Questions about eCode360? Municipal users Join us daily between 12pm and 1pm EDT to get answers and other tips!
Township of West Deptford, NJ
Gloucester County
By using eCode360 you agree to be legally bound by the Terms of Use. If you do not agree to the Terms of Use, please do not use eCode360.
Table of Contents
Table of Contents
[HISTORY: Adopted by the Township Committee of the Township of West Deptford 6-19-1980 by Ord. No. 80-10. Amendments noted where applicable.]
This chapter shall be known and may be cited as the "West Deptford Land Subdivision and Development Ordinance."
The purposes of this chapter are as follows:
A. 
To provide rules, regulations and standards to guide the subdivision and development of lands in this township, in a manner which will promote the public health, safety, morals and general welfare.
B. 
To ensure the orderly development, conservation, protection and proper use of land and adequate provision for circulation, utilities and services.
C. 
To provide adequate light, air and open space.
D. 
To ensure the coordination of development within the township with the development and general welfare of neighboring municipalities, the county and the State of New Jersey as a whole.
E. 
To encourage the location and design of transportation routes which will promote the free flow of traffic while discouraging location of such facilities and routes which result in congestion or blight.
F. 
To promote a desirable visual environment through creative development techniques and good civic design and arrangement.
G. 
To promote the conservation of open space and valuable natural resources and to prevent urban sprawl and degradation of the environment through improper use of land.
H. 
To encourage development which incorporates the best features of design and relate the type, design and layout of residential, commercial, industrial and recreational development to the particular site.
I. 
To encourage coordination of the various public and private procedures and activities shaping land development with a view of lessening the cost of such development, to ensure the most efficient use of land and to protect the township from undue obligations from land subdivision and development.
A. 
Any owner of land within or partly within West Deptford Township shall, prior to subdividing or resubdividing such land, submit preliminary and final plans of the proposed subdivision or resubdivision for review and approval by resolution of the Township Planning Board, as hereafter provided in this chapter, before such plans shall be filed in the office of the Clerk of Gloucester County or any construction permits may be issued for lots shown on such plans.
B. 
Any owner of land within or partly within West Deptford Township shall, prior to development of any land, other than a residential subdivision involving individual lots to be used for one- or two-dwelling-unit buildings, submit site plans of the proposed development for review and approval by resolution of the Township Planning Board, as hereafter provided in this chapter, before any construction permits may be issued for the development.
C. 
Approval of final plans by the Planning Board shall constitute an acceptance of proposed dedications of land for streets, parks and other public uses or purposes. However, such approval shall not constitute an acceptance of physical improvements on such dedicated land and shall not impose upon the township any obligation of maintenance of or jurisdiction over such improvements. Such obligations shall be undertaken only after the Township Committee shall have accepted the improvements by official act according to law.
A. 
Whenever a term is used which is defined in P.L. 1975, c. 291, such terms are intended to have the meanings set forth in the definition of such term found in said statute, unless a contrary intention is clearly expressed from the context of this chapter.
B. 
Unless otherwise expressly stated, the following words and phrases shall be construed throughout this chapter to have the meanings herein indicated:
ALLEY
A right-of-way intended for vehicular travel which serves as a secondary means of access to lots and which abuts the side or rear yards of two or more lots.
BLOCK
An area bounded by streets.
CARTWAY
The portion of a street or alley intended for vehicular use.
CLEAR-SIGHT DISTANCE
A line of unobstructed vision from a point 4 1/2 feet above the center line of a street or alley to the nearest point on the top of an object four inches high on the same center line.
CLEAR-SIGHT TRIANGLE
A triangle area at a street intersection where vision is to be unobstructed.
COMPLETE APPLICATION
An application form completed as specified by this chapter and the rules and regulations of West Deptford Township and all accompanying documents required by ordinance for approval of the application for development, including, where applicable, but not limited to, a site plan or subdivision plat, provided that the Planning Board may require such additional information not specified in the ordinance or any revisions in the accompanying documents, as are reasonably necessary to make an informed decision as to whether the requirements necessary for approval of the application for development have been met. The application shall not be deemed incomplete for lack of any such additional information or any revisions in the accompanying documents so required by the Planning Board. An application shall be certified as complete immediately upon the meeting of all requirements specified in the ordinance and in the rules and regulations of the Planning Board, and shall be deemed complete as of the day it is so certified by the administrative officer for purposes of the commencement of the time period for action by the Planning Board.
CROSSWALK
A right-of-way for pedestrian travel across a block.
CUL-DE-SAC
A street with access closed at one end and with a vehicular turnaround at the closed end.
DEVELOPER
The legal or beneficial owner or owners of a lot of any land proposed to be included in a proposed development, including the holder of an option or contract to purchase, or other person having an enforceable proprietary interest in such land.
DEVELOPMENT
The division of a parcel of land into two or more parcels; the construction, reconstruction, conversion, structural alteration, relocation or enlargement of any building or other structure, or of any mining, excavating or landfill; and any use or change in the use of land, for which authorization may be required pursuant to this chapter. Development shall also include site preparation, planting of any materials not for wholesale or retail sale and fencing, for the purpose of creating freshwater or tidal wetlands.
[Amended 8-1-1996 by Ord. No. 96-16]
DEVELOPMENT REGULATION
A Zoning Ordinance, Subdivision Ordinance, Site Plan Ordinance, Official Map Ordinance or other municipal regulation of the use and development of land, or amendment thereto, adopted and filed pursuant to N.J.S.A. 40:55D-1 et seq.
EASEMENT
A right granted for the use of private land for certain public or quasi-public purposes; also, the land to which such a right pertains.
FINAL APPROVAL
The official action of the Planning Board taken on a preliminary approved major subdivision or site plan after all conditions, engineering plans and other requirements have been completed or fulfilled and the required improvements have been installed or guaranties properly posted for their completion, or approval conditioned upon the posting of such guaranties.
LOT
A designated parcel, tract or area of land established by a plat or otherwise as permitted by law and to be used, developed or built upon as a unit.
MAINTENANCE GUARANTY
Any security, other than cash, which may be accepted by a municipality for the maintenance of any improvements required by this chapter.
MAJOR SUBDIVISION
Any subdivision not classified a minor subdivision.
