A.
An applicant desiring to proceed with a site plan approval shall
file with the Clerk, at least two weeks prior to the date of a regular
meeting of the Board, the following documents:
(1)
Six completed copies of the Township site plan application form.
(2)
Four copies of any protective covenants, deed restrictions or easements
presently affecting the property.
(3)
Seventeen copies of the preliminary plat of the proposed site plan.
A reproducible copy shall be submitted upon preliminary approval.
(4)
Seventeen copies of a key map.
(5)
A certification from the Township Tax Collector that no taxes or
assessments for local improvements are due or delinquent on the property
for which the site plan application is made.
B.
The applicant shall have the right, before submitting a formal application hereunder, to request and obtain an informal conference before the Planning Board as provided in § 205-56.
C.
The Planning Board may waive any of the requirements of this section
in the event of an application for site plan approval for a professional
use in a residential zone or by a nonprofit or religious corporation
or association.
The applicant shall submit to the Clerk, at the time of submission of an application for site plan approval, payment of the fee provided in § 205-57.
A.
The plat shall be in tentative form for discussion purposes for preliminary
approval. The plat shall be clearly and legibly drawn at an accurate
scale of not less than one inch equals 100 feet and shall be based
on an actual survey certified by a land surveyor licensed in the State
of New Jersey. The plat shall be presented on sheets not greater than
30 inches by 42 inches or less than 8 1/2 inches by 13 inches.
The plat shall show, on one or several drawings, as convenience and
clarity may require, the following information:
(1)
A title containing the name of the site plan; the name of the ownership;
Tax Map sheet, block and lot number; date of preparation and most
recent revision; meridian; North arrow; written and graphic scales;
the names, addresses, phone numbers and signatures of the owner, the
applicant and the person(s) who prepared the plat(s), including the
seal of the latter; the names of all property owners bounding on the
extreme limits of the property; and a space for the site plan application
number.
(2)
The acreage of the tract for which site plan approval is sought.
(3)
A map showing existing and proposed elevations and contour lines
over the entire area of the tract proposed for site plan approval,
together with watercourses and an indication of the final disposal
of surface water.
(4)
Other significant natural features, including soil types, rock outcropping,
wooded areas and the location of individual trees outside the wooded
areas having a diameter of six inches or more as measured 4 1/2
feet above ground level. The proposed location of shade trees to be
provided shall also be shown. Soil types shown shall be based on United
States Natural Resources Conservation Service categories.
(5)
All existing and proposed watercourses (including lakes, ponds and
marsh areas) shall be shown and accompanied by the following information
or data:
(a)
When a running stream is proposed for alteration, improvement,
or relocation or when a structure or fill is proposed over, under,
in, or along such a running stream, evidence of approval, required
alterations, lack of jurisdiction, or denial of the improvement by
the New Jersey Division of Water Policy and Supply and/or United States
Army Corps of Engineers shall accompany the application.
(b)
Cross sections and profiles of watercourses at an appropriate
scale showing the extent of floodway-fringe area, top of bank, normal
water level and bottom elevations at the following locations:
[1]
All watercourses within or adjacent to the tract and at any
point where a watercourse crosses a boundary of the subdivision.
[2]
At fifty-foot intervals for a distance of 300 feet upstream
and downstream of any proposed culvert or bridge within the tract.
[3]
At fifty-foot intervals up to 300 feet upstream and downstream
of any proposed culvert or bridge and any point of juncture of two
or more watercourses within and/or within 1,000 feet of the tract.
[4]
At a maximum of three-hundred-foot intervals, but no less than
two locations, along each watercourse which runs through or adjacent
to the tract.
[5]
When ditches, streams, brooks or watercourses are to be altered,
improved or relocated, the method of stabilizing slopes and measures
to control erosion and siltation during construction, as well as typical
ditch sections and profiles, shall be shown on the plan or shall accompany
it.
(c)
The total acreage in the drainage basin of any watercourse running
through or adjacent to a tract in the area upstream of the subdivision.
(d)
The total acreage in the drainage basin to the nearest downstream
drainage structure and the acreage in that portion of the tract which
drains to the structure.
(e)
The location and extent of all existing or proposed drainage
and conservation easements and flood hazard area lines.
(f)
The location, extent and water level elevation of all existing
or proposed lakes or ponds within or adjacent to the tract.
(g)
Plans and computations for any storm drainage systems, including
the following:
[1]
All existing or proposed storm sewer lines within or adjacent
to the tract 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, retention basins, detention basins, flood-control
devices, sedimentation basins and other water conservation devices.
(6)
All proposed streets, including street profiles showing width of
roadway location and location of sidewalks and location and size of
utility lines, storm drains, drainage structures, bicycle paths, curbs,
and interior walkways, according to the standards and specifications
of all Township ordinances and applicable regulations.
