West Orange City Zoning Code
§ 25-51.4 Major Subdivision Requirements
Preliminary Stage.
[Ord. No. 2357-12 § 25-51.4]
a.
No preliminary subdivision application shall be considered complete unless it fully conforms to this section. 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 the professional engineer. The preliminary plat shall be drawn at a scale not less than 100 feet to the inch for subdivision up to 100 acres in size and not less than 200 feet to the inch for subdivisions over 100 acres in size, shall be drawn on standard sheet of 24 inches by 36 inches 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 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 Map.
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.
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 the 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 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 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 overlay 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 mailing same shall be shown on the map.
4.
Existing two-foot interval contours based on the United States Coast Geodetic Survey data 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.
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 of the subdivisions.
6.
All existing structures within the proposed subdivision and within 200 feet thereof and an indication of those where are to be destroyed or removed and the front, rear and side yard dimensions of those that 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 chapter.
9.
All proposed public easements or rights-of-way and the purpose thereof and proposed streets and sidewalks 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 manmade 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.
13.
North arrow and basis therefor and written and graphic scales.
14.
A copy of any existing or proposed covenants 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 plus the location of pumping stations.
16.
The proposed location and area in acres or square feet of all required or proposed open space areas.
17.
The preliminary 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 lines, utility poles, pipes, fire hydrants, ponds, swamps and all other topographical features of a physical or engineering nature.
18.
Preliminary on-site grading and drainage plan.
(a)
The preliminary plat shall show or be accompanied by a grading 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 two-foot intervals, except that for slopes exceeding 10%, a five-foot interval is permissible.
(b)
The plan shall outline the appropriate 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 of all watercourses shall be shown.
(d)
The preliminary grading and drainage plan shall be accompanied by drainage calculations in accordance with standards set forth herein.
19.
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.
20.
Sight triangle data as required by this chapter.
21.
Environmental Impact Statement.
22.
Traffic Study.
23.
A copy of a tree removal permit or application for same if applicable.