MINOR SITE PLAN
A development plan of one or more lots which proposes new development within the scope of development specifically permitted by ordinance as a minor site plan; does not involve planned development, any new street or extension of any off-tract improvement which is to be prorated pursuant to Section 30 of P.L. 1975, c. 291, N.J.S.A. 40:55D-42; and contains the information reasonably required in order to make an informed determination as to whether the requirements established by ordinance for approval of a minor site plan have been met.
MINOR SUBDIVISION
A subdivision of land that does not involve the creation of more than the maximum number of lots specifically permitted by this chapter as a "minor subdivision," planned development, any new street or extension of any off-tract improvement, the cost of which is to be prorated pursuant to Section 30 of P.L. 1975, c. 291 (N.J.S.A. 40:55D-42).
OFF-SITE
Located outside the lot lines of the lot in question but within the property of which the lot is a part, which is the subject of a development application or contiguous portion of a street or right-of-way.
OFF-TRACT
Not located on the property which is the subject of a development application and not on a contiguous portion of a street or right-of-way.
ON-SITE
Located on the lot in question.
ON-TRACT
Located on the property which is the subject of a development application or on a contiguous portion of a street or right-of-way.
OPEN SPACE
Any parcel or area of land or water essentially unimproved and set aside, dedicated, designated or reserved for public or private use or enjoyment or for the use and enjoyment of owners and occupants of land adjoining or neighboring such open space, provided that such areas may be improved with only those buildings, structures, streets and off-street parking and other improvements that are designed to be incidental to the natural openness of the land.
PERFORMANCE GUARANTY
Any security which may be accepted by a municipality, including cash, provided that not more than 10% of the total "performance guaranty" may be required in cash.
PLANTING STRIP
The unpaved portion of a street right-of-way either between the sidewalk pavement and the property line or between the curb and the sidewalk pavement.
PLAT
A map or maps of a subdivision or site plan.
PRELIMINARY APPROVAL
The conferral of certain rights pursuant to N.J.S.A. 40:55D-46, 55D-48 and 55D-49 of N.J.S.A. 40:55D-1 et seq. prior to final approval after specific elements of a development plan have been agreed upon by the Planning Board and the applicant.
RESUBDIVISION
The further division or relocation of lot lines of any lot or lots within a subdivision previously made and approved or recorded according to law, or the alteration of any streets or the establishment of any new streets within any subdivision previously made and approved or recorded according to law, but does not include conveyances so as to combine existing lots by deed or other instrument.
RIGHT-OF-WAY
Land set aside for use as a street, alley, crosswalk or common means of communication, travel or drainage.
SITE PLAN
A development plan of one or more lots on which is shown the existing and proposed conditions of the lot, including but not necessarily limited to topography, vegetation, drainage, floodplains, marshes and waterways; the location of all existing and proposed buildings, drives, parking spaces, walkways, means of ingress and egress, drainage facilities, utility services, landscaping, structures and signs, lighting, screening devices, and any other information that may be reasonably required in order to make an informed determination pursuant to the provisions of this chapter relating to review and approval of site plans by the Planning Board.
STREET
Any street, avenue, boulevard, road, parkway, viaduct, drive or other way which is an existing state, county or municipal roadway; which is shown upon a plat heretofore approved pursuant to law; which is approved by official action as provided by this chapter; or which is shown on a plat duly filed and recorded in the office of the county recording officer prior to the appointment of a Planning Board and the grant of such Board of the power to review plats; and includes the land between the street lines, whether improved or unimproved, and may comprise pavement, shoulders, gutters, curbs, sidewalks, parking areas and other areas within the street lines.
SUBDIVISION
The division of a lot, tract or parcel of land for sale or development. The following shall not be considered "subdivisions" within the meaning of this chapter if no new streets are created: divisions of land found by the Planning Board or Subdivision Committee thereof appointed by the Chairman to be for agricultural purposes where all resulting parcels are five acres or larger in size; divisions of property by testamentary or intestate provisions; divisions of property upon court order, including but not limited to judgments of foreclosure; consolidation of existing lots by deed or other recorded instrument; and the conveyance of one or more adjoining lots, tracts or parcels of land, owned by the same person or persons and all of which are found and certified by the administrative officer to conform to the requirements of the municipal development regulations and are shown and designated as separate lots, tracts or parcels on the Tax Map or atlas of the municipality. The term "subdivision" shall also include the term "resubdivision".
TRACT
A contiguous land area unbroken by a public street or road, distinguishable in its ownership from all adjacent areas.
TRANSCRIPT
A typed or printed verbatim record of the proceedings or reproduction thereof.
The Planning Board shall have approval authority of all subdivisions and site plans and shall have full discretion to determine which subdivisions and site plans shall come within its jurisdiction and which of these may be processed without full notice and hearing, as permitted by law. The Chairman of the Planning Board shall appoint a Subdivision Committee to review minor and major subdivisions, and a Site Plan Review Committee to review site plans, including minor site plans, and to submit recommendations thereon to the full Board. The Board shall, after hearing, have the authority to approve preliminary plans of subdivisions but shall arrange said hearing so that the Township Committee may be previously informed of such hearings and may make such recommendations as it may see fit.
The Planning Board shall make its decisions on subdivision and site plans according to the purposes stated in the Municipal Land Use Law (1975)[1] and this chapter and according to the standards of design set forth in this chapter. The Board shall approve final plans only on the determination that such plans are in conformity with previously approved preliminary plans.
[1]
Editor's Note: See N.J.S.A. 40:55D-1 et seq.
Appeals from final decisions of the Planning Board may be made in writing to the Township Committee, provided that such appeals are taken in accordance with N.J.S.A. 40:55D-17.
A. 
All plans when first submitted shall be deemed preliminary plans.
B. 
The Planning Board shall review preliminary plans to determine whether the plans comply with the following:
(1) 
The purposes stated in the Municipal Land Use Law, N.J.S.A. 40:55D-1 et seq.
(2) 
The requirements of this chapter, including standards of design established herein.
(3) 
The requirements of the National Flood Insurance Act of 1968, as amended, to ensure that all subdivision proposals are consistent with the need to minimize flood damage; that all public utilities and facilities such as sewer, gas, electrical and water systems are located, elevated and constructed to minimize or eliminate flood damage; and that adequate drainage is provided so as to reduce exposure to flood hazards.
