The applicant shall comply with reasonable conditions laid down
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
County Planning Board review or approval 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 by the
County Planning Board or approval by the County Planning Board due
to its failure to submit a report within the required time period.
If the county's report is negative or attaches conditions, the original
action by the municipal approving authority shall be null and void
and a new resolution shall be adopted which considers the County Planning
Board's report.
The approving authority, when acting upon applications for preliminary or minor subdivision approval and preliminary site plan approval, shall have the power to grant such exceptions from the design and performance standards in Article VI of this chapter as may be reasonable and within the general purpose and intent of the provisions for 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.
The approving authority may waive required notices and hearings
for minor and exempt subdivisions and site plans except where a variance
or conditional use is part of the application. Divisions of land not
considered a subdivision as defined in this chapter shall be exempt
from compliance with the requirements of this chapter only after affirmative
action by the approving authority. Such action shall be taken following
submission of documentation to the approving authority showing the
division of land for agricultural purposes where all resulting parcels
are five acres or larger in size; divisions by testamentary or intestate
provisions; divisions of property by court order; and conveyances
so as to combine existing lots by deed or other instrument, as the
case may be. Until exempted from the subdivision regulations by the
approving authority, no person can transfer, sell or agree to transfer
or sell, as owner or agent, any land which forms a part of a subdivision
for which approval is required.
The approving authority shall have the power to act upon subdivisions,
conditional uses or site plans simultaneously without the developer
making further application or the approving authority holding further
hearings. The longest time period for action by the approving authority,
whether it is for subdivision, conditional use or site plan approval,
shall apply. Whenever approval of a conditional use is requested by
the developer in conjunction with a site plan or subdivision, notice
of the hearing on the plat shall include reference to the request
for such conditional use.
[Amended 12-27-1979 by Ord. No. 32-79]
A.
A site plan approval is required for all developments which do not meet the definition of "site plan, exempt" in Article III.
B.
The Zoning Officer, with the consent of the Borough Manager, is authorized
to issue site plan waiver approval in the event that he determines
that there is no change in circulation, parking, drainage, relationship
of buildings to each other, landscaping, buffering, lighting or other
considerations of site plan review by reason of the proposed construction
or alteration or change of use or expansion of use or use of buildings
or land. The Zoning Officer, with the approval of the Borough Manager,
may consult with the Borough Engineer regarding a waiver application
hereunder. A copy of the waiver approvals issued under this section
shall be forwarded to the Washington Borough Planning Board by the
Zoning Officer.
[Amended 11-6-1989 by Ord. No. 15-89]
C.
Minor site plan approval may be applied for by the applicant filing with the administrative officer, 21 days before the meeting of the approving authority, 15 copies of a site plan conforming to the requirements of § 94-35E hereof and meeting the design and performance standards contained in Article VI, Design and Performance Standards, of this chapter. The applicant may make application for both preliminary and final approval of such a minor site plan at the same time, and the approving authority shall be permitted to grant such relief, if appropriate, or to bifurcate the application into preliminary and final stages or to grant conditional approvals.
[Added 11-6-1989 by Ord. No. 15-89]
A.
An informal submission is optional. The purpose will be to review
concepts to assist the applicant in the preparation of subsequent
plans. Other than classification, no decisions will be made, no hearings
held and no formal action taken.
B.
Filing procedure. The developer shall file with the administrative
officer at least 21 days prior to the meeting of the approving authority
eight blue- or black-on-white copies of the informal plat, two completed
copies of the application form, two completed copies of the informal
plat checklist and the applicable fee.
C.
Action by the approving authority.
(1)
The approving authority shall classify the application as a minor
or major development within 45 days of the date of submission or such
further time as may be consented to by the applicant. If the approving
authority suggests any changes to be included in the preliminary or
final plat, such changes and/or conditions shall be in writing and
shall be sent to the applicant.
(2)
If the approving authority determines that the development may directly
or indirectly create an adverse effect on either the property being
developed or nearby property, the approving authority may require
the developer to revise the plan and incorporate such revisions in
the preliminary or final plat. Where any remaining portion of the
original tract is sufficient to be developed or subdivided further,
the developer may be required to indicate a feasible plan whereby
the proposed development, together with subsequent development, will
not create, impose, aggravate or lead to any such adverse effect(s).
