[Added 6-26-2018 by Ord. No. 2018-13]
A.
All major subdivisions, major site plans and nonresidential use variance
applications requiring development application review shall be referred
by the Joint Land Use Board (Board) to the Technical Advisory Committee
(TAC) for review and for the preparation of reports and recommendations
to the Board; provided however, the Board Chairman, in consultation
with the Zoning Office, may waive the this requirement. The TAC shall
determine whether or not the application is complete. The TAC shall
meet directly with applicants and their representatives. Reports and
recommendations of the TAC shall be considered by the Board, but they
shall not be binding on said Board.
B.
The Township shall charge a fee of not to exceed $500 for the services/time
of attendance of the Board's designated professionals at the Technical
Advisory Committee (TAC). If the Board requires the services/attendance
of a special consultant(s) in regard to the TAC review, the applicant
shall also be charged for the services/time of those special consultant(s)
at their designated hourly rate for the time incurred. Before any
application is submitted to the TAC for review, the Township Clerk/Administrator
shall calculate an estimate of the amount of time anticipated to be
expended by a special consultant in said review, and the prospective
applicant shall submit to the Township a sum of money equal to said
calculation, plus $500 for the Board's professionals' services/time,
to serve as an escrow for the time expended. In the event that the
actual fees and costs for time incurred for the Board professionals/special
consultants is less than the escrow, said money shall be reimbursed
to the developer. In the event that said fees or costs related to
the services/time of any special consultant(s) exceed the amount of
the estimate, the deficiency shall be paid by the developer before
any formal applications for development are considered by the Board.
In no event shall the fees charged for the Board's professionals'
services/time for attendance at a TAC meeting exceed $500.
[1]
Editor's Note: Former § 130-11,
Referral to Technical Advisory Committee, as amended, was repealed
10-2-2007 by Ord. No. 2007-17.
The applicant shall comply with reasonable conditions
imposed by the approving authority for design, dedication, improvements
and the use of the land to conform to the physical and economical
development of the municipality and to the safety and general welfare
of the future residents/owners in the development and the community
at large. Where review or approval by any other public body is required
on a subdivision or site plan, the approving authority shall condition
any approval it grants upon either timely receipt of a favorable report
from the public body or approval due to its failure to submit a report
within a statutory time period. If the report is timely and is negative
or attaches mandatory conditions, the original action by the municipal
approving authority shall be void and the application shall be denied,
and a new resolution shall be adopted which considers the public body's
report.
The approving authority, when acting upon applications,
shall have the power to grant such exceptions from the subdivision
and site plan requirements as may be reasonable and within the general
purpose and intent of the provisions of subdivision/site plan review
and approval if the literal enforcement of one or more provisions
of this chapter is impracticable or will exact undue hardship because
of peculiar conditions pertaining to the land in question.
Divisions of land not considered a "subdivision,"
as defined in the Municipal Land Use Law,[1] shall be exempt from compliance with the requirements
of this chapter.
[1]
Editor's Note: See N.J.S.A. 40:55D-1 et seq.
The approving authority shall have the power to act upon subdivisions, conditional uses, variances and/or site plans simultaneously without the developer making further application or the approving authority holding further hearings. The longest applicable time period for action by the approving authority shall apply. Whenever approval of a conditional use or variance is requested in conjunction with a site plan or subdivision, notice of the hearing shall include reference to the request for the conditional use or variance. See § 130-4, entitled "Conditional uses."
[Amended 1-20-1998 by Ord. No. 1998-4; 12-21-1998 by Ord. No.
1998-35]
A.
Site plan approval is required for all development which does not meet the definition of "site plan, exempt" set forth in § 130-3. "Development" as described herein shall mean the division of a parcel of land into two or more parcels, the construction, reconstruction, renovation, conversion, structural alteration, relocation or enlargement of any building or other structure or of any mining excavation or landfill, or any use or change in the use of any building or other structure, or land or extension of use of land.
B.
Notwithstanding the foregoing, where a nonresidential property experiences a change in use as described in § 130-3, definition of "site plan, exempt," Subsection (5), said site plan review shall include only those requirements set forth at § 130-21A and B(1) through (6), as well as the following items:
(1)
A landscaping plan showing proposed buffer areas,
ground cover, fencing, signs, street furniture, recreation areas,
shrubbery, trees and other landscaping features, including the location,
number, species and caliper of plant materials and trees to be located
on the property and a description of the shrubbery, lawn area, ground
cover, rock formations, existing foliage and planting of coniferous
or deciduous trees 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 on the site.
(2)
A description of sidewalks and curbing to be constructed,
or if existing sidewalks and curbing are in need of repair, then a
plan for repair of same.
(3)
The size, height, location, arrangement and use of
all proposed buildings, structures and signs, whether existing or
proposed to be renovated, altered or modified, as well as both existing
rooflines and any changes to be made regarding same.
D.