(4) 
Whether the plans have been referred to appropriate agencies for review if so required by the Coastal Wetlands Act (N.J.S.A. 13:9A-1 et seq.), the New Jersey County and Regional Planning Enabling Act (N.J.S.A. 40:27-6.3), the Realty Improvement Sewerage and Facilities Act, 1954 (N.J.S.A.58:11-25.1), the Flood Control Act, 1972 (N.J.S.A. 58:16A-50 et seq.) or other applicable environmental laws, rules or regulations. In the event that the application requires approval by a governmental agency other than the Planning Board, the Planning Board shall, in appropriate instances, condition its approval upon the subsequent approval of such governmental agency.
C. 
If an application for development is found to be incomplete, the developer shall be notified in writing of the deficiencies therein by the Secretary of the Planning Board within 45 days of the submission of such application or it shall be deemed to be properly submitted.
D. 
An application shall be certified as complete immediately upon the meeting of all requirements specified in this chapter and in the rules and regulations of the Planning Board and shall be deemed complete as of the day it is so certified by the administrative officer for purposes of the commencement of the time period for action by the Planning Board.
Upon the submission of a complete application for a subdivision of 10 or fewer lots or for a minor site plan which involves 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 such submission or within such further time as may be consented to by the applicant. Upon the submission of a complete application for a subdivision of more than 10 lots, or a site plan which involves more than 10 acres or more than 10 dwelling units, the Planning Board shall grant or deny preliminary approval within 95 days of the date of such submission or within such further time as may be consented to by the developer. If the Planning Board fails to act within the above time limits, the Board shall be deemed to have granted preliminary approval to the subdivision or site plan.
If the Planning Board requires any substantial amendment in the layout of improvements proposed by the applicant that have been the subject of a hearing, or if the applicant, on his own initiative, makes substantial changes after the hearings, an amended application shall be submitted and proceeded upon, as in the case of the original application for preliminary approval.
The regulations, requirements and standards contained in this chapter constitute the minimum requirements for the protection of the public health, safety, convenience and welfare, as affected by the subdivision and development of lands, of the inhabitants of this township, and the Planning Board shall give primary consideration to such fact in deciding upon all actions taken by it under this chapter; provided, however, that if the applicant can demonstrate that because of peculiar conditions pertaining to the land proposed to be subdivided or developed, the literal enforcement of one or more of said regulations, requirements and standards is impractical or will result in undue hardship, the Planning Board may waive or modify such provisions as will be reasonable and within the general purpose and intent of said regulations, requirements and standards established by this chapter. In any case of peculiar conditions pertaining to the land proposed to be subdivided or developed, if the minimum standards herein provided are determined by the Planning Board to be inadequate for the protection of the public health, safety, convenience and welfare, or for the protection of the environment, then the Planning Board may require compliance with such additional standards as it deems reasonable and within the general purpose and intent of this chapter.
A. 
The Planning Board shall grant final approval of site plans and major subdivisions if the detailed drawings, specifications, guaranties and other requirements for final approval conform to the standards established by this chapter, the conditions of preliminary approval and, in the case of a major subdivision, the standards prescribed by the Map Filing Law, P.L. 1960, c. 141 (N.J.S.A. 46:23-9.9 et seq.).
B. 
Upon the submission of a complete application for final subdivision or site plan approval, the Planning Board shall grant or deny final approval within 45 days after the acceptance date, as determined in § 143-11 above, or within such further time as may be consented to by the applicant. Failure of the Planning Board to act within 45 days of the date of submission of a complete application of the final subdivision or site plan shall constitute final approval. A certificate of the Secretary of the Planning Board as to the failure of the Planning Board to act shall be issued on request of the applicant.
C. 
Whenever review or approval of the final subdivision or site plan application by the County Planning Board is required pursuant to N.J.S.A. 40:27-6.3 (Subdivision) or N.J.S.A. 40:27-6.6 (Site Plan), the 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 the County Planning Board by its failure to report thereon within the required time.
A. 
Each decision of the Planning Board on any application for development shall be reduced to writing and shall include findings of facts and conclusions based thereon, and conditions, if any. Failure of a motion to approve an application for development to receive the number of votes required for approval shall be deemed an action denying the application. Such actions shall be memorialized by written resolution, as required by Section 6g of P.L. 1975, c. 291 (N.J.S.A. 40:55D-10).
B. 
Where the application for subdivision or site plan approval is subject to review and/or approval of other governmental agencies, such as the Gloucester County Planning Board and those agencies listed in § 143-8B(4) hereof, preliminary approval shall be subject to the condition that such reviews and/or approvals be obtained from such agencies.
Rights of applicants with respect to developments after preliminary plan approval, and upon approval of site plans and final subdivision plans shall be as specified in N.J.S.A. 40:55D-49 and 40:55D-52.
A. 
Final approval of a major subdivision plan shall expire 95 days from the date of signing of the plat by the Planning Board, unless within such period the plat shall have been duly filed by the subdivider with the county recording officer. The Planning Board 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.
B. 
No major subdivision plan may be accepted for filing by the county recording officer until it has been approved by the Planning Board as indicated on the instrument by the signature of the Chairman and Secretary of the Planning Board or a certificate has been issued pursuant to § 143-12B. The signature of the Chairman and Secretary of the Planning Board shall not be affixed until the developer has posted the required performance and maintenance guaranties. Planning Board authorization for its officers to sign the plan upon posting the required guaranties shall become void unless such guaranties are posted within 180 days after authorization, unless such time is extended by action of the Planning Board.
C. 
Approval of a minor subdivision plan shall expire 190 days from the date of Planning Board approval unless within such period a plat in conformity with such approval and the provisions of the Map Filing Law, N.J.S.A. 46:23-9.9 et seq., or a deed clearly describing the approved minor subdivision is filed by the developer with the county recording officer, the Township Engineer and the Township Tax Assessor. Any such plat or deed accepted for filing shall have been signed by the Chairman and Secretary of the Planning Board.
Before any action is taken to review site plans or minor or major subdivision plans, or concept plans where formal technical review is requested by the applicant, the applicant shall pay the fees required by Article VI of Chapter 102 of the West Deptford Township Code.
