In cases requiring subdivision review and approval, applications for development shall be in accordance with the provisions of Article
IV, Section 1, of this chapter and shall be accompanied by information and documentation specified in this section.
A. Cover sheet signature block. Title block denoting type of application,
municipality, county, Tax Map sheet, block and lot and street address.
Schedule of zoning requirements and conformance to same.
B. Major subdivision sketch plats for discussion purposes shall be drawn to a scale of not less than one inch equals 200 feet and shall, as a minimum, include the items in Subsection
C(1) through (19) of Section 10 of this article, Minor subdivision: plat details.
C. Applications for major subdivisions shall be made for preliminary
review and approval by the Planning Board and appropriate application
forms to be provided by said Planning Board:
(1)
Preliminary submission requirements. An application for preliminary
plat review and approval shall include a completed application form,
together with a preliminary plat which shall be:
(a)
Clearly and accurately drawn or reproduced at a suitable scale
and not less than one inch equals 100 feet;
(b)
Prepared by a professional engineer and licensed land surveyor
with certification blocks per the New Jersey Map Filing Law indicating
that the outbounds of the tract have been accurately located;
(c)
Designed in compliance with the provisions of Article
V of this chapter;
(d)
And show or be accompanied by the following information:
[1] A key map, based on the Logan Township Zoning Boundaries
Map, showing: the entire subdivision, the proposed street pattern
in the area to be subdivided; the distance to the nearest existing
developed area; and the relationship of the subject tract to the surrounding
area and road system;
[2] The name of the proposed subdivisions; applicable
municipal Tax Map sheets; block and lot numbers; preparation date
and revisions; North arrow; the reference meridian; graphic and written
scale; and the following names and addresses:
[a] Name and address of the record owner or owners
and the name of all adjoining property owners, as disclosed by the
most recent municipal tax records;
[b] Name and address of the subdivider/applicant;
[c] Name and address of the professional who prepared
the plat with raised seal and original signature.
[3] Acreage, separately listing acreage of riparian
lands, of the tract to be subdivided to the nearest tenth of an acre
and the number of lots to be formed. The dimensions of all proposed
lot lines of all new lots being created and parcels being retained
to the nearest foot and any existing lot lines to be eliminated by
the proposed subdivision shall be clearly indicated.
[4] The location of:
[a] Existing and proposed property lines;
[b] Existing or proposed railroads or bridges;
[c] Existing buildings and structures with an indication
of whether they will be retained or removed.
[d] Proposed building setback lines from streets;
[e] The outline of any wooded areas, together with
the limit of any proposed clearing and trees 30 inches in diameter
or greater; and
[f] Vegetation information, as outlined in this chapter,
may be required in any major subdivision application at the request
of the Logan Township Planning Board.
[5] Profiles and cross sections of proposed streets
within the subdivision and existing street and highways abutting the
subdivision. Typical cross-sections of streets shall clearly indicate
the type and width of paving, location of curb, location and sidewalks
and street tree locations. Buffer or screen planting locations, any
existing or proposed sight triangles at intersections and the radius
of the curblines shall be indicated.
[6] Elevation contours as outlined in this chapter.
All contour lines shall be referenced to the National Geodetic Vertical
Datum, 1929. Appropriate contour designations shall show existing
ground elevations and proposed elevation in any areas to be regarded.
[7] All existing watercourses shall be shown and the
application shall include or be accompanied by the following data:
[a] In cases where a brook or stream is proposed for
alteration, improvement or relocation or when any structures are proposed
within the ordinary high water mark of a stream with a drainage area
of 1/2 square miles or a stream encroachment permit, issued by the
New Jersey Division of Water Resources, Bureau of Water Control, shall
accompany the application.
[b] Cross-sections of all watercourses at an appropriate
scale, showing extent of floodplain, top of bank, normal water level
and abutting lot elevations at the following locations:
[i] Any point where the watercourse crosses the boundary
of the subdivision;
[ii] At 50 feet upstream and downstream of any point
of juncture of two or more watercourses; and
[iii] At a maximum of 300 feet intervals along all
watercourses which run through or adjacent to the subdivisions.