Notwithstanding the foregoing, where a property has been subjected to site plan review under § 130-21 A, B, C, and/or D or pursuant to Subsection B above within a three-year period, said property shall be eligible for exemption by the Township Committee (with input from the Township Engineer, or Consulting Engineer where appropriate) from the provisions of this section unless the Township's Zoning Officer or Code Enforcement Officer finds violations of the Township's Commercial Property Maintenance Code and/or the original and/or subsequent site plan approvals, in which case the Township's Zoning Officer and/or Code Enforcement Officer will have authority to deny permits for reuse of the property and direct the property owner to the Land Development Board for review under this chapter. The discretion of the Zoning Officer and Code Enforcement Officer shall be limited to consideration of compliance with the aforementioned criteria.
[Amended 1-20-2004 by Ord. No. 2004-1]
[Amended 1-20-2004 by Ord. No. 2004-1]
An informal review of a concept plan is optional
at the request of the developer. The purpose will be to review concepts
to assist the applicant in the preparation of subsequent plans. No
decision will be made, no hearings held and no formal action taken.
Neither the developer nor the Land Development Board shall be bound
by this informal review.
Preliminary plats are required for all major
site plans and major subdivision.
A.
The filing procedure shall be as follows:
(1)
The developer shall submit to the administrative officer at least 10 calendar days prior to the public meeting of the approving authority 15 copies of the preliminary plat at the required scale, plus 15 copies of a representative layout of the development reduced to a page size of either 8 1/2 inches by 11 inches, 8 1/2 inches by 14 inches or 11 inches by 17 inches; five completed copies of the application form and preliminary plat check list; two completed copies of the County Planning Board application form and evidence of submission to the county; three copies of any existing or proposed protective covenants, deed restrictions and easements or a statement that none exist or are proposed; three copies of the drainage calculations and soil erosion and sediment control data as required in Article V; the applicable fees, including inspection fees if improvements are to be installed prior to final approval; and certification by the Tax Collector that all taxes are paid to date.
(2)
A corporation or partnership applying to subdivide
a parcel of land into six or more lots or for a variance to construct
a multiple dwelling of 25 or more family units or for a site to be
used for commercial purposes shall list the names and addresses of
all stockholders or individual partners owning at least 10% of its
stock of any class or at least 10% of the interest in the partnership,
as the case may be. If a corporation or partnership owns 10% or more
of the stock of a corporation or 10% or greater interest in a partnership,
subject to the above disclosure, that corporation or partnership shall
list the names and addresses of its stockholders holding 10% or more
of its stock or 10% or greater interest in the partnership, as the
case may be, and this requirement shall be followed by every corporate
stockholder or partner in a partnership until the names and addresses
of the noncorporate stockholders and individual partners exceeding
the ten-percent ownership criteria established in the Municipal Land
Use Law[1] have been listed. No application for development shall
be approved which does not comply with this requirement. The penalty
for concealment shall be as outlined in the Municipal Land Use Law.
[1]
Editor's Note: See N.J.S.A. 40:55D-1 et seq.
(3)
The application shall include a complete environmental
impact report or a written request for a waiver of any or all of its
requirements. If such a waiver is requested, the approving agency
shall either approve, approve in part or disapprove the request.
B.
Action by the approving authority.
(1)
The administrative officer shall be authorized to
reject an application as incomplete. The approving authority shall
determine whether the submission is a complete application upon recommendation
from the administrative officer and in consideration of reports from
professionals retained by the approving authority. If rejected, the
applicant shall be notified, in writing, of the deficiencies within
45 days of submission. (See definition of "complete application.")
(2)
If the application is not rejected as incomplete by
the administrative officer, a public hearing date shall be set and
notice given.
(3)
The administrative officer shall submit one copy of
the plat and supporting data to the Township Engineer and any other
agency or person as directed by the approving authority. If any agency
or person fails to report to the approving authority within 30 days,
the plat shall be deemed to have been approved by them. In the event
of disapproval, such report shall state the reasons therefor.
(4)
Subdivisions shall be approved or denied within the
time limits and under the conditions set forth in the Municipal Land
Use Law. Further time may be consented to by the developer.
[Amended 8-3-1992 by Ord. No. 1992-6]
(5)
Site plans shall be approved or denied within the
time limits and under the conditions set forth in the Municipal Land
Use Law. Further time may be consented to by the developer.
[Amended 8-3-1992 by Ord. No. 1992-6]
(6)
If substantial amendments in the layout of improvements
are required and the plan has been the subject of a hearing, an amended
application shall be submitted and proceeded upon as in the case of
the original application.
(7)
The approving authority may approve, disapprove or
approve with conditions the application. The decision shall be in
writing and shall be sent to the applicant and the newspaper as required
by the Municipal Land Use Law. If granted preliminary approval, the
Chairman and Secretary (or the Vice Chairman or Assistant Secretary
in their absence, respectively) and Township Engineer shall sign each
page of the plat indicating the approval. If conditionally approved,
the plat shall not be signed until all conditions are corrected on
the plat. If all corrections are not completed within 90 days of the
conditional approval, the conditional approval shall lapse.
(8)
Preliminary approval shall, except as provided in Subsection B(8)(d) below, infer upon the applicant the following rights for a three-year period from the date on which the resolution of preliminary approval is adopted.
[Amended 11-21-1994 by Ord. No. 1994-20]
(a)
The general terms and conditions on which preliminary
approval was granted shall not be changed, including but not limited
to land use; layout and design standards for streets, curbs and sidewalks;
lot size; yard dimensions; off-tract improvements; or any requirements
peculiar to site plan approval, except that nothing herein shall be
construed to prevent the Township from modifying by ordinance such
general terms and conditions of preliminary approval as relate to
public health and safety.