A. 
Concept plan. At the request of the developer, the Planning Board shall grant an informal review of a concept plan for a development for which the developer intends to prepare and submit an application for development. The developer shall not be required to submit any fees for such informal review. The developer shall not be bound by any concept plan for which review is requested, and the Planning Board shall not be bound by any such review. If formal technical review of a concept plan is requested by the developer, the developer shall post escrow review deposits as provided in Chapter 102, Article VI of the West Deptford Township Code.
B. 
Minor subdivision plans.
(1) 
Criteria.
(a) 
Not more than five lots are created from one tract, exclusive of any remaining portion of the main parcel.
(b) 
The subdivision does not involve a planned development as defined by N.J.S.A. 40:55D-6.
(c) 
Each lot can be served by the existing sewer and water systems or in the alternative a plan may be presented, approved by the Township Engineer, showing the extension of existing water and sewer systems on a street or right-of-way contiguous to the proposed subdivision at the expense of the subdivider.
(d) 
Each lot has frontage on an existing hard-surfaced street dedicated and accepted by the township, said street having adequate actual or proposed right-of-way widths as required by this chapter, provided that the Planning Board may approve lots which front on an unimproved street which is dedicated to the township and which appear on the Township Tax Maps if plans are submitted showing the improvement of such streets to township specifications, including curbs and sidewalks, at the expense of the applicant, and if appropriate guaranties for such improvements are posted with the township.
(e) 
None of the lots, with the exception of any remaining portion, is intended for further subdivision.
(f) 
The subdivision does not involve the extension of any off-tract improvement, the cost of which is to be prorated pursuant to Section 30 of P.L. 1975, c. 291 (N.J.S.A. 40:55D-42).
(g) 
The subdivision will not adversely affect the proper development of the remainder of the parcel or the adjoining properties, and does not conflict with any provisions of the Zoning Ordinance, Official Map or Township Plan.
(2) 
Plan submission requirements. All plans shall be prepared and signed by a professional engineer or land surveyor licensed in New Jersey. The following shall be submitted to the Secretary of the Planning Board:
(a) 
Three copies of the completed application signed by the applicant.
(b) 
Eight copies of the subdivision plan drawn to a scale not smaller than 50 feet to the inch, and showing the following:
[1] 
The limits, dimensions and area of the tract to be subdivided and its identifying numbers on the Township Tax Map.
[2] 
Existing streets, including the widths of the right-of-way and cartway, and type and condition of paving.
[3] 
The proposed lot layout with dimensions and building setback lines.
[4] 
The location and dimensions, where applicable, of existing buildings, utilities, easements, rights-of-way, public lands, tree masses, survey monuments, streams and other such features.
[5] 
The location and dimensions of proposed easements, rights-of-way and land reserved for public purposes, if any.
[6] 
The location of the proposed subdivision in relation to adjacent streets and properties (This may be shown on a separate map).
[7] 
The following additional information when required by the Planning Board:
[a] 
Existing topographic contours at one-foot intervals, based on United States Geological Survey datum. The Planning Board may also require that the plans show proposed final contours and the method of drainage of the tract and adjacent territory.
[b] 
The results of soil borings taken on the site indicating soil types and groundwater levels, along with a statement regarding future ground fluctuation levels.
[c] 
A tentative plan to control soil erosion or a plan approved by the Soil Conservation Service.
(c) 
Six copies of a statement of any proposed improvements, including street improvements, curbs, gutters, sidewalks and shade trees.
(d) 
A statement from the developer's engineer or surveyor indicating that the plans are or are not in conformity with subdivision, zoning, building, sanitation and other applicable township ordinances and regulations. If they are not so conforming, the subdivider shall furnish a statement giving the reasons for requesting exceptions.
(e) 
A certification indicating compliance with county and state permit requirements with respect to county and state roads, where applicable.
(3) 
Plan review and Planning Board action.
(a) 
Upon review of the plans and a unanimous finding by the Subdivision Committee that the minor subdivision criteria are met, the requirement of notice and public hearing for the subdivision application may be waived by the Planning Board. The Board may thereafter approve by resolution the minor subdivision plan which shall be deemed final approval without submission of a final plan, or the Board may disapprove such plan. The Board may condition any approval on terms insuring the provision of improvements, pursuant to N.J.S.A. 40:55D-38 to 55D-40, inclusive, and N.J.S.A. 40:55D-53.
(b) 
Upon approval and signing by the Planning Board Chairman and Secretary, the Secretary of the Planning Board shall file a copy of the application, resolution and approved plan with the applicant and the Township Clerk and shall retain a copy of each in the files of the Planning Board. Copies of the approved plan shall be forwarded to the following:
[1] 
The Construction Code Official.
[2] 
The Township Tax Assessor.
[3] 
The Township Engineer.
[4] 
The County Planning Board, if required.
(c) 
If the application and plans are rejected, they shall be so marked and signed by the Chairman and the Secretary of the Planning Board. One copy of the rejected application and plans shall be retained for the Planning Board files and all others shall be returned to the applicant.
(d) 
If the subdivision submitted to the Board under a request that it be treated as a minor subdivision is classified as a major subdivision, a notification to that effect shall be made on the plan and signed by the Secretary and Chairman of the Planning Board. One copy of the application and plan shall be retained for the Planning Board's files and the rest returned to the applicant.
A. 
Preliminary plans.
(1) 
Plan requirements. An applicant for a major subdivision shall submit to the Secretary of the Planning Board the following material for review and approval of his preliminary plan:
(a) 
Three copies of the completed application signed by the applicant.
(b) 
Ten copies of the subdivision plan in the form of a map or series of maps drawn to a scale not smaller than 50 feet to the inch, and three copies of the plan at a scale of 200 feet to the inch for use by the Planning Board and Environmental Commission in reviewing environmental considerations. Such plan shall show the following:
[1] 
The limits, dimensions and area of the tract to be subdivided and its identifying numbers on the Township Tax Map.
[2] 
Existing and proposed streets, including the widths of the rights-of-way and cartway, and proposed paving and concrete materials and dimensions.
[3] 
The proposed lot layout with dimensions and building setback lines.