Preliminary plats are required for all major site plans and
major subdivisions.
A.
Filing procedure.
(1)
The developer shall submit the following to the administrative officer at least 21 days prior to the public meeting of the approving authority: 15 blue- or black-on-white copies of the preliminary plat; two completed copies of the application form for preliminary approval; two completed copies of the preliminary plat checklist; two copies of any protective covenants, deed restrictions and easements applying to the land being developed; two copies of the drainage calculations and soil erosion and sediment control data as required in Article VI of this chapter; the applicable fee; certification by the Tax Collector that all taxes are paid to date; and full disclosure of ownership in accordance with the provisions of the Municipal Land Use Law.[1]
[Amended 11-6-1989 by Ord. No. 15-89]
[1]
Editor's Note: See N.J.S.A. 40:55D-1 et seq.
(2)
The application shall include a complete environmental impact report
or a written request for a waiver of any or all of its requirements.
If a waiver is requested, the approving agency shall either approve,
approve in part or disapprove the request at the first regular meeting
at which the application is heard. The applicant shall provide any
required data within 15 days or at least 15 days prior to the date
the approving authority is required to act, whichever comes first.
B.
Action by the approving authority.
(1)
The approving authority shall accept or reject the submission as
a complete application and, if rejected, notify the applicant within
45 days of submission.
(2)
Public hearing. If found to be a complete application by the approving
authority, a public hearing date shall be set and notice given.
(3)
Upon submission of a plat, the administrative officer shall submit
one copy of the plat and supporting data to the County Planning Board,
Municipal Engineer and any other agency or person as directed by the
approving authority for review and action. Each shall have not more
than 30 days from receipt of the plat to report to the approving authority.
In the event of disapproval, such report shall state the reasons therefor.
If any agency or person fails to submit a report within 30 days, the
plat shall be deemed to have been approved by them. Upon mutual agreement
between the County Planning Board and the approving authority, with
approval of the developer, the thirty-day period for a County Planning
Board report may be extended for an additional 30 days, and any extension
shall so extend the time within which the approving authority is required
to act.
(4)
A subdivision of 10 or fewer lots shall be granted or denied within
45 days of the date of a complete submission or within such further
time as may be consented to by the developer. With more than 10 lots,
the approving authority shall grant or deny preliminary approval within
95 days of the date of a complete submission or within such further
time as may be consented to by the developer. Otherwise, the approving
authority shall be deemed to have granted preliminary approval to
the subdivision.
(5)
The approving authority shall grant or deny preliminary site plan
approval within the following time periods unless some further time
has been consented to by the developer:
(6)
If the approving authority requires any substantial amendment in
the layout of improvements in either a site plan or subdivision and
that 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 for development. The approving authority shall, if the
proposed development complies with this chapter, grant preliminary
approval.
(7)
The approving authority may approve, disapprove or approve with conditions the application, including action on the environmental impact report. The decision shall be in writing and shall be sent to the applicant and the newspaper as required by public hearing notices. (See § 94-21.) If the approving authority grants preliminary approval, its Chairman and Secretary, or the Vice Chairman or Assistant Secretary in their absence, respectively, and Municipal Engineer shall sign each page of the plat indicating the approval. If the plat is conditionally approved, it shall not be signed until all conditions are corrected on the plat. If the 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, confer upon the applicant the following rights for a three-year period from the date of the preliminary approval, otherwise the approval shall be void:
(a)
That the general terms and conditions on which preliminary approval
was granted shall not be changed, including but not limited to use
requirements; layout and design standards for streets, curbs and sidewalks;
lot size; yard dimensions and off-tract improvements; any requirements
peculiar to site plan approval, except that nothing herein shall be
construed to prevent the Borough from modifying by ordinance such
general terms and conditions of preliminary approval as relate to
public health and safety.