[c] When ditches, streams, brooks or watercourses are
involved, improved or relocated, the method of stabilizing slopes
and measures to control erosion and siltation, as well as typical
ditch section profiles, shall be shown on the plat or accompanying
it.
[d] The boundaries of the floodplain and special flood
hazard areas of all watercourses within or adjacent to the subdivision
as are shown on the Logan Township Flood Insurance Rate Maps.
[e] Profile of stream bed 300 feet upstream and downstream
from subject property limits.
[8] The total acreage of the drainage basin, upstream
of the proposed subdivision of any watercourse, running through or
adjacent to said subdivision.
[9] The total acreage of the drainage basin (of which
the subdivision is part) to the nearest downstream drainage structure.
[10] The location and extent of drainage or conservation
easements and stream encroachment lines.
[11] The location, extent and water level of all existing
or proposed lakes or ponds located within or adjacent to the subdivision.
[12] Storm drainage system; sewage collection; water
distribution systems.
[a] The plat shall show or be accompanied by plans
and computation for a storm drainage system, including the following:
[i] All existing or proposed storm sewer lines within
or adjacent to the subdivision, showing size and profile of the lines,
direction of flow and location of manholes and inlets and all calculation
sheets used for the design of the proposed storm sewer system.
[ii] The location and extent of any proposed dry wells,
groundwater recharge basins, retention basins or other water conservation
devices. Plans of proposed utility layouts (sewer, storm drains, water,
gas, electricity) shall be included and shall indicate feasible connections
to existing or proposed utility systems.
[b] Any sewage collection or water distribution systems
must have preliminary approval be the Logan Township Municipal Utility
Authority. When a private, centralized water supply of sewage facility
system is proposed, the plans for such a system must have the approval
of the Logan Township Municipal Utility Authority and appropriate
county and state agencies.
[c] When a public or acceptable private community sewage
system is not available or proposed for development within a reasonable
period of time, as determined by the Planning Board, uniformly distributed
soil borings to first groundwater or a maximum of 20 feet and percolation
tests, as specified in the table below, and the results, including
the date made, together with evidence of submission to the County
Health Department, must be submitted with the preliminary plat. Depth
to seasonal high water at each percolation test location shall also
be submitted. Any subdivision or part thereof which does not meet
with the established sewage collection and treatment requirements
of this chapter or other applicable Logan Township regulations shall
not be approved.
[d] Any remedy proposed to overcome the shortcoming
shall be first approved by the appropriate local, county or state
agencies. In addition, soil borings and percolation tests shall be
provided at all dry wells, recharge basins and retention basins. Percolation
tests shall be taken at the approximate depth of the recharge facility.
[e] All retention or detention facilities shall be
designed to be a minimum of two feet from bottom of facility to maximum
groundwater, as determined by mottling or other approved methods.
Soil Borings and Percolation Tests
(Individual Septic Systems)
|
---|
Development Acreage
|
Number of Soil Borings
|
Number of Percolation Tests
|
---|
0 to 5
|
2
|
2
|
5 to 20
|
4
|
6
|
20 to 50
|
5
|
10
|
50 to 75
|
7
|
15
|
75 to 100
|
10
|
20
|
Over 100
|
1/ea. 10 AC
|
2/ea. 10 AC
|
[13] Any lands to be dedicated or reserved for public
use shall be clearly indicated.
[14] The location of all underground or surface utilities
and easements to accommodate them shall be clearly identified.
[15] A copy of any protective covenants or deed restrictions
proposed for application to the land being subdivided shall accompany
the preliminary plat.
[16] The location of standards, distance from intersections
and illumination factors for all streetlighting shall be included.
[17] An area acceptable to the Planning Board as to
location and shape, suitable for Township recreation purposes, shall
be shown. Such area shall comprise not less than 15% of the land area
to be developed and shall be developed according to this chapter.