(b)
The applicant may submit for final approval
on or before the expiration date of preliminary approval the whole
or a section or sections of the preliminary plat.
(c)
The applicant may apply for and the approving
authority may grant extensions on such preliminary approval for additional
periods of at least one year but not to exceed a total extension of
two years, provided that if the design standards have been revised
by ordinance, such revised standards may govern.
(d)
(e)
Whenever the Land Development Board grants an
extension of preliminary approval pursuant to the foregoing sections,
and preliminary approval has expired before the date on which the
extension is granted, the extension shall begin on what would otherwise
be the expiration date. The developer may apply for the extension
either before or after what would otherwise be the expiration date.
[Amended 1-20-2004 by Ord. No. 2004-1]
(f)
The Land Development Board shall grant an extension
of preliminary approval for a period determined by the Board but not
exceeding one year from what would otherwise be the expiration date,
if the developer proves to the reasonable satisfaction of the Board
that the developer was barred or prevented, directly or indirectly,
from proceeding with the development because of delays in obtaining
legally required approvals from other governmental entities and that
the developer applied promptly for and diligently pursued the required
approvals. A developer shall apply for the extension before what would
otherwise be the expiration date of preliminary approval or the 91st
day after the developer receives the last legally required approval
from other governmental entities, whichever occurs later. An extension
granted pursuant to this subsection shall not preclude the Land Development
Board from granting an extension pursuant to Subsections C and D of
this section.
[Amended 1-20-2004 by Ord. No. 2004-1]
(9)
Expiration of preliminary approval; extensions.
[Added 2-17-2004 by Ord. No. 2004-4]
(a)
Failure of an applicant or developer to submit an application for final approval within three years of the date on which the resolution of preliminary approval was adopted, plus any extensions granted beyond that initial period, shall result in the expiration and invalidation of the preliminary approval. If the rights referred to in § 130-18B(8)(d) are granted for a period of time longer than three years, such approval shall expire as set forth in the resolution of approval unless extensions are granted beyond that initial period. No application for final approval of a subdivision or site plan shall be considered unless it has been submitted prior to the expiration date of the preliminary approval as set forth herein.
(b)
The applicant may apply for and the Board may
grant extension on such preliminary approval for additional periods
of at least one year, but not to exceed a total extension of two years
as set forth in N.J.S.A. 40:55D-49(c), provided that if the design
standards have been revised by ordinance, such revised standards may
govern.
A.
The filing procedure for major developments shall
be as follows:
(1)
Prior to expiration of the preliminary approval, the
developer shall file with the administrative officer, at least 10
calendar days prior to the meeting of the approving authority, one
Mylar, two cloth and 10 paper prints of the plat, plus 15 copies of
the plat reduced to a page size of either 8 1/2 inches by 11
inches, 8 1/2 inches by 14 inches or 11 inches by 17 inches,
and four completed copies of the application form for final approval
with supporting exhibits and final plat checklist, the performance
guaranty approved by the governing body, including off-tract improvements,
if any, any maintenance guaranties, the applicable fees, certification
by the Tax Collector that all taxes are paid to date, and certification
by the Soil Conservation District pursuant to the Soil Erosion and
Sediment Control Act, Chapter 251 of the Laws of 1975,[1] as amended.
[1]
Editor's Note: See N.J.S.A. 4:24-39 et seq.
(2)
Staging plan. For any area to be developed in stages,
the developer shall submit a total development plan in such detail
as required by the approving authority with a staging plan showing
the following:
(a)
The anticipated date for commencing construction
of each stage. The staging shall be such that if development of the
site were discontinued after the completion of any stage, the developed
portion would comply with all requirements of this chapter and be
provided with adequate drainage and utility systems.
(b)
The improvements to be completed in each stage
prior to application for certificates of occupancy shall be shown.
The plan should demonstrate that subsequent stages will have minimum
adverse effects upon occupied buildings on the site and adjoining
properties.
(c)
Written descriptions of the construction program
shall indicate the manner in which noise, soil erosion, glare, air
pollution, fire hazards, safety hazards and the routes to be traveled
by heavy construction equipment to and from, as well as within, the
site in order to minimize damage to roads.
(3)
Where utility services are to be extended to the site,
the final plat shall be accompanied by letters signed by a responsible
officer of the utility which provides gas, telephone and electricity
that has jurisdiction in the area, approving the utility installation
and stating who will construct the facility.
(4)
The final plan shall be accompanied by a statement
by the Municipal Engineer that all utilities and other improvements
(both in the development and off tract) are in their exact location
and elevation and that the drainage, erosion, stormwater control and
excavation plans have been inspected and the interests of the Township
and of nearby properties are fully protected. Those portions of improvements
already installed shall be identified and the Engineer shall state
that the developer has either:
B.
Filing procedure for minor developments. The developer
shall file with the administrative officer, at least 10 calendar days
prior to the meeting of the approving authority, 15 paper prints of
the plat, four completed copies of the application form, two completed
copies of the County Planning Board application form and evidence
of submission to the county, the applicable fees, certification by
the Tax Collector that all taxes are paid to date and certification
by the Soil Conservation District pursuant to the Soil Erosion and
Sediment Control Act, Chapter 251 of the Laws of 1975.[2]
[2]
Editor's Note: See N.J.S.A. 4:24-39 et seq.