(b)
That 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)
That 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)
In the case of a development for an area of 50 acres or more, the approving authority may grant the rights referred to in Subsections B(8)(a), (b) and (c) above for such period of time, longer than three years, as shall be determined by the approving authority to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval, the potential number of dwelling units and nonresidential floor area of the section(s) awaiting final approval, economic conditions and the comprehensiveness of the development, provided that, if the design standards have been revised, such revised standards may govern.
A.
Filing procedure.
(1)
The developer shall file with the administrative officer at least
21 days but not more than 28 days prior to the meeting of the approving
authority one translucent tracing copy, two cloth and eight blue-
or black-on-white paper prints of the plat and three completed copies
of the application form and final plat checklist, the performance
guaranty approved by the governing body, including off-tract improvements,
if any, any maintenance guaranties, the applicable fee, certification
by the Tax Collector that all taxes are paid to date, full disclosure
of ownership in accordance with the provisions of the Municipal Land
Use Law[1] and a copy of approval by the New Jersey Department of
Transportation, if needed.
[1]
Editor's Note: N.J.S.A. 40:55D-1 et seq.
(2)
Where utility services are to be extended to the development, the
final plat shall be accompanied by letters directed to the Chairman
of the approving authority and signed by a responsible officer of
the water company, sewer authority and utility which provides gas,
telephone and electricity that has jurisdiction in the area. Such
letters shall approve each proposed utility installation design and
state who will construct the facility.
(3)
The final plat shall be accompanied by a statement by the Municipal
Engineer that he is in receipt of a map showing the location and elevation
of utilities and other improvements both in the development and off
tract; that he has examined the street, drainage, erosion, stormwater
control and excavation plans and found that the interests of the Borough
and of nearby properties have been considered and identifying those
portions of any improvements already installed; and that the developer
has either:
B.
Action by the approving authority.
(1)
The approving authority shall grant final approval if the application
conforms to this chapter, the conditions of previous reviews, and
the standards prescribed by the Map Filing Law (N.J.S.A. 46:23-9.9
et seq.). In the case of a minor exempt subdivision or site plan where
there has been no previous submission of an informal or preliminary
plat, the approving authority may waive the required notices and hearing.
Minimal deviations shall not require the developer to submit another
application for preliminary approval.
(2)
Final approval shall be granted or denied within 45 days after submission
of a complete application to the administrative officer or within
such further time as may be 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 of the approving authority to act within the
period prescribed shall constitute final approval, and a certificate
of the administrative officer as to the failure of the approving authority
to act shall be issued on request of the applicant. Such certificate
shall be sufficient in lieu of the written endorsement or other evidence
of approval herein required and shall be so accepted by the County
Recording Officer for purposes of filing subdivision plats.
(3)
Whenever review or approval of the application by the County Planning
Board is required by N.J.S.A. 40:27-6.3 or 40:27-6.6, the approving
authority shall condition any approval that it grants upon timely
receipt of a favorable report from the County Planning Board or upon
its failure to submit a report within the required time period.
(4)
Final approval of a minor subdivision shall expire 190 days from
the date of municipal approval unless a plat in conformity with such
approval, including any conditions imposed by the approving authority
and in conformity with 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 Borough Tax Assessor. Such plat or
deed accepted for such filing shall have been signed by the Chairman
and Secretary of the approving authority, or the Vice Chairman or
Assistant Secretary in their absence, respectively. In reviewing the
application for development for a proposed minor subdivision, the
approving authority may accept a plat not in conformity with the Map
Filing Law, provided that, if the developer chooses to file the minor
subdivision by plat rather than deed, such plat shall conform to the
provisions of said law.
(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 signing of the plat. No subdivision plat shall be accepted
for filing by the County Recording Officer until it has been approved
by the approving authority as indicated on the instrument by the signature
of the Chairman and Secretary of the approving authority, or the Vice
Chairman or Assistant Secretary in their absence, respectively, 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, such 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 Planning Board in writing within seven days
of the filing of any plat, identifying such instrument by its title,
date of filing and official number.