[4] 
The location and dimensions, where applicable, of existing buildings, utilities, easements, rights-of-way, public lands, tree masses, survey monuments, streams and other such features.
[5] 
The location and dimensions of proposed easements, rights-of-way and land reserved for public purposes.
[6] 
Existing topographic contours at intervals of two feet, based on United States Geological Survey datum. The Planning Board may also require that the plans show proposed final contours and the method of drainage of the tract and adjacent territory.
[7] 
The name and address of the subdivider and his agent, if any, and the name, seal and signature of the professional engineer or surveyor licensed to practice in New Jersey who prepared the plan.
[8] 
The location, size and material of proposed sanitary sewers, storm drainage and water facilities, including supporting engineering documentation such as hydraulic calculations and drainage shed areas.
[9] 
The profiles of all existing and proposed road center lines and proposed sanitary and storm sewers.
[10] 
The results of soil borings taken on the site indicating soil types and groundwater levels along with a statement regarding future groundwater fluctuation levels.
[11] 
A plan to control soil erosion.
(c) 
Six copies of a sketch or map, at a smaller scale, showing clearly the location of the proposed subdivision in relation to adjacent properties, the names and addresses of the owners of adjacent and facing properties within 200 feet of the tract boundary, existing streets, and any proposed connections with existing sewer and water facilities.
(d) 
Six copies of a statement of proposed improvements, including streets, curbs, gutters, sidewalks, street signs, fire hydrants, utilities and street lights.
(e) 
Six copies of a statement showing the proposed order of development of parts of the subdivision or the developer's intent to commit himself to the full development at one time. The approval of an order of development shall be a condition of the approval of all preliminary plans. If a developer decides, after his preliminary plans have been approved, to proceed by submitting his final plans a section at a time or to alter a previously approved order of development, he shall submit his proposed order of development to the Planning Board for approval before proceeding with the submittal of final plans.
(f) 
A statement from the applicant's engineer indicating that the plans are or are not in conformity with the engineering, zoning, building, sanitation and other applicable township ordinances and regulations, and, if they are not so conforming, the subdivider shall furnish a statement giving the reasons for requesting exceptions.
(g) 
A certification indicating compliance with county and state permit requirements with respect to county and state roads, where applicable.
(h) 
If required by the Planning Board, a traffic study shall be prepared indicating the impact the proposed development will have on existing conditions.
(2) 
Procedure for submission, review and action.
(a) 
All applications for preliminary subdivision plan approval and accompanying plans shall be filed with the Secretary of the Planning Board.
(b) 
Upon a finding by the Planning Board that the application and plans conform with the requirements of this chapter, the Planning Board shall docket the plan for hearing and cause copies of the application and plans to be submitted to the following for review and recommendations: the Subdivision Review Committee; the Township Engineer; the County Planning Board; the Construction Code Official; the Planning Consultant; the Township Committee for information purposes; and the Planning Board file. Where pertinent, copies shall be sent also to the Environmental Commission for its review and recommendation.
(c) 
Following preliminary review of applications and plans for completeness and conformity with the requirements of this chapter, the applicant shall give public notice of the hearing on the application in accordance with the provisions of § 102-28 of the Code of West Deptford Township, entitled "Notice requirements for hearings."
(d) 
After the required hearing on the plan, the Planning Board, by resolution, may approve the plan, approve the plan with conditions, or disapprove the plan stating the reasons for disapproval.
(e) 
The Board's action shall be noted or stamped on all copies of the subdivision plan, and a copy of the resolution setting forth the determination of the Board shall be attached thereto. Such plans shall be designated final preliminary plans. The Secretary of the Planning Board shall distribute copies of the plans and of the resolution to the Township Engineer, the Construction Code Official, the Tax Assessor and the applicant.
B. 
Final plans.
(1) 
Plan requirements. The subdivider shall submit final subdivision plans and supporting materials to the Secretary of the Board with applications for approval of his final plans. Final plans shall conform in all important details with preliminary plans as approved by the Planning Board. Any conditions specified in the approval of preliminary plans shall be incorporated in the final plans. The following materials shall be submitted by the subdivider:
(a) 
Three copies of the completed application signed by the applicant.
(b) 
Ten copies of the final subdivision plan in the form of a map or series of maps drawn to a scale not smaller than 50 feet to the inch. One copy shall be made upon translucent tracing cloth or Mylar reproducible, with black, waterproof India ink, and one copy shall be a cloth print duplicate thereof; both of these copies shall be suitable for recordation according to the map filing law. The remaining copies shall be black or blue line on white prints. The final subdivision plans shall show or be accompanied by the following:
[1] 
The items required to be shown in preliminary subdivision plans, as specified in § 143-18A(1) et seq., in final form.
[2] 
Date, name and location of the subdivision, name of the owner, graphic scale and reference meridian.
[3] 
Tract boundary lines, right-of-way lines of streets, street names, easements and other rights-of-way, land to be reserved or dedicated to public use, all lot lines and other site lines, with accurate dimensions, bearings or deflection angles, and radii, arcs and central angles of all curves. The Engineer or surveyor shall certify to the accuracy of the details of plat.
[4] 
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.
[5] 
Each block shall be numbered, and the lots within each block shall be numbered consecutively in accordance with the approval of the Tax Assessor.
[6] 
Minimum building setback line on all lots and other sites.
[7] 
Location and description of all existing and proposed monuments.
[8] 
Final block and lot grading plan showing spot elevations or finished contours to indicate all surface drainage flows.
(c) 
Certificate from Tax Collector that all taxes are paid to date. Approval of the final plat shall be withheld until submission of such evidence that no taxes or assessments for local improvements are due or delinquent with respect to the land to be subdivided.
(d) 
A certificate of title showing ownership of the subdivision and one copy of any deed restrictions affecting the subdivision of the property or a written statement by the subdivider that there are no such restrictions.
(e) 
A statement of the type or types of structures to be erected, if any, together with sketches of typical lot layouts, indicating front, side and rear yards, and a summary table of the number of structures and dwelling units proposed.
(f) 
Guaranties.