C.
Action by the approving authority.
(1)
The administrative officer shall be authorized to
reject an application as incomplete. The approving authority shall
determine whether the submission is a complete application upon recommendation
from the administrative officer and in consideration of reports from
professionals retained by the approving authority. The approving authority
shall grant final approval to a complete application meeting the standards
of the Map Filing Law, N.J.S.A. 46:23-9.9 et seq., or any amendments
or supplements thereto, the standards of this chapter and, in the
case of major developments, the terms of preliminary plat approval.
In the case of a major development, minimal deviations from the conditions
of preliminary plat approval necessitated by a change of conditions
beyond the control of the developer may be permitted without submission
of another application for preliminary approval.
(2)
If the application is found to be incomplete, the
administrative officer shall notify the applicant, in writing, of
the deficiencies within 45 days of submission. If accepted as complete,
the administrative officer shall send the applicant a certificate
of completeness indicating the effective date of the submission of
a complete application. Final approval shall be granted or denied
within 45 days of such effective date or within such further time
as consented to by the applicant. An approved final plat shall be
signed by the Chairman and Secretary of the approving authority (or
the Vice Chairman or Assistant Secretary in their absence, respectively).
Failure to act within the period prescribed shall constitute final
approval, and a certificate to that effect shall be issued on request
of the applicant.
(3)
Whenever County Planning Board action is required
by N.J.S.A. 40:27-6.3 or 40:27-6.6, or any amendments or supplements
thereto, the approving authority shall condition any approval upon
timely receipt of a favorable report from the County Planning Board
or upon its failure to act within the required time period.
(4)
Except as provided in Subsection C(4)(a) below, approval of a minor subdivision shall expire 190 days from the date on which the resolution of municipal approval is adopted unless within such period a plat in conformity with such approval and the provisions of the Map Filing Law (N.J.S.A. 46:23-9.9 et seq.), or a deed clearly describing the approved minor subdivision, is filed by the developer with the County Recording Officer, the Municipal Engineer and the Municipal Tax Assessor. Any such plat or deed accepted for such filing shall have been signed by the Chairman and Secretary of the Land Development Board. In reviewing the application for development for a proposed minor subdivision, the Land Development Board may be permitted by ordinance to accept a plat not in conformity with the Map Filing Law, provided that if a developer chooses to file the minor subdivision as provided herein by plat rather than deed, such plat shall conform with the provisions of said act.
[Amended 11-21-1994 by Ord. No. 1994-20; 1-20-2004 by Ord. No. 2004-1]
(a)
The Land Development Board may extend the one-hundred-ninety-day
period for filing a minor subdivision plat or deed pursuant to this
subsection, if the developer proves to the reasonable satisfaction
of the Land Development Board that the developer was barred or prevented,
directly or indirectly, from filing because of delays in obtaining
legally required approvals from other governmental or quasi-governmental
entities and that the developer applied promptly for and diligently
pursued the required approvals. The length of the extension shall
be equal to the period of delay caused by the wait for the required
approvals, as determined by the Land Development Board. The developer
may apply for the extension either before or after what would otherwise
be the expiration date.
(b)
The Land Development Board shall grant an extension
of minor subdivision approval for a period determined by the Board,
but not exceeding one year from what would otherwise be the expiration
date, if the developer proves to the reasonable satisfaction of the
Board that the developer was barred or prevented, directly or indirectly,
from proceeding with the development because of delays in obtaining
legally required approvals from other governmental entities and that
the developer applied promptly for and diligently pursued the required
approvals. The developer shall apply for the extension before what
would otherwise be the expiration date of minor subdivision approval
or the 91st day after the developer receives the last legally required
approval from other governmental entities, whichever occurs later.
(5)
Final approval of a major subdivision shall expire
95 days from the date of signing of the plat unless within such period
the plat shall have been duly filed by the developer with the County
Recording Officer. The approving authority may for good cause shown
extend the period for recording for an additional period not to exceed
190 days from the date of the signing of the plat. The Land Development
Board may extend the ninety-five-day or the one-hundred-ninety-day
period if the developer proves to the reasonable satisfaction of the
Land Development Board that the developer was barred or prevented,
directly or indirectly, from filing because of delays in obtaining
legally required approvals from other governmental or quasi-governmental
entities and that the developer did apply promptly for and diligently
pursue the required approvals. The length of the extension shall be
equal to the period of delay caused by the wait for the required approvals,
as determined by the Land Development Board. The developer may apply
for an extension either before or after the original expiration date.
No subdivision plat shall be accepted for filing by the County Recording
Officer until it has been approved by the Land Development Board as
indicated on the instrument by the signature of the Chairman and Secretary
of the Land Development Board or a certificate has been issued as
to the failure of the approving authority to act within the required
time. The signatures of the Chairman and Secretary shall not be affixed
until the developer has posted the required guaranties. If the County
Recording Officer records any plat without such approval, the recording
shall be deemed null and void, and upon request of the municipality,
the plat shall be expunged from the official records. It shall be
the duty of the County Recording Officer to notify the Land Development
Board, in writing, within seven days of the filing of any plat, identifying
such instrument by its title, date of filing and official number.