(6)
Provided that the approved final subdivision plat has been filed
with the County Recording Officer, the zoning requirements applicable
to the preliminary approval first granted to a site plan or a major
subdivision and all other rights conferred upon the developer pursuant
to the Municipal Land Use Law,[2] whether conditionally or otherwise, shall not be changed
for a period of two years after the date of final approval. If the
developer has followed the standards prescribed for final approval,
the approving authority may extend such period of protection for extensions
of one year, but not to exceed three extensions. Upon granting of
final approval, the rights conferred upon the applicant by the granting
of preliminary approval shall be terminated upon final approval.
[2]
Editor's Note: N.J.S.A. 40:55D-1 et seq.
(7)
Provided that the approved final plat of a minor subdivision has
been filed with the County Recording Officer, the zoning requirements
and general terms and conditions, whether conditional or otherwise,
upon which minor subdivision approval was granted shall not be changed
for a period of two years after the date of minor subdivision approval.
(8)
In the case of a subdivision or site plan for a development of 50 acres or more, the approving authority may grant the rights referred to in Subsections B(6) and (7) above for such period of time, longer than two years, as shall be determined by the approving authority to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under final approval, economic conditions and the comprehensiveness of the development. The developer may apply for, and the approving authority may thereafter grant, an extension of final approval for such additional period of time as shall be determined by the approving authority to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under final approval, the number of dwelling units and nonresidential floor area remaining to be developed, economic conditions and the comprehensiveness of the development.
(9)
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 Borough Clerk, Construction Official, County
Planning Board, Tax Assessor, Planning Board and any other agency
or person directed by the approving authority; and shall supply one
translucent cloth or Mylar copy to the Municipal Engineer.
A.
Plat conformity. All applications shall be submitted in plat form,
and all plats shall conform 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, and all such drawings
shall bear the signature, embossed seal, license number and address
of the preparer.
B.
Informal subdivision plat for review and classification.
(1)
Clearly and legibly drawn.
(2)
Graphic scale of not less than one inch equals 100 feet.
(3)
Existing and proposed street and lot layout showing that portion
proposed for development in relation to the entire tract.
(4)
Existing lot lines to be eliminated.
(5)
Area of original tract and of proposed lots.
(6)
Basic intent for water and sewage treatment.
(7)
Contours based on Washington Borough topographic maps.
(8)
Existing structures and uses.
(9)
All streams, lakes and drainage rights-of-way, including the direction
of flow of all streams, brooks and drainage rights-of-way; and the
approximate location of wooded areas, flood hazard areas, steep slopes,
wetlands and swamps based on United States Soil Conservation Service[1] or other data. Percolation tests and soil logs are not
required. However, where the slope and soil conditions indicate problems
may be encountered, percolation tests and soil logs as required for
the preliminary plat may be advisable.
[1]
Editor's Note: Now the U.S. Natural Resources Conservation
Service.
(10)
Existing and proposed rights-of-way within and adjoining the
tract. Proposed access points and parking areas shall be included
on site plans.
(11)
The Tax Map sheet, block and lot number for the tract and all
adjacent lots; a title including the words "Informal Plat for Review
and Classification;" North arrow; space for the application number;
the date of the original drawing and the date and substance of each
revision.
(12)
Zoning district(s).
(13)
The names, addresses, signatures and phone numbers of the owner,
developer and person preparing the plat.
(14)
A key map with North arrow showing the entire development and
its relation to surrounding areas.
C.
Preliminary subdivision plat.
(1)
Clearly and legibly drawn.
(2)
Graphic scale of not less than one inch equals 100 feet. The graphic
scale shall be the same, on at least one sheet representing the entire
development, as the scale on the associated sheet of the Tax Map.
[Amended 11-6-1989 by Ord. No. 15-89]
(3)
Based on certified boundary survey.
(4)
Sheet sizes of 24 inches by 36 inches or 15 inches by 21 inches.
If more than one sheet is required to show the entire subdivision,
one composite map shall show the entire subdivision with reference
to the sheets on which the various sections are shown.
(5)
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.
(6)
Title block with the name of the subdivision; the name of the municipality;
Tax Map sheet, block and lot number; date of preparation and most
recent revision; meridian; North arrow; graphic scale; the names,
addresses, phone numbers and signatures of the owner, developer and
person(s) who prepared the plat(s), including the seal of the latter;
and space for the application number.