[1] 
Certification by the Township Engineer that the developer has adequately installed all streets, street improvements, including sanitary and/or storm drainage, water, curbs, sidewalks, street signs, hydrants and shade trees or evidence that the subdivider has furnished the township the following guaranties:
[a] 
A performance bond acceptable to the Township Solicitor in a surety company authorized to do business in the State of New Jersey for the satisfactory construction and installation of all required public improvements and for the restoration of all existing streets affected by the proposed construction, in accordance with requirements of law. The amount of the bond shall be 120% of the Township Engineer's estimate of the cost of such construction and installation.
[b] 
In lieu of a performance bond, guaranties may be in the form of a cash deposit or other security in like amount as may be acceptable to the Township Solicitor and Township Committee, accordance with the procedures established in Chapter 102, Article VI, of the Township Code.
[2] 
The guaranty shall call for completion of the improvements within one year from the date of final approval. This time may be extended by resolution of the governing body, provided that the bond amount is revised to 120% of the Township Engineer's estimate of current costs of the construction and installation.
[3] 
Plans for large developments may be approved in sections where the requirement for a guaranty covering the entire subdivision would impose an undue hardship on the subdivider, provided that the plan submitted is according to the order of development previously approved as part of the preliminary plan or to a previously approved amendment thereof. Approval of final plans for part of a property shall not be construed as approval of final plans for all or a greater part of the property.
[4] 
Performance guaranties shall remain in full force and effect until released in whole or in part by the township in accordance with the provisions of Section 41 of P.L. 1978, c. 291 (N.J.S.A. 40:55D-53).
(g) 
Upon completion and acceptance of all required improvements, a guaranty for the maintenance of all required public improvements for a period of two years after the date of acceptance by the township of those improvements. The amount of the bond shall be 15% of the Township Engineer's estimate of the cost of original construction. The form and procedure of the maintenance guaranty shall be as specified in Chapter 102, Article VI of the Township Code for the posting of maintenance guaranties.
(2) 
Final plan review procedures.
(a) 
One copy of each final subdivision plan, utility maps, street profiles and other data received by the Secretary of the Planning Board shall be transmitted to the Township Engineer for his review and report to the Planning Board. Six copies of subdivision plans and one copy of all supporting material shall be sent directly to the Planning Board for its review.
(b) 
The Township Engineer shall review such plans and submit a report thereon to the Planning Board.
(c) 
Planning Board action shall consist of approval or disapproval for stated reasons. Such action shall be noted or stamped on all copies of the plan. Grounds for disapproval shall be specified and shall be included in the resolution of such action.
(d) 
The Township Engineer shall not make his certification on the final plan for filing with the county recording officer until all other required approvals have been made.
(e) 
Distribution of copies of the plan, as finally approved, shall be as follows: one to be retained by the Planning Board; one cloth tracing and one copy of the print to the Township Engineer; one to the Tax Assessor; one to the Construction Code Official; one to the Township Clerk; and two to the subdivider. The subdivider shall be responsible for filing the approved subdivision plan with the county recording officer within 95 days after approval or such further time as the Planning Board may determine, but not to exceed 95 days additional.
A. 
The street and lot layout of a nonresidential subdivision shall be appropriate to land use for which the subdivision is proposed and shall conform to the proposed land use and standards established for such a development in the Zoning Ordinance[1] and with those principles and standards established in this chapter which are generally appropriate to planning of all subdivisions. The Planning Board shall have the right to modify or waive such preliminary plan specifications and standards of design which are not pertinent to exclusively commercial or industrial areas, provided that no such waiver or modification shall be made which would be contrary to the purposes and intent of this chapter or which would otherwise not be in keeping with the public interest.
[1]
Editor's Note: See Ch. 166, Zoning.
B. 
In addition to the applicable requirements of this chapter, the subdivider shall comply with the following:
(1) 
The subdivider shall demonstrate to the satisfaction of the Planning Board that the proposed street and block pattern will permit the logical development of land and tracts and that provision has been made for the extension of power, sewer, water and other utilities into neighboring tracts which can be similarly developed.
(2) 
Street right-of-way and cartway standards and street paving shall be adequate to accommodate the type, weight and volume of traffic which is anticipated in accordance with township specifications.
(3) 
Streets and railroads, where included, shall be arranged to minimize accident hazards within the site to avoid traffic conflicts on adjacent and connecting streets and to ensure adequate circulation through the entire subdivision.
(4) 
All off-street parking areas shall be paved according to the road specifications of the township and shall be laid out with raised barriers or painted stalls to facilitate convenient and efficient use of the area as it is intended to be used, planned to be used or might be used. Such off-street parking areas shall be suitably illuminated.
(5) 
Off-street space for truck loading and unloading shall be provided for commercial and industrial uses. Delivery and refuse trucks shall be able to service each use from a location and to maneuver without hazard to those using the parking spaces.
(6) 
Adjacent residential areas shall be protected from potential nuisances by the proposed nonresidential use by such means as providing extra depth to lots which back up on residential areas, arrangements of lighting facilities, and by making provisions for permanently landscaped buffer areas along residential district property lines.
(7) 
Streets intended for truck traffic shall not normally be extended into residential district areas or connected to predominantly residential streets.
[Amended 12-15-1983 by Ord. No. 83-19]
To further accomplish the purposes specified in § 143-2 hereof, all applications for building permits for any land development involving commercial uses, industrial uses or other nonresidential uses, or which involves extension of township sewer or water facilities, or for any multiple-family dwelling or any community residence for the developmentally disabled or community shelter for victims of domestic violence which houses more than six such persons, excluding resident staff, shall be referred to the Planning Board for review and action in accordance with the procedures and standards prescribed herein. This requirement shall not apply where site plans have been or are required to be submitted and approved by the Planning Board for apartments or shopping centers under the provisions of the Township Zoning Ordinance.[1] The Planning Board is further authorized to waive or modify plan submission requirements in the case of applications for small commercial or industrial buildings or establishments where less than six parking spaces are required and where no extension of water and sewer utilities are involved, and to waive public notice and hearing requirements for minor subdivisions and minor site plans, as authorized by law.
A. 
Site plan approval applications. Applicants for uses for which site and building plan approval is required shall submit to the Zoning Officer 12 copies of the plans and information listed below. In lieu thereof, 12 copies of the site plans and information required to be submitted to the Gloucester County Planning Board in accordance with the Gloucester County Land Development Review Resolution may be submitted. The Planning Board shall have the right, however, to require any additional information required by this chapter.
