A.

[Amended by Ord. No. 273] Minor subdivision plat The minor subdivision plat shall be clearly and legibly drawn or reproduced at a scale of not less than one inch equals 50 feet, and shall be drawn or certified by a licensed New Jersey land surveyor, at any of the four sizes specified in the Map Filing Act 8 1/2 inches by 13 inches, 15 inches by 21 inches, 24 inches by 36 inches, and 30 inches by 40 inches It shall include or be accompanied by the following information

(1) The location and proposed boundaries, with distances and bearings, or that portion which is to be subdivided in relation to the entire tract

(2) The tract name, tax map sheet, block and lot number, date, reference meridian, graphic scale and the following names and addresses

(a) Name and address of record owner or owners

(b) Name and address of subdivider

(c) Name and address of person who prepared map, and surveyor's license number

(3) The names of all adjoining property owners as disclosed by the most recent municipal tax records

(4) Bearings and distances of all sides and indication of any existing reference corners in the subdivision

(5) Square foot area of all existing and proposed lots

(6) Within the portion to be subdivided and within 200 feet, the location of existing streets, buildings, including indication of use, watercourses, bridges, culverts, drainpipes and any natural features, such as wooded areas and rock formations

(7) Show all existing utilities and road improvements

(8) Sufficient elevations or contours to determine the general slope and natural drainage of the land and the high and low points

(9) Where a proposed or potential new building site is to be established, plans for water supply, sewage disposal, and storm drainage When an individual water supply or sewage disposal system is proposed, the plan for such system shall be approved by the appropriate local, county or state health agency When a public sewage disposal system is not available, the developer shall have percolation tests made and submit the results with the minor subdivision plat Any subdivision which does not meet with the established requirements of thus chapter or other applicable regulations shall not be approved Any remedy proposed to overcome such a situation shall first be approved by the appropriate local, county or state health agency

(10) A copy of any protective covenants or deed restrictions applying to the land being subdivided shall be submitted with the minor subdivision plat

B.

[Amended by Ord. No. 273; Ord. No. 304] Preliminary plat of major subdivision The preliminary plat shall be clearly and legibly drawn or reproduced at a scale of not less than one inch equals 200 feet Preliminary plats shall be designed and drawn by a licensed New Jersey land surveyor or by a planner holding full or associate membership in the American Institute of Planners Any plat indicating design of engineering features shall be signed and sealed by a licensed New Jersey professional engineer The plat shall be designed in compliance with the provisions of § 195-8 and shall show or be accompanied by the following information

(1) A key map showing the entire subdivision and its relation to surrounding areas

(2) The tract name, tax map sheet, block and lot number, date, reference meridian, graphic scale and the following names and addresses

(a) Of the record owner or owners

(b) Of the subdivider

(c) Of the person who prepared the map

(3) Acreage of tract to be subdivided to nearest 1/10 of an acre

(4) Sufficient elevations or contours to determine the general slope and natural drainage of the land and the high and low points and tentative cross-sections and center-line profiles for all proposed new streets

(5) The location of existing and proposed property lines, streets, buildings, watercourses, railroads, bridges, culverts, dram pipes, and any natural features, such as wooded areas and rock formations, and proposed areas to be dedicated for public use

(6) Plans of proposed utility layouts, sewers, storm drains, water, gas and electricity, showing connections to existing or any proposed utility systems When an individual water supply and/or sewage disposal system is proposed, i e , septic tanks, the plan for such system must be approved by the appropriate local, county or state health agency, as required When a public sewage disposal system is not available, the developer shall have adequate percolation tests and test pits and/or borings made and shall submit the results, including the character of soil formations and groundwater conditions, with the preliminary plat Any subdivision or part thereof which does not meet with the established requirements of this chapter or applicable regulations shall not be approved Any remedy proposed to overcome such a situation shall first be approved by the appropriate local, county or state health agency In all subdivision applications, the approval of the local Board of Health of the borough is required

(7) A copy of any protective covenants or deed restrictions applying to the land being subdivided shall be submitted with the preliminary plat

(8) Street widths

(9) Corner radii

(10) Approximate positions of proposed or existing monuments

(11) Tentative grades of streets

(12) Typical cross-sections of streets showing roadway paving

(13) All existing buildings, including approximate dimensions, together with present and proposed use