Such parcels, when approved by the Planning Board, constitute an amendment
to the Logan Township Comprehensive Management Plan and may be donated
by the developer to the Township or will be reserved for a period
of one year from the date of preliminary approval, during which time
the Township may institute acquisition procedures.
[18] A soil erosion and sediment control plan.
[19] Sight triangle provided in accordance with ordinance
requirements.
[20] Letters from utility companies and municipal utility
authority stating that public water and sewer is available, including
capacity.
[21] Traffic impact statement including existing traffic
counts with a minimum of seven consecutive days for a twelve-hour
cycle from 6:30 a.m. to 6:30 p.m. for the impacted area. Traffic counts
should be conducted such they are representative of typical and peak
usage in the area.
[22] Community/financial impact statement (CIS/FIS)
specifically related to Logan Township and Gloucester County in coordination
with local school districts.
[23] The location and design of any off-street parking
or loading areas, showing size and location of bays, barriers, pedestrian
access, vehicular access and number of parking or loading spaces,
and calculations on which parking is based.
[24] A list of other agencies requiring their approval
and the status of the application of these agencies.
D. Final submission requirements.
(1)
Final submission plats shall be accompanied by an appropriate
completed application form; shall be drawn in ink on translucent tracing
cloth or its equivalent at a suitable scale; and shall comply with
all provisions of the Map Filing Law (N.J.S.A. 45:23-9.9 et seq.).
The final plat shall show, or be accompanied by, only that information
and those details specified in the aforementioned New Jersey Map Filing
Law or in the following list:
(a)
Date, location and name of the subdivision, name of the owners,
graphic scale and reference meridian.
(b)
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, lot lines and other site lines, all with accurate dimensions
bearings or deflection angles and radius, arcs and central angles
of all curves.
(c)
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.
(d)
All natural and artificial watercourses, streams, shorelines,
water boundaries and encroachment lines shall be shown.
(e)
Each block shall be numbered and the lots within each block
shall be numbered consecutively beginning Number 1.
(f)
Minimum building setback lines on all lots and other sides.
(g)
Location and description of all monuments.
(h)
Names of owners of adjoining land parcels.
(i)
Certification by a licensed land surveyor as to the accuracy
of details of the plat.
(j)
Certification that the applicant is owner, or equitable owner,
of the land or a representative thereof, or that the owner has given
consent under the option agreement.
(k)
An updated certification from the Tax Collector that there are
no delinquent taxes charged to the property involved in the subdivision.
(l)
The preliminary plat, engineering details, cross-sections and
profiles of streets and plan and profiles of storm drainage systems
approved by the Township Engineer shall be required to accompany the
final plat with all conditions of preliminary approval met and reviewed
by the engineer prior to the final plat submission.
(m)
If applicable, plans and profiles of sanitary sewers and water
mains, approved by the municipal utilities authority, will be required
to accompany the final plat.
(n)
When approval of a plat is required by an officer or body of
the municipality, county or state, approval shall be certified on
the plat prior to its filing in the office of the County Clerk.
(o)
All approvals, notices and permits from other agencies.
(p)
Performance guarantees, approved by the municipal Solicitor
as to form and the municipal Engineer as to amount, sufficient to
insure the satisfactory completion of improvements and facilities
as required by the resolution of the Planning Board granting preliminary
approval.
(2)
The developer's engineer shall submit a detailed engineer's
estimate for review and approval by the municipal Engineer.
In cases requiring site plan review and approval, applications for development shall be in accordance with the provisions of Article
IV, Section 1, of this chapter and shall be accompanied by information and documentation specified in this section.
A. Preliminary submission requirements.
(1)
Site plans submitted for conventional developments shall include
materials that clearly show conditions on the site at the time of
the application, the features on the site which are to be incorporated
into the proposed development, and the appearance and function of
the proposed development. The various elements of the site plan shall
be prepared by professionals, as required by N.J.S.A. 13:40-7.1, licensed
to practice in the State of New Jersey, according to the following
instructions and including the following information and data:
(a)
Cover sheet signature block. Title block denoting type of application,
municipality, county, Tax Map sheet, block and lot and street address.