(1) 
A plan or plans prepared by a professional engineer or land surveyor licensed in New Jersey which will describe the integrated or overall development of the tract of land for which an application is made, drawn to a scale of not less than one inch equals 100 feet. Copies of the plan at a scale of one inch equals 200 feet may also be required by the Planning Board upon its determination that the site plan should be reviewed by the Environmental Commission. Such plans shall show the following:
(a) 
The location, boundaries, dimensions and ownership of the land to be included, and the zoning district or districts in which it is located.
(b) 
The location, use, dimensions and arrangements of all existing and proposed buildings and structures, streets, sidewalks and open spaces, including the height of all buildings; the location and capacity of all areas to be used for off-street parking, loading and unloading; the location and dimensions of all accessways, entrances, exits and other provisions for accommodating traffic; and the location of all areas devoted to planting, landscaping, or similar purposes.
(c) 
The total gross floor area of all buildings and, where applicable, the floor area exclusive of basement areas not used for sale or display of merchandise.
(d) 
The physical features of the tract, including existing topography and proposed grading contours at not less than two-foot intervals or in sufficient detail to enable the Township Engineer to determine the adequacy of the proposed drainage system.
(e) 
The provisions made for, and the location of, all sewage and industrial waste disposal, water supply, stormwater drainage, exterior lighting and similar facilities.
(f) 
A description, rendering, sketch or picture of new buildings or structures.
(2) 
Information sufficient to demonstrate that satisfactory arrangements will be made to accommodate probable increases in traffic and facilitate traffic movement on the streets in the vicinity of the proposed use. If deemed necessary, the Planning Board may require the applicant to submit a report thereon by a traffic engineer.
(3) 
A plan or description of the buffer or screening devices and areas to be installed, and provisions to be made for the maintenance thereof.
(4) 
Sufficient data in all instances to enable the Planning Board to judge the effectiveness of the design and character of the proposed development, consider properly such things as the relationship of the proposed development or use to surrounding areas, anticipated traffic, public health, safety and general welfare, and determine that the proposed plan and use complies with the requirements of the district and any other pertinent requirements of the township.
(5) 
The Planning Board may waive site plan review or waive or modify any of the requirements or details specified to be shown on the site plan in any given application if the Planning Board determines that certain requirements or specifications are not necessary to be shown in order to ensure that said site plan conforms to the standards of good planning and will have no deleterious effect on the neighboring properties and indicates sufficient materials to assure adequate protection of the health, welfare and safety of the people of the township. The Planning Board may also waive the requirements for public notice and hearing for minor site plans.
B. 
Procedure.
[Amended 12-4-1980 by Ord. No. 80-23]
(1) 
Upon submission to the Zoning Officer of a complete application for a site plan which involves 10 acres of land or less, and 10 dwelling units or less, the Planning Board shall grant or deny preliminary site plan approval within 45 days of such submission or within such further time as may be consented to by the developer. Upon submission of a complete application for a site plan which involves more than 10 acres or more than 10 dwelling units, the Planning Board shall grant or deny preliminary site plan approval within 95 days of the date of such submission or within such further time as may be consented to by the developer. Unless extensions are given by the developer within the time limits prescribed above, the absence of action on the part of the Planning Board (or a committee of the Planning Board as referred to below) within the said prescribed time limits, shall constitute preliminary approval of the site plan.
(2) 
In the event that an application for development is found to be incomplete by the Zoning Officer, the Township Engineer, the Planning Board or a designated committee of the Planning Board, the developer shall be notified in writing of the deficiencies within 45 days of the submission of such application or it shall be deemed to have been properly submitted.
(3) 
If a complete application for site plan is disapproved, the reason for such disapproval shall be clearly stated to the applicant. Thereafter, amended applications correcting disapproved applications shall be submitted and proceeded upon as in the case of an original application.
(4) 
The Planning Board may, by adoption of appropriate amendments to its by-laws, vest all or a portion of its power to review and all or a portion of its power to approve minor site plans in a designated committee of the Board.
C. 
Performance guaranties. In approving the site plan, the Planning Board shall require that the applicant first furnish to the township a performance guaranty and a two-year maintenance guaranty in accordance with the procedures established in Chapter 102, Article VI, of the Township Code. Such guaranties shall be for the purposes of assuring the completion and maintenance of the off-site and on-site improvements included in the site plan as will affect the public interest, such as, but not limited to drainage, streets, recreational areas, shade trees or shrubbery and required landscaping, off-street parking, loading and unloading zones, artificial lighting and sidewalks. Improvements for which guaranties have been furnished the township under Zoning Ordinance requirements need not be included.
D. 
Standards for site and building plan review. In addition to the subdivision design standards and specifications included in § 143-21 hereof, the following additional standards shall be used by the Planning Board as guidelines in reviewing site and building plans:
(1) 
The existing landscape should be preserved in its natural state insofar as possible, and tree and soil removal kept to a minimum. Grade changes should be made in keeping with the general appearance of neighboring developed areas. New landscaping and ground cover areas shall take appropriate account of the environmental protection of the site.
(2) 
Proposed structures should be related harmoniously to the terrain and to existing buildings in the vicinity that have a visual relationship to the proposed development. Provision should be made for the screening of all parking, service and loading areas, playgrounds (where required), equipment and storage areas from adjacent properties.
(3) 
Adequate provision shall be made for vehicular and pedestrian circulation, including walkways, interior drives and parking, with special attention given to location and number of access points to the public streets, width of interior drives, general interior circulation, separation of pedestrian and vehicular traffic and arrangement of parking areas that are safe and convenient and do not detract from the design of proposed structures and the neighboring properties. The design standards included in the Gloucester County Land Development Review Resolution shall also be used as a guide in reviewing site plans.
(4) 
Provision shall be made for the proper location and adequate intensity and direction of outdoor lighting so that it will reflect the lighting away from adjoining premises and public rights-of-way. The size, location, design, color, texture, lighting and materials of all signs shall not detract from the design of the proposed buildings and the surrounding properties and streets or create confusion with other signs or for drivers of vehicles.