(14) Any lots where more than a single-family residence is proposed to be constructed, indicating for each such lot the approximate location and dimensions of the proposed building together with proposed use

(15) Application forms as may be required by the Planning Board

(16) In order that the Planning Board may assess the impact of the proposed major subdivision upon the natural environment, the preliminary plat shall be accompanied by an environmental impact statement, Much shall contain information and analysis covering the items hereinafter set forth The Planning Board, as part of its review procedures, shall take into consideration the effect of the applicant's proposal upon all aspects of the environment, including but not limited to sewage disposal, water quality, water supply, soil erosion, preservation of trees and vegetation, protection of watercourses, and the presence of any nuisance factors The Planning Board shall not approve any subdivision hereunder unless it determines and finds that the proposed development will not result in unavoidable harmful effects to the natural environment, has been designed and conceived with a view towards the protection of natural resources, and will not place a disproportionate or excessive demand upon the total resources available for such proposal and for any future proposals The Planning Board may upon application and for a good cause waive the requirement for an environmental impact statement or for any of the specific requirements relating thereto as set forth hereunder The environmental impact statement shall cover the following, but may refer to, without repeating, items of information called for above in this subsection

(a) Description of development The contours, buildings, roads, paved areas, proposed grading or regrading, existence of natural streams and the relationship of the premises to surrounding properties and existing utility lines shall be described

(b) Sewerage facilities It must be shown that permission has been obtained from the appropriate authority to connect with the borough or county sewerage system

(c) Water supply It must be shown that permission has been obtained from the appropriate authority to have an adequate supply of potable water supplied for the use intended

(d) Drainage It must be shown that stormwater runoff from the site is so controlled that on- and off-site erosion is neither caused nor worsened, and that potential of downstream flooding is not increased

[1] Volume of stormwater runoff now existing from site and volume to be generated by new improvements, using a fifty-year design storm

[2] Data on landscaping, vegetation map, tree and ground cover, existing on site compared with that proposed

[3] Changes of runoff to be caused by change of such landscape and all roofs and paved surfaces

[4] Plans for disposition of stormwater, whether by retention on site or means of channeling so as to protect downstream property

[5] Stream encroachments In the case of streams having a drainage area exceeding 1/2 square mile, an encroachment permit is required from the Division of Water Resources for fill or diversion of a water channel, alteration of a stream, repair or construction of a bridge, culvert, reservoir, dam, wall, pipeline or cable crossing

[6] Floodplains Description of potential flood damages, including a summary of flood stages from state and federal sources

[7] Submission of a sediment and erosion control plan drawn in accordance with the guidelines and standards adopted from time to rime by the County Soil Conservation District

(e) Critical impact areas Plans should include any area, condition or feature which is environmentally sensitive or which, if disturbed during construction, would adversely affect the environment

[1] Critical impact areas include, but are not limited to, stream corridors, streams, wetlands, estuaries, slopes greater than 20%, highly acid or highly erodible soils, areas of high water table, and mature stands of native vegetation, and aquifer recharge and discharge areas

[2] A statement of impact upon critical areas and of adverse impacts which cannot be avoided

[3] Environmental protective measures, procedures and schedules to minimize damage to critical impact areas

(f) List of licenses A list of all licenses, permits and other approvals required by municipal, county or state law and the status of each

(g) Listing of adverse environmental impacts A listing of all adverse environmental impacts, especially irreversible damage, that cannot be avoided

(h) Assessment of the environmental impact An assessment of the environmental impact of the project

(i) Listing of steps A listing of steps proposed to minimize environmental damage to the site and region during construction and operation

(17) A soil erosion and sediment control plan prepared by a licensed New Jersey professional engineer in accordance with specifications for soil erosion and sediment control of the Bergen County Soil Conservation District for certification, pursuant to c 251 of the Laws of 1975, N.J.S.A 4 24-39 et seq The Planning Board shall not give unconditional approval to the preliminary plat until receipt of the Soil Conservation District certification Any fees or expenses involved in the review by the District shall be the applicant's responsibility Upon receipt of a report from the Bergen County Soil Conservation District the Planning Board shall require incorporation of soil erosion and sediment control measures as it deems appropriate as a condition of tentative approval of the preliminary plat