Schedule of zoning requirements and conformance to same.
(b)
Site plans shall be drawn to a scale of not less than one inch
equals 100 feet. All distances shall be in decimals of a foot and
all bearings shall be given to the nearest tenth-second and the error
of closure of the tract shall be 1:10,000 and certified by a licensed
land surveyor.
(c)
A key map showing the entire parcel to be developed and its
relation to the surrounding area, based on the Logan Township Zoning
Map.
(d)
Title of development, North point, written and graphic scales,
name, address of record owner and professionals preparing the site
development plan with their business address, raised seal and original
signature affixed to said plans, date of preparation and revision
dates.
(e)
The name of the owners of record of all properties within 200
feet of the site and the block and lot numbers of such adjacent properties.
(f)
All existing school, zoning and special district boundaries
located on or adjacent to the property involved. Such boundaries shall
be shown on the key map accompanying the detailed site plan.
(g)
The total acreage, separately listing acreage of riparian lands,
and boundaries of the property involved, building or setback lines
of existing streets, lots, reservations, easements and other areas
dedicated to public use.
(h)
The location of existing buildings and all other structures
such as, but not limited to, signs, culverts, bridges (with spot elevations
of such structures), walls, fences, roadways and sidewalks. Location
of driveways within 200 feet.
(i)
The identification and location of all proposed improvements,
including use areas, buildings, structures (including fences, roadways,
driveways and sidewalks) and special sites for individual uses, all
including proposed grades.
(j)
Written description for each proposed nonresidential building
including maximum number of employees, number of shifts, and hours
of operation.
(k)
Demolition plan including tree removal and clearing limits.
(l)
Sight triangle provided in accordance with ordinance requirements.
(m)
Letters from utility companies and municipal utility authority
stating that public water and sewer is available, including capacity.
(n)
Soil erosion and sediment control plan.
(o)
Traffic impact statement including existing traffic counts with
a minimum of seven consecutive days for a twelve-hour cycle from 6:30
a.m. to 6:30 p.m. for the impacted area. Traffic counts should be
conducted such they are representative of typical and peak usage in
the area.
(p)
Community/financial impact statement (CIS/FIS) specifically
related to Logan Township and Gloucester County in coordination with
local school districts.
(q)
The location and design of any off-street parking or loading
areas, showing size and location of bays, barriers, pedestrian access,
vehicular access and number of parking or loading spaces, and calculations
on which parking is based.
(r)
All means of vehicle access and egress proposed for the site,
showing size and location of driveways and driveway or curb openings
to existing public streets. Provide truck turning templates for tractor
trailer, fire and waste hauling represented on the plan.
(s)
Location of all storm drainage pipes, structures and watercourses,
whether publicly or privately owned, with pipe sizes, grades and direction
of flow, whether existing or proposed, and, also whether above or
below the ground surface.
(t)
Existing topography with a contour interval of one foot where
slopes are 3% or less, two feet where slopes are more than 3% but
less than 15%, and five feet where slopes are greater than 15%, referenced
to the National Geodetic Vertical Datum of 1929 and indicated by a
dashed line. Where any regrading is proposed, finished grade contours
should be shown in solid lines.
(u)
Location of existing high point, depressions, ponds, marshes, wooded areas and other significant existing natural features. Vegetation information, as outlined in Article
IX, may be required at the request of the Planning Board. Watercourses and public roads located within 1,000 feet of the site shall be shown on the key map.
(v)
An environmental impact statement may be required, as specified in Article
VII of this chapter.
(w)
A certified survey, prepared by a land surveyor licensed in
the State of New Jersey, shall accompany site plans and show the boundaries
of the parcel and the limits of all proposed streets, recreation areas
and other property to be dedicated to public use or to common open
space. In the case of new commercial, industrial or public buildings,
the site plan shall be accompanied by colored preliminary architectural
floor plans and elevations, with the name, address, professional number
and seal of the architect who is licensed in the State of New Jersey.