(7)
The names of all property owners within 200 feet of the limits of
the development as disclosed on the most recent municipal tax records.
(8)
Tract acreage to nearest 1/1,000 of an acre; the number of new lots;
each lot line dimension scaled to the nearest foot; and each lot area
to the nearest 2%.
(9)
Existing and proposed contours at two-foot intervals. All elevations
shall be related to a bench mark noted on the plan and, wherever possible,
shall be based on United States Geological Survey mean sea level datum.
(10)
Location of existing natural features, such as soil types, slopes
exceeding 12%, wooded areas, rock outcroppings, views within the development
and the location of individual trees outside wooded areas having a
diameter of four inches or more measured five feet above ground level.
Soil types shall be based on United States Soil Conservation Service[2] data.
[2]
Editor's Note: Now the U.S. Natural Resources Conservation
Service.
(11)
Existing and proposed streams, lakes and marsh areas accompanied
by the following maps and drawings:
(a)
When a running stream is proposed for alteration or when a structure
or fill is proposed in or along such stream, approval of the New Jersey
Division of Water Resources shall accompany the plat.
(b)
Cross sections and profiles of watercourses at an appropriate
scale showing the extent of the flood-fringe area, top-of-bank, normal
water level and bottom elevations at the following locations:
[1]
Where a watercourse crosses a lot line (profile and cross sections)
and at one-hundred-foot intervals, but at no less than two locations,
along each watercourse which runs through or adjacent to the development
(cross sections).
[2]
At fifty-foot intervals for a distance of 300 feet upstream
and downstream of any existing or proposed culvert or bridge within
the development (cross sections).
[3]
When watercourses are to be altered, the method of controlling
erosion and siltation during construction, as well as typical ditch
sections and profiles, shall be shown on the plan or accompany it.
(c)
The total upstream acreage in the drainage basin of any watercourse
running through or adjacent to a development, including a small-scale
watershed map developed from United States Geological Survey sheets.
(d)
The total acreage in the drainage basin to the nearest downstream
drainage structure and the acreage in that portion of the development
which drains to the structure.
(e)
All existing or proposed drainage and conservation easements
and flood hazard areas.
(f)
The location, extent and water level elevation of all existing
or proposed lakes or ponds within or no farther than 300 feet from
the development.
(g)
Plans and computations for any storm drainage systems, including
the following:
[1]
Existing or proposed storm sewer lines within or adjacent to
the development and all required off-site and off-tract drainage improvements
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 basins, detention basins, flood control devices, sedimentation
basins or other water conservation devices.
(12)
Plans. Cross sections and center-line profiles at fifty-foot
intervals; grades and details of proposed and existing utilities and
all improvements within street rights-of-way in the tract, including
the type and width of street pavement, curbs, sidewalks, bike routes,
shade tree planting, all utilities, including water, sewer, gas, electric,
telephone and cable television, and facilities such as storm drainage
facilities, detention ponds and erosion control. At intersections,
the sight triangles, radii of curblines, crosswalks, curb ramps and
street sign locations shall be shown. Final street naming may be deferred.
(13)
The names, locations, widths and purpose(s) of existing and
proposed easements, streets and other rights-of-way in the development.
The text of any deed restriction shall be included.
(14)
The locations and description of all monuments, existing and
proposed.
(15)
All lot lines that exist and will remain, those proposed and
those to be eliminated. All setback lines with dimensions and approximate
municipal boundaries if within 200 feet shall be shown. Any lot(s)
to be reserved or dedicated to public use shall be identified. Each
block shall be numbered, and the lots within each block shall be numbered
as assigned by the Borough Tax Assessor.
(16)
Locations of all existing structures, drainage and parking areas
in the tract and within 200 feet showing existing and proposed front,
rear and side yard setbacks, structures of historic significance and
an indication of existing structures and uses to be retained and those
to be removed.
(17)
Utility plans shall show feasible connections to any existing
or proposed utility systems. If private utilities are proposed, they
shall comply fully with all Borough, 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.
(18)
Zoning district(s) and zoning district lines.
D.
Final subdivision plat.
(1)
Clearly and legibly drawn.