[Amended 11-21-1994 by Ord. No. 1994-20; 1-20-2004 by Ord. No. 2004-1]
(6)
Granting of final approval.
[Amended 11-21-1994 by Ord. No. 1994-20; 1-20-2004 by Ord. No. 2004-1]
(a)
The zoning requirements applicable to the preliminary
approval first granted and all other rights conferred upon the developer
pursuant to N.J.S.A. 40:55D-49, whether conditionally or otherwise,
shall not be changed for a period of two years after the date on which
the resolution of final approval is adopted; except that in the case
of a major subdivision the rights conferred by this subsection shall
expire if the plat has not been duly recorded within the time period
provided in N.J.S.A. 40:55D-54. If the developer has followed the
standards prescribed for final approval, and in the case of a subdivision
has duly recorded the plat as required, the Land Development Board
may extend such period of protection for extensions of one year but
not to exceed three extensions. Notwithstanding any of the provisions
of the Municipal Land Use Law[3] or this chapter, the granting of final approval terminates
the period of preliminary approval, pursuant to § 130-18(8)(c)
and (d) of this chapter and N.J.S.A. 40:55D-49, for the section granted
final approval.
[3]
Editor's Note: See N.J.S.A. 40:55D-1 et seq.
(b)
Whenever the Land Development Board grants an extension of final approval pursuant to either the foregoing section or § 130-19C(7) below and final approval has expired before the date on which the extension is granted, the extension shall begin on what would otherwise be the expiration date. The developer may apply for the extension either before or after what would otherwise be the expiration date.
(c)
The Land Development Board shall grant an extension of final approval for a period determined by the Board, but not exceeding one year from what would otherwise be the expiration date, if the developer proves to the reasonable satisfaction of the Board that the developer was barred or prevented, directly or indirectly, from proceeding with the development because of delays in obtaining legally required approvals from other governmental entities and that the developer applied promptly for and diligently approved these approvals. A developer shall apply for the extension before what would otherwise be the expiration date of final approval or the 91st day after the developer receives the last legally required approval from other governmental entities, whichever occurs later. An extension granted pursuant to this subsection shall not preclude the Land Development Board from granting an extension pursuant to Subsection A or § 130-19C(7) of this chapter.
(7)
In a planned development of 50 acres or more, a conventional subdivision or a site plan of 150 acres or more, the approving authority may grant the rights referred to in Subsection C(6) above for a period of time longer than two years as determined to be reasonable and may grant an extension of final approval for such additional period of time as determined to be reasonable, both periods of time taking into consideration:
(8)
The developer shall supply sufficient copies of the
approved final plat so that the administrative officer can distribute
one copy to each of the following: the applicant, the Township Clerk/Administrator,
the Tax Assessor, the Land Development Board and any other agency
or person directed by the approving authority; and, in the case of
a major development, shall supply one translucent, cloth or Mylar
copy to the Township Engineer.
(9)
Nothing herein contained shall prohibit the approving authority from imposing, as a condition to approval, a time limit within which construction of improvements contained on the final plat or plan must be completed. In no event, however, shall the period of time imposed by the approving authority exceed the statutory periods of protection from zoning changes set forth in §§ 130-18 and 130-19 of this chapter and N.J.S.A. 40:55D-46.1, 40:55D-47, 40:55D-49, 40:55D-50 or 40:55D-52.
[Added 11-21-1994 by Ord. No. 1994-20]
(10)
Expiration of final approval; extensions.
[Added 2-17-2004 by Ord. No. 2004-4]
(a)
All final major subdivision and final major site plan approvals shall expire two years from the date on which the resolution of approval is adopted, plus any extensions. Failure of an applicant or developer to obtain building permits for final major site plans or to file the final major subdivision plat for which such final approval was granted within two years of the date on which the resolution of final approval was adopted, plus any extensions granted beyond that initial period, shall result in the expiration and invalidation of the final approval. If the rights referred to in § 130-19C(6) or C(7) are granted for a period of time longer than two years, such approval shall expire as set forth in the resolution of approval unless extensions are granted beyond that initial period. Notwithstanding the provisions of this section, a subdivision approval shall expire as provided in § 130-19C(4) or C(5), as the case may be, should the applicant fail to comply with the provisions of the approval and the Map Filing Law (N.J.S.A. 46: 23-9.9 et seq.) as set forth in those sections.
(b)
The applicant may apply for and the Board may
grant extension on such final approval for additional periods of at
least one year, but not to exceed a total extension of three years,
as set forth in N.J.S.A. 40:55D-52, provided that, if the design standards
have been revised by ordinance, such revised standards may govern.
A.
Plat conformity. All applications shall be submitted
in plat form conforming to the submission requirements. All plats
shall be drawn by a land surveyor, and all drawings of improvements
shall be prepared by a professional engineer, each bearing the signature,
embossed seal, license number and address of the preparer. In addition,
if the drawings are prepared with Computer Aided Drafting (CAD) software,
the applicant shall supply a digital file of each plan on a 3.5-inch
floppy diskette of the proposed project in Digital Exchange Format
(DXF) or AutoCad (DWG) format, except that applications submitted
for informal discussions under provisions of this chapter applicable
to the same are exempt from this requirement.