(x)
All proposed street profiles and cross-sections shall be shown,
indicating width of sidewalks and location and size of utility lines,
according to the standards and specifications of Logan Township. Such
features are to be shown on a separate map, when necessary.
(y)
Location of all proposed sewer and water lines, valves, hydrants
and other appurtenances or alternative means of water supply and sewage
disposal and treatment in conformance with the applicable standards
of the appropriate Township, county and state agencies.
(z)
The proposed positioning, direction, illumination, wattage and
periods of operation of all proposed outdoor lighting to be used anywhere
on the site or in connection with the applicable standards of the
appropriate Township, county and state agencies.
(aa) Location of all proposed signs, their size, nature
of construction, height and orientation, including all identification
signs, traffic and directional signs and free-standing and facade
signs, together with the nature and time control of sign lighting.
(bb) Proposed screening and landscaping plan as outlined in Article
V and appropriate zone involved.
(cc) A copy of any covenants or deed restrictions that
are intended to cover all or any part of the tract.
(dd) Stormwater management plan and calculations, designed
to produce no greater volume of surface run-offs from the site subsequent
to development than that existing prior to development. Provide NJDEP
low-impact development checklist.
(ee) Such other information or data as may be required
by the Planning Board, as set forth in its rules of procedure, in
order to determine that the proposed development is in accord with
the Master Plan and all applicable ordinances of Logan Township.
(ff) A listing of other required permits from agencies
having jurisdiction and the status of each permit required.
(gg) Multifamily residential developments and planned
unit residential developments shall provide a plan, identifying the
location and details of recreation facilities, required pursuant to
the requirements of this article.
(2)
In any case of any planned development, the application for
site plan review shall be accompanied by 15 copies of all site plans
and other documenting material. Prior to the determination of completeness
of the application for preliminary approval of any planned development
under the terms of this chapter, the Planning Board administrative
officer shall, insofar as possible, secure the advice of the Township
Engineer and all other experts hired by the Planning Board to review
planned development applications concerning the adequacy of plans
submitted and the completeness of the submission. In addition to the
materials and data required in connection with conventional site plan
applications, as set forth above, an application for planned development
shall show or be accompanied by:
(a)
An open space management report setting forth the form of organization
proposed to own or maintain the common open space.
[1] Information shall be provided establishing that
the association or other entity proposed to administer such common
open space will have adequate funding and a sufficient organization
to properly maintain, repair and replace such open space and its structures
and facilities.
(b)
The use, approximate height and bulk of proposed buildings and
other structures.
(c)
Modification of existing Township ordinance requirements governing
streets or ways or the use, density and location of buildings or structure
being requested.
(d)
The projected schedule for development and the approximate times
when final approvals will requested. If phased development, a phasing
plan demonstrating that any section, if built, will provide adequate
drainage and utility systems.
(e)
A statement as to why the public interest would be served by
the proposed development.
B. Final submission requirements. Site plans shall be submitted for
final approval in accordance with the provisions of this chapter and
shall contain or be accompanied by the following:
(1)
An affidavit setting forth the names and addresses of all record
title owners of the subject property included on the site plan and
the consent, in writing, of all such owners to the approval of the
site plan.
(2)
Information and data contained in the submission for preliminary
approval. Final site plans shall be drawn to a scale of not less than
50 feet to the inch.
(3)
Any site plans revisions, additional data or revised documentation
required by the Planning Board in its resolution granting preliminary
approvals.
(4)
Offer of dedication of streets or other public ways and deeds
for any public open space resulting from preliminary development approvals.
(5)
Performance guarantees, approved by the municipal Solicitor,
as to form, and the municipal engineer, as to amount, sufficient to
ensure the satisfactory completion of improvements and facilities,
as required by the resolution of the Planning Board granting preliminary
approval. The developer's engineer shall submit a detailed engineer's
estimate for review and approval by the municipal engineer.