C. Final plat of major subdivision The final plat shall be drawn in ink on tracing cloth at a scale of not less than one inch equals 100 feet and in compliance with all the provisions of Chapter 358 of the Laws of 1953 The final plat shall show or be accompanied by the following

(1) Date, name and location of the subdivision, name of owner, graphic scale and reference meridian

(2) Tract boundary lines, right-of-way lines of streets, street names, easements and other rights-of-way, land to be reserved or dedicated to public use, all lot lines and other site lines, with accurate dimensions, bearings or deflection angles, and radii, arcs, and central angles of all curves

(3) The purpose of any easement or land reserved or dedicated to public use shall be designated, and the proposed use of sites other than residential shall be noted

(4) Each block shall be numbered, and the lots within each block shall be numbered consecutively beginning with number one

(5) Minimum building setback line on all lots and other sites, in accordance with the requirements of Chapter 220, Zoning, for the area to be subdivided, with proper dimensions

(6) Location and description of all monuments

(7) Names of owners of adjoining unsubdivided land, as they appear on municipal tax records

(8) Certification by engineer or surveyor as to accuracy of details of plat

(9) Certification that the applicant is agent or owner of the land, or that the owner has given consent

(10) When approval of a plat is required by any officer or body of such a municipality, county or state, approval shall be certified on the plat

(11) Cross-sections and profiles of streets, approved by the Borough Engineer, may be required to accompany the final plat

(12) Contours at five-foot intervals for slopes averaging 10% or greater, and at two-foot intervals for land of lesser slope

(13) Plans and profiles of storm and sanitary sewers and water mains

(14) Certificate from Tax Collector that all taxes are paid to date

(15) Right-of-way requirements for widening existing streams and for providing future floodway areas, with accurate dimensions and bearings and other engineering data

(16) A North point with indication of datum used

(17) Appropriate title block showing the proposed name of the development and the name and license number of the engineer

(18) Approval block for signature and seal of the Borough Engineer

(19) Approval block for signature of the Bergen County Planning Board

(20) Approval block for signature of the Borough Planning Board

(21) Approval block for signature of the Borough Clerk

(22) Application blanks as may be required by the Planning Board

D.

[Amended by Ord. No. 273] Off-tract improvements Pursuant to the provisions of N.J.S.A 40 55D-39 and N.J.S.A 40 55D-42, construction of or contributions for off-tract water, sewer, drainage and street improvements may be required in accordance with the following criteria

(1) Improvements to be constructed at the sole expense of the applicant In cases where reasonable and necessary need for an off-tract improvement or improvements is necessitated or required by the proposed development application, and where no other property owners receive a special benefit thereby, the Planning Board may require the applicant, as a condition of subdivision approval, at the applicant's sole expense, to provide for and construct such improvements as if such were on-tract improvements, in the manner provided hereafter and as otherwise provided by law

(2) Contributions by developer toward required off-tract improvements

(a) In cases where the need for any off-tract improvement is necessitated by the proposed development application, and where the Planning Board determines that properties outside the development will also be benefitted by the improvements, such determination shall be made by the Board in writing Such resolution or determination of the Board shall specify the off-tract improvements which are necessary and the terms and conditions which shall be imposed upon the applicant to ensure the successful and reasonable implementation of same In its deliberation as to whether off-tract improvements are required the Board shall be guided by the rules and regulations specified in Chapter 220, Zoning, of the borough and the Borough Master Plan The Board may also be guided by counsel from the Board attorney, engineer, planning consultant and other qualified experts and municipal officials relative to the subject matter

(b) In the event that the Board determines that one or more improvements constitute an off-tract improvement, the Board shall notify the Borough Council of same specifying the Board's recommendation relative to the estimated cost of same, the applicant's prorated share of the cost, and possible methods or means to implement same including but not limited to performance and maintenance guaranties, cash contributions, development agreements and other forms of surety

(c) The Board shall not grant final approval on the subdivision until all aspects of such conditions have been mutually agreed by both the applicant and the Borough Council and a written resolution to that effect by the Borough Council has been transmitted to the Board

(3) Methods of implementation

(a) Performance and maintenance guaranties Where a performance or maintenance guaranty or other surety is required in connection with an off-tract improvement the applicant shall be required to follow the same procedures and requirements as specified in this chapter for other improvements