[Amended 1-19-1999 by Ord. No. 1999-3]
B.
Minor subdivision plat for final approval.
(1)
The plat shall be clearly and legibly drawn and based
on an actual survey certified by a land surveyor licensed in New Jersey.
(2)
The plat shall be drawn on a graphic scale not less
than one inch equals 100 feet.
(3)
The plat shall show the existing and proposed lots
with dimensions shown to one-tenth (0.1) foot and the area of each
lot to the nearest square foot.
(4)
The plat shall show the area of the original tract.
(5)
The plat shall show the existing lot lines to be eliminated.
(6)
The plat shall show the sight triangles as required
by this chapter.
(7)
Contours at two-foot intervals shall be shown for
all lots less than five acres in size after subdivision.
(8)
The plat shall show the approximate location of existing
structures and uses.
(9)
The plat shall show all streams, lakes and drainage
rights-of-way; the location of drainage structures; the approximate
location of the one-hundred-year flood hazard areas; the location
of wooded areas; and, for lots which will be less than five acres
after subdivision, the location of isolated trees with a diameter
of six inches or more measured five feet above ground level.
(10)
When on-lot water supply or sewage disposal
systems are proposed, percolation tests and soil logs shall be submitted
for each lot in the approximate location of the proposed septic tank.
The plat shall show the proposed water supply and septic tank locations
for each proposed lot.
(11)
The plat shall show the Tax Map sheet, block
and lot numbers for the tract and all adjacent lots; a title including
the words "Minor Subdivision Plat for Final Approval"; North arrow;
space for the application number; and the date of the original drawing
and each revision.
(12)
The plat shall contain a key map with North
arrow, showing the subdivision and its relation to surrounding areas,
at a scale of not less than one inch equals 2,000 feet.
(13)
The plat shall show the zoning district(s).
(14)
The plat shall show the name, address, signature
and phone number of the owner, applicant and person preparing the
plat.
C.
Preliminary subdivision plat.
(1)
The plat shall be clearly and legibly drawn and based
on an actual survey certified by a land surveyor licensed in New Jersey.
(2)
The plat shall be drawn on a graphic scale not less
than one inch equal 50 feet.
(3)
The sheet sizes shall be no larger than 30 inches
by 42 inches. If more than one sheet is required to show the entire
subdivision, a composite map no larger than 30 inches by 42 inches
shall show the entire subdivision and identify the sheet on which
each section is shown.
(4)
The plat shall contain a key map with 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.
(5)
The plat shall show the title block with the name
of the subdivision; the name of the municipality; the Tax Map sheet,
block and lot number; the date of preparation and most recent revision;
North arrow; the names, addresses, phone numbers and signatures of
the owner, applicant and person(s) who prepared the plat(s), including
the seal of the latter; and space for the application number.
(6)
The plat shall indicate the names of all property
owners within 200 feet of the development.
(7)
The plat shall show tract acreage to nearest one-hundredth
of an acre; the number of new lots; each lot line dimension to the
nearest foot; and each lot area to the nearest square foot.
(8)
The plat shall show 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, based on United States
Geological Survey mean sea level datum.
(9)
The plat shall show the location of existing natural
features, including soil types, slopes exceeding 10%, wooded areas
and the location of individual trees outside wooded areas having a
diameter of six inches or more measured five feet above ground level.
Soil types shall be based on United States Soil Conservation Service
data.
(10)
The plat shall show the existing and proposed
streams, lakes, ponds and marsh areas, accompanied by the following
maps and drawings:
(a)
When altering or filling a stream, approval
of the New Jersey Division of Water Resources.
(b)
Watercourses.
[1]
Cross sections and profiles of watercourses
showing the one-hundred-year floodplain, top of bank, normal water
level and bottom elevations at the following locations:
[2]
When watercourses are to be altered, erosion
control during construction and typical ditch sections and profiles
shall be shown.
(c)
The total upstream acreage in the drainage basin
of any watercourse running through or adjacent to a development, including
a watershed map developed from United States Geological Survey sheets.
(d)
All one-hundred-year floodplains.
(e)
All existing or proposed drainage and conservation
easements.
(f)
The location, extent and water level of all
ponds within the development and no further than 200 feet from the
development.
(g)
Plans and computations for storm drainage systems,
including the following:
[1]
The existing or proposed storm sewer system
showing size, profile and slope of the lines, direction of flow and
the location of each catch basin, inlet, manhole, culvert and headwall.
[2]
The location and extent of any proposed dry
wells, groundwater recharge basin, detention basin, flood control
devices, sedimentation basins or other water conservation devices.
(11)
The plat shall show plans, cross sections, center-line
profiles, tentative grades and details of proposed and existing utilities
and street rights-of-way, including the type and width of street pavement,
curbs, sidewalks, bike routes, shade trees and all utilities. At intersections,
the sight triangles, radii of curblines, crosswalks, curb ramps and
street sign locations shall be shown. Final street naming may be deferred.