(7)
The names, locations, right-of-way widths, and purpose(s) of existing
and proposed easements and other rights-of-way and the location and
description of all monuments.
(8)
The size, shape, location, dimensions, and setbacks of buildings
and the distance of buildings on the site from surrounding properties;
an indication of all structures and uses as existing and to be removed,
and structures of potential historical significance; the location
and height of fences, retaining walls and railings; the location,
height, size and design of exterior lights and advertising features,
including the area and direction of illumination of exterior lights
and their power and time of illumination.
(9)
Sanitary sewer and water facilities and connections. If private utilities
are proposed, they shall fully 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 the approved structures.
(10)
The location of electric, telephone, gas and other utilities
structures.
(11)
Screening and landscaping plan, including location, height and
types of plantings and screening, conforming with applicable Township
ordinances.
(12)
Zoning district(s), and if the property lies in more than one
zoning district, the plat shall indicate the zoning district lines.
(13)
When on-lot water and/or on-lot sewage disposal is proposed, the plat shall be accompanied by the results of percolation test(s) made in accordance with the requirements set forth in § 205-7A(10). Upon submission of all percolation data to the Planning Board, the Board may authorize the Township Engineer to conduct comprehensive tests to verify the percolation tests performed by the applicant's engineer. The applicant shall pay the actual costs of such verification tests by the Township Engineer, as set forth in § 205-57.
(14)
The location, layout and dimensions of parking and loading areas
to be paved; all parking spaces, driveways and access points to public
streets; and a typical pavement section.
(15)
Plans for on-site storage and disposition of solid waste.
(16)
Such other information or data as may be required by the Planning
Board in order to determine that the details of the site plan are
in accord with the standards of applicable ordinances, and that the
building or use will not be detrimental to the public interest.
B.
The Planning Board may waive any of the details required by this
section if it determines that the site plan conforms to the standards
of good planning, will have no deleterious effect on neighboring properties
and provides adequate data to assure protection of the health, safety
and welfare of the residents of the Township.
C.
The preliminary plat shall be certified as to accuracy of the engineering
details by an engineer licensed in New Jersey, bearing the engineer's
signature, seal, license and address, and, as to architectural design,
if done by an architect, by such architect licensed in New Jersey,
bearing the architect's signature, seal, license and address.
The key map shall show the entire project and its relation to
the surrounding areas, roads and watercourses.
Upon receipt of an application for a site plan approval, together with the required supporting documents and payment of the prescribed fee, the Clerk shall submit one copy of the application and supporting documentation each to the Township Engineer and to the Attorney for the Planning Board. These reports shall be submitted to the Planning Board at least two days prior to the meeting of the Planning Board at which the application will be considered. These reports shall comment on the completeness of the application in conformity with this chapter and whether the application is in compliance with all requirements of applicable laws and ordinances. The Engineer shall also advise as to the likelihood of off-tract improvements being required and, if such shall be the case, shall advise the Township Council, which shall then act pursuant to § 205-49. The Clerk shall also submit an informational copy of the application and plat to the Willingboro Municipal Utilities Authority for appropriate report by that body. The Clerk shall also set down the application on the agenda of the Planning Board meeting next following 14 days from the date of submission of the complete application and shall advise the applicant of such date. In the event the Clerk determines that a literal compliance with the time requirements of this section, in the case of a site plan of 10 or fewer acres, will cause the application to be considered by the Planning Board not within the 45 days of submission of the application, the Clerk shall so advise the Planning Board at its next meeting, and the Planning Board shall schedule a special meeting for consideration of the application within the forty-five-day period.
The applicant, where required pursuant to N.J.S.A. 40:27-6.6, shall comply with the provisions of § 205-10, as same shall apply to a site plan.
At the meeting of the Planning Board at which the application is to be first considered, the Planning Board shall first determine that the application is complete in accordance with §§ 205-47 through 205-50, inclusive. If it is determined that the application is incomplete, the Planning Board shall immediately notify, in writing, the applicant of the incompleteness, specifying any deficiencies, and reject the application, which shall not be deemed to preclude a subsequent complete resubmission. If it is determined that the application is complete:
A.
If the application is for approval of a site plan of 10 acres of
land or less, and 10 dwelling units or less, the Planning Board shall
grant or deny preliminary approval within 45 days of the date of submission
of the complete application or within such further time as may be
consented to in writing by the applicant.
B.