(2)
Graphic scale of not less than one inch equals 50 feet unless a larger
scale is approved by the Municipal Engineer that is large enough to
contain legibly written data on dimensions, bearings and all other
details of the boundaries.
(3)
Drawn by a licensed land surveyor in compliance with the Map Filing
Law (N.J.S.A. 46:23-9.9 et seq.).
(4)
Sheet sizes of 24 inches by 36 inches or 15 inches by 21 inches.
If more than one sheet is required to show the entire subdivision,
a separate composite map shall be drawn showing the entire subdivision
on one sheet and the sheets on which the various sections are shown.
(5)
The submission for final plat approval shall show the following,
except that the plat to be filed with the County Recording Officer
need only contain the data required for filing with the county, and
all other data may be submitted on separate sheets:
(a)
Signature blocks for the approving authority, Municipal Engineer
and other endorsements required by law.
(b)
Tract boundary lines; municipal boundary line if within 200
feet of the tract being subdivided; street names; all lot lines and
other site lines with accurate dimensions, bearing or deflection angles
and radii, arcs and chord bearings, with the distances 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
area of each lot shown 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.
All final exterior and lot boundaries shall be similarly balanced
to final errorless closure.
(c)
Block and lot numbers in accordance with established standards
and in conformity with the Borough Tax Map as approved by the Borough
Tax Assessor and all street numbers where appropriate shall be designated
as specified by the approving authority.
(6)
The final plat shall be accompanied by the following:
(a)
A copy of the preliminary plat revised to show all conditions
and changes required by the approving authority at the time of preliminary
approval.
(b)
That the applicant is agent or owner of the land or that the
owner has given consent to the development.
(c)
Appropriate local, county and state approvals.
E.
Checklists. In accordance with N.J.S.A. 40:55D-10.3, the documents
dated January 2004 and entitled the "Washington Borough Preliminary
Subdivision Plat Checklist" and the "Washington Borough Final Subdivision
Plat Checklist," copies of which are annexed hereto and filed with
the Borough Clerk in permanent record of the Borough, are hereby made
a part of this chapter without the inclusion of the text thereof.
[Added 5-28-1985 by Ord. No. 7-85; amended 2-17-2004 by Ord. No.
4-2004]
A.
Plat conformity. All applications shall be submitted in plat form,
and all plats shall conform to submission requirements. All plats
shall be drawn by a licensed New Jersey land surveyor and shall bear
the signature, embossed seal, license number and address of the land
surveyor except that plats submitted under the informal discussion
provisions and sketch plats of minor site plans are exempt from this
requirement. All drawings showing improvement designs shall bear the
signature and embossed seal, license number and address of a licensed
professional engineer of the State of New Jersey. Registered architects
of the State of New Jersey shall be permitted to prepare site plans
subject to the limitations imposed by their profession.
B.
Informal site plans for review and classification shall include the same data as required in § 94-34B plus proposed building(s), proposed use(s), parking, loading, on-site circulation, driveways, wooded areas, approximate on-site or on-tract stormwater detention facilities and water and sewer service.
C.
Preliminary site plan plat.
(1)
Every preliminary site plan shall be at a minimum graphic scale of
one inch equals 10, 20, 30, 40 or 50 feet; certified by a New Jersey
licensed architect or engineer, including accurate lot lines certified
by a New Jersey licensed land surveyor; submitted on one of the following
standard sheet sizes: 15 inches by 21 inches or 24 inches by 36 inches.
The following data shall be shown on the site plan or accompany it;
if one sheet is not sufficient to contain the entire territory, one
composite map shall show the entire development with reference to
the sheets on which the various sections are shown: All lot lines
and the exterior boundaries of the tract; North arrow; zone district(s)
in which the tract is located; date of original drawing and each subsequent
amendment; existing and proposed streets and street names; existing
and proposed contours at two-foot intervals throughout the tract and
within 100 feet of any building or paved area under review; title
of the plan; streams; total area to one square foot; total number
of parking spaces; all dimensions, areas and distances needed to confirm
conformity with the chapter, such as but not limited to building lengths,
building coverage, lot lines, parking spaces, loading spaces, setbacks
and yards; a small key map giving the general location of the parcel
within the Borough; and a separate map showing the site in relation
to all remaining lands in the present owner's ownership.