(6)
A statement from the municipal engineer that adequate construction
plans for all streets, drainage and other facilities covered by the
Township standards are adequate and comply with Township standards.
(7)
All approvals from other agencies having jurisdiction.
C. Common open space documents. These documents shall ensure the adequate
organization and financial soundness of the association or other entity
proposed to own or maintain the common open space. Such documents
shall include:
(1)
Articles of incorporation for any homeowner's association, condominium
association or other organization to be established to maintain the
common open space.
(2)
A master deed or declaration of covenants and restrictions detailing
the rights and privileges of individual owners and residents, restricting
the use of the common open space and establishing a system of fees
assessed against individual owners. A proposed schedule of membership
fees for at least the first five years of operation shall be provided.
(3)
Bylaws and membership rules and regulations of any such organization
defining the details of its organization and operation.
In cases requiring planned development/general development plan review and approval, applications for development shall be in accordance with the provisions of Article
IV, Section 1, of this chapter and shall be accompanied by information and documentation specified in this section.
A. Findings for planned developments. Prior to approval of such planned
developments, the Planning Board shall find the following facts and
conclusions:
(1)
That departures by the proposed development from zoning regulation
otherwise applicable to the subject property conform to the zoning
ordinance standards pursuant to N.J.S.A. 40:55D-65.
(2)
That the proposals, including financial assurances, for maintenance
and conservation of the common open space and any proposed private
infrastructure are reliable and the amount, location and purpose of
the common open space are adequate.
(3)
That provisions throughout the physical design of the proposed
development for public services, control over vehicular and pedestrian
traffic, and the amenities of light and air, recreation and visual
enjoyment are adequate.
(4)
That the proposed planned development will not have an unreasonable
adverse impact upon the Township or the area in which it is proposed
to be established.
(5)
In the case of a proposed development, which contemplates construction
over a period of years, that the terms and conditions intended to
protect the interests of the public and of the residents, occupants
and owners of the proposed development in the total completion of
the development are adequate.
B. General development plan; duration.
(1)
The general development plan shall set forth the permitted number
of dwelling units, the amount of nonresidential floor space, the residential
density and the nonresidential floor area ratio for the planned development
in its entirety, according to a schedule which sets forth the timing
of the various sections of the development. The planned development
shall be developed in accordance with the general development plan
approved by the Planning Board, notwithstanding any provision of P.L.
1975, C.291 (N.J.S.A. 40:55D-1 et seq.), or an ordinance or regulation
adopted pursuant thereto after the effective date of approval.
(2)
The term of the effect of the general development plan approval shall be determined by the Planning Board, using the guidelines set forth in Subsection
B(3) of this section, except that the term of the effect of the approval shall not exceed 20 years from the date upon which the developer receives final approval of the first section of the planned development.
(a)
The developer must obtain final approval of the first section
of the planned development within five years of the date the developer
received approval of the planned development or, upon the failure
to obtain final approval of the first section within five years, the
approval for the entire planned development shall expire. In the event
of expiration of the approval, the conditional use shall be deemed
terminated with respect to any portion of the planned development
not yet constructed, and existing zoning requirements shall thereafter
govern such portion not yet constructed. In the event of expiration
of approval, the applicant's obligation to complete improvements secured
by performance guarantees shall not be affected by such expiration.
(3)
In making its determination regarding the duration of the effect
of approval of the development plan, the Planning Board shall consider:
the number of dwelling units or amount of nonresidential floor area
to be constructed; prevailing economic conditions; the timing schedule
to be followed in completing the development and the likelihood of
its fulfillment; the developer's capability of completing the proposed
development; and the contents of the general development plan and
any conditions which the Planning Board attaches to the approval thereof.