If the application is for approval of a site plan of more than 10
acres of land, and more than 10 dwelling units, the Planning Board
shall grant or deny preliminary approval within 95 days of the date
of submission of the complete application or within such further time
as may be consented to in writing by the applicant. Failure of the
Planning Board to act within the period prescribed shall constitute
site plan preliminary approval. Whenever the Planning Board shall
grant approval subject to conditions, a notation shall be made on
the plat indicating that "the approval of the site plan is subject
to conditions as set forth in the minutes of the Planning Board."
C.
The applicant shall not proceed with installation of the required
improvements until a performance guarantee is posted therefor, and
no building permits shall be issued unless the required improvements
have been completed and accepted or a performance guarantee posted
therefor.
A.
The Planning Board shall grant final approval if the detailed drawings, specifications and estimates of the application for final approval conform to the standards established by § 205-43 and the conditions of preliminary approval.
B.
Final approval shall be granted or denied within 45 days after submission
of a complete application to the Clerk or within such further time
as may be consented to in writing by the applicant. Failure of the
Planning Board to act within the period prescribed shall constitute
final approval, and a certificate of the Clerk as to the failure of
the Planning Board to act shall be issued on request of the applicant,
and it shall be sufficient in lieu of the written endorsement or other
evidence of approval herein required.
C.
Whenever review or approval of the application by the County Planning
Board is required by N.J.S.A. 40:27-6.6, the Township Planning Board
shall condition any approval that it grants upon timely receipt of
a favorable report on the application by the County Planning Board
or approval by its failure to report thereon within the required time
period.
D.
Whenever the Planning Board shall grant approval subject to conditions,
a notation shall be made on the plat indicating that "the approval
of the site plan is subject to conditions as set forth in the minutes
of the Planning Board."
The final plat, titled as such, shall be submitted in the form
of one linen or Mylar, two cloth and nine black-on-white paper prints
on sheets of uniform size of one of four standard sizes (namely, 30
inches by 42 inches, 24 inches by 36 inches, 15 inches by 21 inches
or 8 1/2 inches by 13 inches), provided that, when more than
one sheet is required, an index sheet of the same dimensions shall
be filed showing the entire site plan on one sheet, and each separate
sheet shall show references to the adjoining sheets at a scale of
not less than one inch equals 200 feet. The final plat shall show
the same information required for preliminary approval, in addition
to the following:
A.
Plans and profiles of all storm and sanitary sewers and water mains
as approved by the Township Engineer.
B.
Cross sections, profiles and grades of all streets as approved by
the Township Engineer.
C.
Any changes between the information set forth in the preliminary
plat and that which has actually been affected.
A.
The zoning requirements applicable to the preliminary approval first granted, and all other rights conferred upon the applicant pursuant to § 205-41, whether conditionally or otherwise, shall not be changed for a period of two years after the date of final approval. If the applicant has followed the standards prescribed for final approval, the Planning Board may extend such period of protection for an extension of one year, but not exceeding three extensions. Notwithstanding any other provisions of this chapter, the granting of final approval terminates the time period of preliminary approval pursuant to § 205-41.
B.
In the case of a site plan for 150 acres or more, the Planning Board may grant the rights referred to in Subsection A above for such period of time, longer than two years, as shall be determined by the Planning Board to be reasonable, taking to consideration the number of dwelling units and nonresidential floor area permissible under final approval; economic conditions; and the comprehensiveness of the development. The applicant may apply for thereafter, and the Planning Board may thereafter grant, an extension of final approval for such additional period of time as shall be determined by the Planning Board 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.
Before granting approval of an application for a site plan, the Planning Board shall require the applicant to deposit with the Township the inspection fees provided in § 205-57, to compensate the Township Engineer for performing an inspection of the sidewalk, curb, street and storm drainage improvements and other appropriate improvements. After approval and after the applicant has initiated construction thereof, the Township Engineer shall make the inspections and submit written reports with respect to the results of such inspections to both the Clerk and the applicant. Additionally, the Township Engineer shall advise the Clerk and the applicant of the Township Engineer's inspection fees. Thereafter, the inspection fees shall be paid from the deposit. If the applicant should decide to permanently discontinue work on the site plan in question before its completion, the applicant may make written application to the Planning Board for the refund of the unencumbered portion of the deposit. Submission of this application shall constitute a waiver of all rights which may have accrued to the applicant with respect to the site plan covered by that application.
Prior to the excavation, grading or clearing of land for construction
of or issuance of any permit by the Code Enforcement Official or Zoning
Officer of the Township for any building, structure or use within
the Township, with the exception of a single-family detached dwelling
in a residential zone, which is intended to be used exclusively for
residential purposes, site plan approval for the proposed building,
structure or use must be obtained from the Planning Board. No certificate
of occupancy shall be issued nor shall occupancy be permitted unless
all construction and required improvements shall be completed in conformity
with the approved site plan.