(12)
The plat shall show the names, locations, widths
and purpose(s) of existing and proposed easements and other rights-of-way
in the development and within 200 feet. The text of any deed restriction
in the development shall be included.[1]
(13)
The plat shall show all lot lines that will
remain, those proposed and those to be eliminated and all setback
lines with dimensions. Any lot(s) to be dedicated to public use shall
be identified. Each block and lot shall be numbered as assigned by
the Tax Assessor.
(14)
All existing structures to remain shall be shown
with their proposed use and front, rear and side yard setbacks, and
structures of historic significance shall be identified.
(15)
Utility plans shall be included, showing feasible
connections to existing utility systems. If private utilities are
proposed, they shall comply 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 proposed locations of the
wells and septic systems for each lot, with results of percolation
tests, shall be submitted. The plat shall show the results of acceptable
and failed percolation tests with soil logs on each proposed lot at
a site appropriate for the location of a septic filter field. If the
percolation test is doubtful, the approving authority may require
additional percolation test(s). The plat shall show the following
data: the date of the test(s), location of each test, slope of the
land, cross section of the soil to a depth of at least 10 feet below
the bed of the septic field, groundwater level, rate of percolation
and weather conditions prevailing at the time of each test and for
the preceding 48 hours. The test(s) shall be performed at the applicant's
expense by a licensed professional engineer.
(16)
The plat shall show zoning district(s).
(17)
The plat shall include provisions for the handling
of solid waste and recyclable materials.
[Amended 8-3-1992 by Ord. No. 1992-6]
D.
Final subdivision plat.
(1)
The plat shall be clearly and legibly drawn, based
on an actual survey certified by a land surveyor licensed in New Jersey
and prepared in compliance with the Map Filing Law, N.J.S.A. 46:23-9.9
et seq., or any amendments or supplements thereto.
(2)
The plat shall be drawn on a graphic scale not less
than one inch equals 50 feet.
(3)
The sheet sizes shall be no larger than 30 inches
by 42 inches. If more than one sheet is required to show the entire
subdivision, a composite map no larger than 30 inches by 42 inches
shall show the entire subdivision and identify the sheet on which
each section is shown.
(4)
The following data shall be included, except the plat
to be filed with the County Recording Officer need only contain the
data required for filing with the county. All other data may be submitted
on separate sheets.
(a)
Signature blocks for the approving authority,
Township Engineer and other endorsements required by law.
(b)
The Township boundary line if within 200 feet
of the tract being subdivided; street names; all lot and easement
lines and the location of all monuments with accurate dimensions,
bearing or deflection angles and radii, arcs and chord bearings, with
the lengths of all curves, all based on an actual survey by a land
surveyor licensed to practice in the State of New Jersey; minimum
building setback lines; and the areas of each lot to the nearest square
foot. All dimensions, both linear and angular, of the exterior tract
boundaries shall be based on and calculated from surveyed traversing
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.
(c)
Block and lot numbers, as approved by the Tax
Assessor, and all street numbers as specified by the approving authority.
(d)
The title of plat, the name of the Township,
the date of the survey, the date(s) of the original plat and all revisions
and the application number.
(e)
The location and description of existing and
proposed monuments.
[Added 8-3-1992 by Ord. No. 1992-6]
(5)
The final plat shall be accompanied by the following:
(a)
A copy of the preliminary plat revised to show
all conditions and changes required at the time of preliminary approval.
(b)
A statement that the applicant is agent or owner
of the land, or that the owner has been given consent to the development.
(c)
Appropriate local, county and state approvals.
A.
Plat conformity and waivers. All applications shall
be submitted in plat form drawn by a licensed engineer or registered
architect authorized to practice in the State of New Jersey, bearing
the signature, seal, license or registration number and address of
the professional preparing the plat, except that plats submitted under
the informal discussion provisions and plats of minor site plans are
exempt from this requirement. In addition, if the drawings are prepared
with Computer Aided Drafting (CAD) software, the applicant shall supply
a digital file of each plan on a 3.5-inch floppy diskette of the proposed
project in Digital Exchange Format (DXF) or AutoCad (DWG) format,
except that applications submitted for informal discussions, provisions
and minor site plans are exempt from this requirement.
[Amended 1-19-1999 by Ord. No. 1999-3]
B.
Minor site plan for final approval.
(1)
The plan shall be clearly and legibly drawn at a scale
no smaller than one inch equals 50 feet.
(2)
The plan shall show the lot area and lot dimensions.
(3)
The plan shall show the approximate location of existing
buildings, paved areas and setbacks of existing buildings from front,
side and rear lot lines.
(4)
The plan shall show the North arrow, key map at a
scale of one inch equals 2,000 feet and the zoning district(s) in
which the lot is located.
(5)
The plan shall show the proposed buildings, building
additions and facade changes.
(6)
The plan shall show the existing and proposed parking
areas, showing parking spaces and access drives; loading areas; on-site
vehicular circulation; sight triangles; fire lanes; approximate on-site
or on-tract stormwater facilities; and water and sewer service.
C.
Preliminary site plan plat.
(1)
The plat shall be clearly and legibly drawn at a scale
no smaller than one inch equals 50 feet.
(2)
The plat shall show lot lines certified by a New Jersey
licensed land surveyor.