C. General development plan contents. A general development plan may
include, but not be limited to, the following:
(1)
A general land use plan, at a scale specified by ordinance,
indicating the tract area and general locations of the land used to
be included in the planned development. The total number of dwelling
units and amount of nonresidential floor area to be provided and proposed
land area to be devoted to residential and nonresidential use shall
be set forth. In addition, the proposed types of nonresidential uses
to be included in the planned development shall be set forth and the
land area to be occupied by each proposed use shall be estimated.
The density and intensity of use of the entire planned development
shall be set forth and a residential density and a nonresidential
floor area ratio shall be provided. Riparian lands shall be listed
separately.
(2)
A circulation plan showing the general location and types of
transportation facilities, including facilities for pedestrian access
within the planned development and any proposed improvements to the
existing transportation system outside the planned development. Traffic
impact statement including existing traffic counts with a minimum
of seven consecutive days for a twelve-hour cycle from 6:30 a.m. to
6:30 p.m. for the impacted area. Traffic counts should be conducted
such they are representative of typical and peak usage in the area.
(3)
An open space plan showing the proposed land area and general
location of parks and any other land areas to be aside for conservation
and recreational purposes and a general description of improvements
proposed to be made thereon, including a plan for the operation and
maintenance of parks and recreational lands.
(4)
A utility plan indicating the need for and showing the proposed
location of sewage and water lines; any drainage facilities necessitated
by the physical characteristics of the site; proposed methods for
handling solid waste disposal; and a plan for the operation and maintenance
of proposed utilities. Provide letters from utility companies and
municipal utility authority stating that public water and sewer is
available, including capacity.
(5)
A stormwater management plan, setting forth the proposed method
of controlling and managing stormwater on the site.
(6)
An environmental inventory, including a general description
of the vegetation, soils, topography, geology, surface hydrology,
climate and cultural resources of the site; existing man-made structures
or features; and the probable impact of the development on the environmental
attributes of the site.
(7)
A community facility plan, indicating the scope and type of
supporting community facilities, which may include, but not be limited
to, education or cultural facilities; historic sites; libraries; hospitals;
firehouses; and police stations.
(8)
A housing plan outlining the number of housing units to be provided
and the extent to which any housing obligation assigned to the municipality
pursuant to P.L. 1985, C222 (N.J.S.A. 52:27d-301 et al.) will be fulfilled
by the development.
(9)
A local service plan indicating those public services which
the applicant proposes to provide and which may include, but not be
limited to, water, sewer, cable and solid waste disposal.
(10)
A community/financial impact statement (CIS/FIS) describing
the anticipated demand on municipal services to be generated by the
planned development and any other financial impacts to be faced by
municipality or school districts as a result of the completion of
the planned development. The fiscal report shall also include a detailed
projection of property tax revenues which will accrue to the county,
municipality and school district according to the timing schedule
provided under the Unified Development Ordinance and following completion
of the planned development in its entirety.
(11)
A proposed timing schedule, in the case of a planned development
whose construction is contemplated to span more than a period of three
years, including any terms or conditions which are intended to protect
the interest of the public and of the residents who occupy any section
of the planned development prior to the completion of the development
in its entirety.
(12)
A municipal development agreement, which shall mean a written
agreement between a municipality and a developer relating to the planned
development.
(13)
A landscaping plan showing buffer areas and conceptual layout.
D. General development plan approval procedure.
(1)
Any developer of a parcel of land greater than 100 acres in
size, for which the developer is seeking approval of a planned development,
shall submit a general development plan to the Planning Board prior
to the granting of preliminary approval of that development by the
Planning Board.
(2)
The Planning Board shall grant or deny general development plan
approval within 95 days after submission of a complete application
to the administrative officer, or within such further time as may
be consented to by the applicant. Failure of the Planning Board to
act within the period prescribed shall constitute general development
plan approval of the planned development.
E. General development plan; timing schedule; modification. In the event
that the developer seeks to modify the proposed timing schedule, such
modification shall require the approval of the Planning Board. The
Planning Board shall, in deciding whether or not to grant approval
of the modification, take into consideration: prevailing economic
and market condition; anticipated and actual needs for residential
units; nonresidential space within the municipality and the region;
and the availability and capacity of public facilities to accommodate
the proposed development.