(2)
Site plan information for preliminary and final approval. Each site plan shall include the following information and be designed to comply with Articles V, VI and VII and be accompanied by an environmental impact report, unless waived in whole or in part by the approving authority pursuant to § 94-46F.
(a)
Building and use plan. The plan shall show the size, height,
location, arrangement and use of all proposed structures and signs,
including the architect's scaled elevation of the front, side and
rear of any structure and sign (existing structures shall be identified
either to remain or to be removed) and written description of the
proposed use(s) of nonresidential buildings, including the number
of employees or members, the proposed number of shifts to be worked
and the maximum number of employees on each shift, expected truck
and tractor-trailer traffic, emission of noise, glare, vibration,
heat, odor, air and water pollution, safety hazards and anticipated
expansion plans incorporated in the building design. Floor plans shall
be submitted. In apartment and townhouse projects, the number of dwelling
units, by type, shall be shown.
(b)
Circulation plan. This plan shall show access streets by name,
acceleration/deceleration lanes, curbs, sight triangles, traffic channelization,
traffic signs, 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, such as but not
limited to access from buildings to parking lots, driveways and other
buildings on the site. Any building expansion plans shall show feasible
parking and loading expansion.
(c)
Natural resources plan. This plan shall show existing and proposed
wooded areas, buffer areas, including the intended screening devices
and buffers, seeded and/or sodded areas, ground cover, retaining walls,
fencing, signs, recreation areas, shrubbery, trees and other landscaping
features. These plans 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 portions of the
property not utilized 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 native to the area
in order to maintain or reestablish the tone of 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 and siltation, as well as assuring that the capacity
of any natural or man-made drainage system is sufficient to handle
the water from the site and contributing upstream areas.
(d)
Facilities plan. This plan shall show the existing and proposed
locations of all drainage and stormwater runoff; open space; common
property; fire, gas, electric, telephone, sewerage and water line
locations; lighting; and solid waste collection and disposal methods.
Installations by utility companies need only show their locations
on the plat. All easements acquired or required on tract and off tract
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. All public services shall be connected
to an approved public utilities system where one exists.
D.
Final site plan plat. The final plat shall follow preliminary site
plan requirements and shall include all changes required as a condition
of preliminary approval.
E.
Minor site plan. In the case of minor site plans only, the following
shall be the submission requirements:
[Added 5-28-1985 by Ord. No. 7-85]
(1)
Clearly and legibly drawn at a scale no smaller than one inch equals
50 feet.
(2)
Lot area and lot dimensions shown.
(3)
Approximate location of existing buildings, paved areas and setbacks
of existing buildings from front, side and rear lot lines.
(4)
North arrow and key map, at a scale of one inch equals 2,000 feet,
of the zoning district(s) in which the lot is located.
(5)
Proposed buildings, building additions and facade changes.
(6)
Access drives, loading areas on site, vehicular circulation, sight
triangles, fire lanes, approximate on-site or on-tract stormwater
facilities, sewer and water services.
F.
Checklists. In accordance with N.J.S.A. 40:55D-10.3, the documents
dated January 2004 and entitled the "Washington Borough Preliminary
Site Plan Checklist, Final Checklist" and the "Washington Borough
Preliminary Minor Site Plan Checklist (or Final)," copies of which
are annexed hereto and filed with the Borough Clerk in permanent record
of the Borough, are hereby made a part of this chapter without the
inclusion of the text thereof.
[Added 5-28-1985 by Ord. No. 7-85; amended 2-17-2004 by Ord. No.
4-2004]
[Added 2-17-2004 by Ord. No. 4-2004]
Severe slopes and critical slopes, as defined herein, shall
be identified on subdivision plats and site plans. No more than 30%
of the total area of severe slopes on a lot shall be disturbed. There
shall be no disturbance of critical slopes, except that an access
driveway and an access for utility services may cross slopes greater
than 25%, provided they generally follow contours and conform to the
Driveway Ordinance. No structure may be erected on slopes greater
than 25%.
