and flood hazard areas of all existing watercourses, where such have been delineated or the limits of alluvial soils where the boundaries of floodways and flood hazard areas have not been determined and/or such other information as may assist the Planning Board in the determination of floodway and flood hazard area limits.
(14)
Tract boundary lines, right-of-way lines of streets, easements and other rights-of-way, land to be reserved or dedicated to public use, all lot lines and site easement lines, with accurate dimensions and bearings and radii, tangents, chords, arcs and central angles of all curves and all front, rear and side (or yard) setback lines.
(15)
All monuments in accordance with Chapter 141 of the Laws of 1960 of the State of New Jersey,[2] including all monuments set and monuments to be set and an indication of monumentation found and reset.
[2]
Editor's Note: See N.J.S.A. 46:23-9.9 et seq.
(16)
Certificate of engineer or land surveyor as to accuracy of the details of the plat.
(17)
Lot and block numbers shown on the final plat shall conform to the Township Tax Map, or proposed revisions thereof, and shall be obtained by the applicant's engineer from the Township Engineer. The Township Engineer shall not affix his signature to the final plat unless the applicant has fully complied in this regard.
(18)
Subdivision names and street names shown on the final plat shall not be the same as or similar to any name of an existing subdivision or street in the Township of North Brunswick and shall be approved by the Planning Board.
(19)
The location of areas dedicated for park and recreation facilities or open space as approved by the Planning Board.
§ 205-132.12 Procedure for approval of final plat of major subdivision.
A.
The final plat shall be submitted to the Secretary of the Planning Board for final approval of a major subdivision, which shall be transmitted to the Township Engineer and Planning Director for review and determination of compliance with final plat requirements. When determined to be complete, the Township Engineer and Planning Director shall notify the Secretary of the Planning Board that the application may be placed on the Planning Board Agenda.
B.
At the time of filing an application and final plat, the applicant shall pay to the Secretary of the approving authority the fee specified for final major subdivisions in § 205-139 herein.
[Amended 9-15-1997 by Ord. No. 97-13]
C.
The applicant shall submit two Mylar copies, two cloth prints, at least 10 black and white prints and three copies of the application form for final approval to the Secretary of the Planning Board at least 10 days prior to the regular meeting of the board.
D.
Required approvals.
[Amended 4-4-1983]
(1)
Unless other specific provisions are made in this chapter or by statute, the Planning Board may require the submission of all approvals required of federal, state, county and local agencies or officials prior to approval of a final plat. This shall include but is not limited to:
(a)
Riparian grants and licenses.
(b)
Utility construction permits, such as stream encroachment, potable water and sanitary sewer facilities, soil erosion and sediment control approval.
(c)
Highway drainage and access permits.
(2)
The Planning Board may grant final approval conditioned upon the receipt of all necessary approvals as may be required by the Board, but no approval signatures will be affixed to any plat prior to obtaining all such required approvals. The Board may determine a reasonable time for obtaining all such required approvals. If no time for obtaining such approvals is specified by the Board, the approvals shall be obtained within two years. For purposes of calculating the time period within which conditions must be fulfilled, such time periods shall commence from the date on which the resolution of approval was adopted.
[Amended 5-17-2021 by Ord. No. 21-09]
(3)
In the event that such required approvals are not obtained within two years from the date on which resolution of approval was adopted or as specified by the Board, the conditional approval shall lapse, and submission of a new application shall be necessary. Any provisions of Chapter 205, Land Use, that are adopted subsequent to the original date of submission of an application for development shall apply to the new application. Upon submission of such new application, the Board shall determine whether the application complies with the ordinance and any other applicable regulations, and shall consider whether conditions previously imposed continue to advance the purpose of zoning or planning for which they were imposed, and whether the conditions should now be modified, annulled or retained.
[Added 5-17-2021 by Ord. No. 21-09]
(4)
Nothing herein contained shall be construed as preventing the Board from specifying a longer period of time within which any specific condition must be fulfilled, or from granting an extension of time for good cause shown.
[Added 5-17-2021 by Ord. No. 21-09]
E.
If the Planning Board acts favorably on a final plat, the Chairman and Secretary of the Planning Board shall affix their signatures and the date of approval to the plat. For this purpose the final plat shall, in addition to other statements required by statute, contain a signature block in the following form:
Approved on a final plat by the North Brunswick Township Planning Board on | |||
Signed | |||
(Chairman) | |||
Attest | |||
(Secretary) (Date) | |||
F.
If the applicant desires to proceed with a subdivision for which final approval has been granted, he shall file with the county recording officer a plat map drawn in compliance with Chapter 141 of the Laws of 1960, as amended and supplemented, within 95 days from the date of the signing of the final plat. It shall be the duty of the county recording officer to notify the Planning Board in writing within seven days of the filing of any plat, identifying such instrument by its title, date and number. In the event that the subdivider fails to so file within the period allowed, the approval of the plat shall expire unless, prior to expiration, such time is extended by the Planning Board for a period not to exceed 190 days from the date of signing of the plat, for good cause shown.
