Union Township City Zoning Code
§ 30-21.3
Preliminary Plat.
[Ord. No. 85-9, § 2102; Ord. No. 86-4, § 9; Ord. No. 99-14, § 14; Ord. No. 2001-2, § 3]
The preliminary plat shall be clearly and legibly drawn or reproduced at a scale of not less than one inch equals 100 feet. Preliminary plats shall be drawn by a licensed New Jersey professional engineer or land surveyor. Contour maps and preliminary construction plans, including road profiles and utility plans, shall be submitted as part of the preliminary plat. Separate maps of topography, utilities, and road details may be required by the Planning Board. A soil erosion and sedimentation control plan and a grading plan shall be included. The plat shall be designed in compliance with the provisions of this chapter and shall show or be accompanied by the following information:
a.
Location and Key Map. The entire tract to be subdivided, giving the accurate location of all existing and proposed property and streetlines and including a key map at a scale of one inch equals not more than 1,000 feet, showing the entire subdivisions and its relations to all features shown on the official map and master plan located within 1/2 mile of the extreme limits of the subdivisions, and the zoning classification of the proposed subdivision and adjacent land.
b.
Lots. Lot layout, lot dimensions, all required setback lines, and individual lot areas in square feet and acreage. Lot shall be designated by consecutive numbers until given an official lot number designated by the Township.
c.
Other Information. The tract name, Tax Map sheet and date of revision, block and lot numbers, date of plat preparation, reference meridian, scale, graphic scale, and the following names and addresses:
1.
Record owner or owners of property to be subdivided; if other than an individual, the corporate officers or partners or other statutory agent.
2.
Subdivider.
3.
Person who prepared map, with his official seal and license numbers.
4.
Owners of property within 200 feet of entire tract being subdivided.
d.
Acreage. Acreage of tract to be subdivided, to nearest hundredth of an acre.
e.
Elevations, Contours. Sufficient elevations and contours at five foot intervals for slopes averaging 10% or greater and at two foot vertical intervals for land of lesser slope, to determine the general slope and natural drainage of the land and the high and low points for a distance of 200 feet around the entire tract boundary.
f.
Existing and Proposed Locations. The location of existing and proposed property lines, streets, buildings, watercourses, railroads, bridges, culverts, drainpipes, sanitary sewers, water mains, gas mains, power lines, and any natural features such as wooded areas, large trees over 10 inches in diameter, and rock formations. The data shall be determined by field and/or photogrammetric survey.
g.
Streets. Preliminary plans and profiles at a scale of not less than 10 inches equals 50 feet horizontally and one inch equals five feet vertically, including cross sections every 50 feet or as specified by the Township Engineer of all proposed streets, curbs, and gutters within the subdivisions and proposed connection with existing or future continuing streets. The distances and radii of all curves along all street lines shall be shown.
h.
Utilities. Preliminary plans and profiles of proposed utility layouts (water, storm, and sanitary sewers) shall be at a scale of not less than one inch equals 50 feet horizontally and one inch equals five feet vertically, showing connections to existing or proposed utility systems. The applicant shall indicate the general location of the gas, telephone and electrical lines.
i.
Sewers, Drains and Ditches. Preliminary plans and profiles at a scale of one inch equals 50 feet horizontally and one inch equals five feet vertically of all proposed and existing sanitary sewers, storm drains, drainage ditches, and streams within the subdivisions, together with the locations, sizes, elevations, grades, and capacities of any existing sanitary sewer, storm drain, drainage ditch or stream or watercourse to which the proposed facility shall be connected. When brook or stream channel improvements are proposed or required, the plans for such improvements shall be approved by the New Jersey Department of Environmental Protection or the County Planning Board where applicable.
j.
Off-Tract Improvements. When the development of the subdivision or improvements within the subdivisions are contingent upon improvements outside the boundaries of said subdivision, information shall be supplied by the subdivider prior to Planning Board consideration for preliminary approval that the improvements outside the subdivisions are installed and will be available to the subdivider or the subdivider shall provide the funding for the installation of the off-tract improvements.
k.
Setback Lines. All front, rear and side yard lines shall be shown for all lots.
l.
Deed Restrictions. A copy of any protective covenants or deed restrictions applying to the land being subdivided shall be submitted with the preliminary plat.
m.
Open Space. Any open spaces proposed to be dedicated for public use as playgrounds or other public purpose and the location and use of all such property shall be shown on the plat.
n.
Support Capability. When deemed necessary to determine the suitability of the soil to support new construction, the Planning Board shall require test holes or borings to be made by a New Jersey licensed engineer or an approved testing laboratory at the expense of the subdivider under the direction of the Township Engineer.
o.
Conservation Plans. Plans showing measures designed to minimize soil erosion and sedimentation, such as berms, siltation basins, sediment traps, detention and retention basins, landscaping, natural cover, energy dissipate and riprap. Plans may also include:
1.
A storm drainage schedule, including a description of all temporary and permanent structures, negative measures, and other techniques for the control of stormwaters, together with a timetable for the construction or installation of such structures, negative measures, or other techniques.
2.
A schedule containing the timing of and description of temporary and permanent soil stabilization measures, including tracking, scarification, serration of slopes, roughening, mulching, silting, chemical binders and other suitable methods of soil stabilization.
3.
The location and description of water interception and diversion measures, such as diversion ditches, dikes, barriers, and disposal structures such as flexible or sectional downdrains, flumes, linear spreaders and the like.