(3)
The sheet size shall be no larger than 30 inches by
42 inches. If one sheet is not sufficient to show the entire plan,
a composite shall show the entire development with reference to each
sheet.
(4)
The plat shall show the North arrow.
(5)
The plat shall show the zone district(s).
(6)
The plat shall show the date of the original drawing
and each amendment.
(7)
The plat shall show the existing and proposed streets
and street names.
(8)
The plat shall show the existing and proposed contours
at two-foot intervals within the tract and extending 100 feet beyond
any building, paved area or graded area under review.
(9)
The plat shall show the title of the plan.
(10)
The plat shall show streams.
(11)
The plat shall show the total lot area, lot
coverage, building coverage and gross floor area to the nearest square
foot and as a percent of the site and existing and proposed setbacks
from the street line and all other property lines.
(12)
The plat shall show the total parking spaces
provided, the total parking spaces required under the terms of this
chapter, the location of parking spaces and access drives, the total
loading spaces provided, the total loading spaces required under the
terms of this chapter and the location of loading spaces and access
drives.
(13)
The plat shall contain a key map giving the
general location of the site within the Township; and a separate map
showing the site in relation to the remaining lands of the owner.
(14)
The plat shall contain provisions for the handling
of solid waste and recyclable materials.
[Added 8-3-1992 by Ord. No. 1992-6]
D.
Site plan information for preliminary and final approval. In addition to the information called for in Subsection C above, each site plan shall be designed to comply with Articles IV, V and VI and be accompanied by an environmental impact report unless waived in whole or in part by the approving authority. In addition, any application for a proposed development that will generate substantial vehicular traffic, including developments involving 100 or more dwelling units or more than 300 parking spaces, shall require the submission of a Traffic Impact Statement report unless waived in whole or in part by the approving authority.
[Amended 2-1-1999 by Ord. No. 1999-4]
(1)
Building and use plan.
(a)
The plan shall show the size, height, location,
arrangement and use of all proposed buildings, structures and signs,
including architect's scaled elevations of the front, side and rear
of any structure and sign.
(b)
Existing structures shall be identified either
to remain or to be removed.
(c)
A written description of the proposed use(s)
of nonresidential buildings shall be provided, including the number
of employees, the proposed number of shifts to be worked and the maximum
number of employees on each shift.
(d)
Anticipated expansion plans incorporated in
the building design shall be shown. Floor plans shall be submitted.
In apartment and townhouse projects, the number of dwelling units,
by type, shall be shown.
(2)
Circulation plan. This plan shall show access streets
by name, acceleration/deceleration lanes, curbs, access points to
public streets, sight triangles, traffic channelization, easements,
fire lanes, driveways, parking and loading spaces, pedestrian walks,
bikeways and related facilities for the movement and storage of goods,
vehicles and persons. Sidewalks shall be shown along expected paths
of pedestrian travel between major points of interest. Any expansion
plans shall show feasible parking and loading expansion. Anticipated
truck and tractor-trailer traffic shall be described.
(3)
Natural resources and landscaping plans. This plan
shall show existing and proposed wooded areas, buffer areas including
the intended screening devices, berms, seeded and/or sodded areas,
ground cover, retaining walls, fencing, signs, street furniture, recreation
areas, shrubbery, trees and other landscaping features. It shall show
the location and type of man-made improvements and the location, number,
species and caliper of plant material and trees to be located on the
tract. All areas not covered 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 as in the shade
tree list set forth in the buffer section of this chapter[1] 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 as well as to assure that the capacity of the drainage
system is sufficient to handle water from the site and contributing
upstream areas.
(4)
Facilities plan. This plan shall show the existing
and proposed locations of all drainage and stormwater runoff facilities;
open space; common property; fire, gas, electric, telephone, sewerage
and water line locations; lighting; and solid waste collection and
disposal methods. Proposed grades, sizes, capacities and materials
to be used for facilities installed by the developer shall be shown
for the appropriate facilities. Installations by utility companies
need only show their locations on the plat. All easements shall be
shown and copies of legal documentation that support the granting
of an easement by the owner of an off-tract lot shall be included.
All proposed lighting shall include the direction, angle and height
of each source of light. All utilities shall be installed underground.
All required state and federal approvals for environmental considerations
shall be submitted prior to preliminary approval or be a condition
of approval. The method of sewage treatment shall be shown and percolation
tests from sufficient locations on the site to allow a determination
of adequacy shall be included where on-site treatment is proposed.
Such plans shall be reviewed by the Board of Health and/or Township
Engineer as directed by the approving authority with recommendations
to the approving authority. All public services shall be connected
to an approved public utilities system where one exists.
E.
Final site plan plat. The final plat shall follow
preliminary site plan requirements but include all changes required
as a condition of preliminary approval.
[Added 8-1-2005 by Ord. No. 2005-20]
The submission of as-built drawings is required
for all developments where storm drainage improvements are proposed.
The drawings shall be in the form established by the Township Engineer
consistent with accepted engineering practices. The cost of such drawings
shall be included in performance guarantee estimates and performance
guarantees and shall be considered part of the cost of installation
of such improvements. The as-built drawings shall be provided to the
Township, reviewed and approved by the Township Engineer prior to
final release of any performance guarantee, consistent with the provisions
of N.J.S.A. 40:55D-53.