(b) Development agreement Where a development agreement is required governing off-tract improvements or other conditions as may be required by this chapter or by the Board, the agreement shall be approved as to form, sufficiency and execution by the Board attorney and Borough Attorney Such agreement shall specify the amount of cash contributions, if any, the method of payment of same, the relative timing of such payment and the obligation or obligations to be undertaken by the borough

(c) Cash contributions, when not required Cash contributions for off-tract improvements shall not be required under the following conditions

[1] Where another county or state agency has jurisdiction over the subject improvement and requires a cash contribution, guaranty or other surety of the applicant in lieu of such conditions imposed by the borough,

[2] Where a benefit assessment or other similar tax levy is imposed upon the applicant for the off-site improvement provided, or

[3] Where the applicant, where legally permissible, can undertake the improvements in lieu of the municipality, subject to standards and other conditions as may be imposed by the borough

(d) Cash contributions, method of payment Where a cash contribution is required by this chapter such contribution shall be deposited with the Treasurer of the borough with a copy of the applicant's transmittal letter forwarded to the Borough Council, the Borough Engineer and the Board Any and all moneys received by the Treasurer shall be deposited in an escrow account for the purpose of undertaking the improvements specified Where such improvements are not undertaken or initiated for a period of 10 years, the funds may be retained by the borough and may be used for general municipal purposes, but in such event, neither the applicant nor any of his heirs, executors, administrators, or grantees shall be liable to the borough for any assessment for the purpose of installing any of the improvements for which the cash contribution was made

(4) Prorated formula for determining applicant's share of off-tract improvements Where an off-tract improvement is required the following criteria shall be utilized in determining the proportionate share of such improvement to the applicant

(a) Street widening Street widening, alignment, corrections, channelization of intersections, construction of barriers, new or improved traffic signalization, signs, curbs, sidewalks, trees, utility improvements not covered elsewhere and the construction of new streets and other similar street or traffic improvements the applicant's proportionate share shall be in the ratio of the estimated peak hour traffic capacity of the present facility, and the estimated peak hour traffic generated by the proposed development The ratio thus calculated shall be increased by 10% for contingencies

(b) Water distribution facilities Water distribution facilities including the installation of new water mains, the extension of existing water mains, the relocation of such facilities and the installation of other appurtenances associated therewith the applicant's proportionate cost shall be in the ratio of the estimated daily use of water from the property or properties in gallons to the sum of the deficiency in gallons per day for the existing system or subsystem and the estimated daily use of water for the proposed development The ratio thus calculated shall be increased by 10% for contingencies

(c) Sanitary sewage distribution facilities Sanitary sewage distribution facilities including the installation, relocation, or replacement of collector and interceptor sewers and the installation, relocation or replacement of other appurtenances associated therewith- the applicant's proportionate cost shall be in the ratio of the estimated daily flow in gallons to the sum of the present deficient capacity for the existing system or subsystem and the estimated daily flow from the proposed project or development In the case where the peak flow for the proposed development may occur during the peak flow period for the existing system, the ratio shall be the estimated peak flow rate from the proposed development in gallons per minutes to the sum of the present peak flow deficiency in the existing system or subsystem and the estimated peak flow rate from the proposed development The greater of the two ratios thus calculated shall be increased by 10% for contingencies and shall be the ratio used to determine the cost to the applicant

(d) Stormwater, drainage improvements Stormwater and drainage improvements, including installation, relocation or replacement of transmission lines, culverts, catch basins and the installation, relocation or replacement of other appurtenances associated therewith the applicant's proportionate cost shall be in the ratio of the estimated peak surface runoff as proposed to be delivered into the existing system measured in cubic feet per second to the sum of the existing peak flow in cubic feet per second deficient for the existing system and the estimated peak flow as proposed to be delivered The ratio thus calculated shall be increased by 10% for contingencies Applicant's engineer shall compute the drainage basin area and the area of the development and the percent of the total drainage basin area occupied by the development Where no drainage system exists which will receive the flow of surface water from the applicant's development, applicant shall furnish all drainage rights-of-way deemed to be necessary by the Board

(e) General considerations In calculating the proportionate or pro rata amount of the cost of any required off-tract facilities which shall be borne by the applicant, the Board shall also determine the pro rata amount of cost to be borne by other owners of lands which will be benefited by the proposed improvements