F. General development plan hearing on modification required.
(1)
Except as provided hereunder, the developer shall be required
to gain the prior approval of the Planning Board if, after approval
of the general development plan, the developer wishes to make any
variation in the location of land uses within the planned development
or to increase the density of residential development or the floor
area ratio of nonresidential development in any section of the planned
development.
(2)
Any variation in the location of land uses or increase in density
or floor area ratio proposed in reaction to a negative decision of,
or condition of, development approval imposed by the Department of
Environmental Protection pursuant to P.L. 1973, C. 185 (N.J.S.A. 13:19-1
et seq.) shall be approved by the Planning Board if the developer
can demonstrate to the satisfaction of the Planning Board that the
variation being proposed is a direct result of such determination
by the Department of Environmental Protection, as the case may be.
G. General development plan hearing on modifications not required.
(1)
Except as provided hereunder, once a general development plan
has been approved by the Planning Board, it may be amended or revised
only upon application by the developer approved by the Planning Board.
(2)
A developer, without violating the terms of the approval pursuant
to this chapter, may, in undertaking any section of the planned development,
reduce the number of residential units or amount of nonresidential
floor space by no more than 15%, or reduce the residential density
or nonresidential floor area ration by no more than 15%; provided,
however, that a developer may not reduce the number of residential
units to be provided, pursuant to P.L. 1985, c. 222 (N.J.S.A. 42:27D-301
et seq.) without prior municipal approval.
H. General development plan certification upon completion; general development
plan failure to complete or comply; general development plan termination
of approval.
(1)
Upon completion of each section of the development, as set forth
in the approved general development plan, the developer shall notify
the administrative officer, by certified mail, evidencing that the
developer is fulfilling his obligations under the approved plan. For
the purpose of this section, "completion" of any section of the developments
shall mean that the developer has acquired a certificate of occupancy
for every residential unit or any nonresidential structure, as set
forth in the approved general development plan and pursuant to Section
15 of P.L. 1975, c. 217 (N.J.S.A. 52:27D-133). If the municipality
does not receive such notification at the completion of any section
of the development, the municipality shall not notify the developer,
by certified mail, in order to determine whether or not the terms
of approved plan are being complied with.
(a)
If the developer does not complete any section of the development
within eight months of the date provided for in the approved plan,
or if, at any time, the municipality has cause to believe that the
developer is not fulfilling his obligations pursuant to the approved
plan, the municipality shall notify the developer, by certified mail;
and the developer shall have 10 days within which to give evidence
that he is fulfilling his obligations pursuant to the approved plan.
The municipality thereafter shall conduct a hearing to determine whether
or not the developer is in violation of the approved plan. If, after
such a hearing, the municipality finds good cause to terminate the
approval, it shall provide written notice of same to the developer
and the approval shall be terminated 30 days thereafter.
(2)
In the event that a developer who has a general development
plan approval does not apply for preliminary approval for the planned
development which is the subject of that general development plan
approval within five years of the date upon which the general development
plan has been approved by the Planning Board, the municipality shall
have cause to terminate the approval.
I. General development plan satisfactory completion. In the event that
a development which is the subject of an approved general development
plan is completed before the end of the term of the approval, the
approval shall terminate with the completion of the development. For
the purposes of this section, a development shall be considered complete
on the date upon which a certificate of occupancy has been issued
for the final residential and nonresidential structure in the last
section of the development, in accordance with the timing schedule
set forth in the approved general development plan, and the developer
has fulfilled all of his obligations pursuant to the approval.
In reviewing development application for land subdivision or
site plan approval, the Planning Board will expect conformance of
design standards which will encourage: good development patterns in
the municipality; adherence to proposals, policies and standards contained
in the Master Plan; and consistence with the requirements of other
articles of this chapter