(5) 
The exterior walls of any building which faces on any street or residence district shall not be constructed of exposed plain concrete or cinder block.
[1]
Editor's Note: See Ch. 166, Zoning.
In the design of each subdivision, the subdivider shall observe the standards, requirements and principles of land subdivision which are included in this section, and shall comply also with General Construction and Material Specifications for streets, curbs, sidewalks, gutters, water facilities, sanitary sewers, storm sewers and other drainage facilities, and fire hydrants, as promulgated by the Township Engineer and approved by the Township Committee, copies of which are available for use in the Township Building and the office of the Township Engineer.
A. 
General.
(1) 
All subdivisions shall conform to design standards that will encourage good development patterns within the township and shall be coordinated with existing nearby neighborhoods so that the community as a whole may develop harmoniously. Subdivisions shall conform to the proposals and conditions with respect to streets, drainage rights-of-way, school sites, public parks, playgrounds and other open spaces shown on the Master Plan or on the Official Map, when adopted.
(2) 
No land shall be subdivided for residential purposes unless on-site hazards to life, health or property from flood, fire disease, smoke, excessive vibration, noise, odor and dangerous terrain conditions shall have been eliminated or unless the plans for the subdivision provide adequate safeguards against such hazards. In order to determine if such hazards exist, and/or if adequate safeguards have been provided, the Planning Board shall be guided by appropriate applicable regulations and standards of the State of New Jersey, the United States Government and nationally recognized organizations, and may consult such official agencies or private experts as it may deem necessary.
(3) 
In all residential subdivisions, and to the maximum feasible extent to nonresidential subdivisions, all telephone, telegraph, electrical utility lines, television cables and other utility lines which are applicable shall be placed below the ground.
B. 
Blocks and lots.
(1) 
Block length. Blocks shall be not less than 500 feet long nor more than 1,300 feet long, except that blocks along major streets shall not be less than 800 feet long. Crosswalks up to 12 feet wide may be required for blocks more than 1,000 feet long.
(2) 
Block width. Blocks shall be wide enough for two tiers of lots and shall not be less than 200 feet wide.
(3) 
Through lots. Double frontage lots are to be avoided and generally will not be permitted unless the lots are a minimum of 200 feet deep. Where the rear yards of double frontage lots abut major or secondary highways and the lots are entirely served by a separate residential service or neighborhood feeder street, their use may be required.
(4) 
Grading. Blocks and lots shall be graded to secure proper drainage and to prevent the collection of stormwater in pools. Unless it is determined by the Township Engineer not to be feasible, all lots shall be graded so that they drain toward the street. Topsoil shall be redistributed on the surface as cover and shall be stabilized by seeding and planting.
(5) 
Lot lines. Lot lines shall be at right angles to street lines or radial thereto wherever practical.
(6) 
House numbers. House numbers shall be assigned to each lot by the Construction Code Official.
(7) 
Residential parking. At least one off-street parking space in back of the required front yard line and with access to a public street or alley shall be provided for each proposed single-family detached dwelling. Multiple-family dwellings shall comply with the requirements of the Zoning Ordinance.[1] Where such access is to a major or secondary street, adequate turnaround space shall be provided on the lot.
[1]
Editor's Note: See Ch. 166, Zoning.
C. 
Streets and sidewalks.
(1) 
Integration. The proposed street pattern shall be integrated with the township plan of streets, and shall be related to topography so as to produce usable lots and reasonable street grades.
(2) 
Design and purpose. Streets shall be designed according to their function and laid out to preserve the integrity of their design. Streets shall be classified by function as follows:
(a) 
Residential service streets: streets providing direct access to residential structures and intended primarily to serve only the properties along them. Standards assume light flow with parking permitted on both sides.
(b) 
Neighborhood feeder streets: streets connecting residential service streets, providing access to community facilities and intercommunity streets and intended primarily for the use of neighborhood traffic. Standards assume medium flow and street parking on both sides.
(c) 
Intercommunity streets: streets connecting places of relatively dense settlement with each other and with major traffic streets and intended primarily for interneighborhood and commuter traffic. Standards assume relatively heavy traffic flow at high speeds. Street parking may or may not be assumed.
(d) 
Industrial or commercial collectors: streets located in areas of industrial or commercial developments which by their location will carry traffic of a general heavy nature. Collector streets will generally carry vehicles loaded with industrial and commercial products or vehicles designed for industrial and commercial services. Standards for these streets assume high density, heavy traffic at low speeds over comparatively short distances.
(e) 
Major traffic streets: streets serving large volumes of comparatively long distance, high speed traffic, and intended primarily for intercity and commuter traffic.
(3) 
Widths. Minimum street widths are as follows:
Type of Street
Right-of-Way Width
(feet)
Cartway Width
(feet)
Curb Reveal
(inches)
Residential service
54
34
6
Neighborhood feeder
60
36
8
Intercommunity
66 - 86
40
10
Industrial and commercial
68
48
10
Major traffic
Standards of State Department of Transportation
(4) 
Continuations. New streets shall be laid out to continue existing streets at no reduction in width, provided that such continuations are both reasonable and practicable. When development is proposed along existing streets of insufficient width, sufficient additional width to conform with the above standards shall be required.
(5) 
Street names. Continuations of existing streets shall be known by the same names. Names for new streets shall not duplicate or closely resemble names of existing streets.
(6) 
Access. Street layout shall make provision for access to all lots in the subdivision and to adjacent undeveloped areas whether on the same or on an adjoining tract. The subdivider shall improve access streets to the limits of the subdivision.
(7) 
Reserve strips. Reserve strips controlling access to the subdivision or to adjacent areas are prohibited unless control and disposal of them is vested in the township.
(8) 
Half streets. Provision on half streets, except to complete existing half streets, is prohibited.
(9) 
Highway frontage. If the subdivision abuts a present or proposed major or secondary street, the Planning Board may require the use of through lots as described above or the use of a marginal service street along the edge of the highway but separated from it by a raised strip at least five feet wide.
(10) 
Railroad influence. When a subdivision abuts a railroad, streets crossing the railroad shall be kept to a minimum and shall be located to facilitate grade separation.
(11) 
Dead-end streets. Dead-end streets are prohibited unless constructed as culs-de-sac not exceeding 500 feet in length, with a turnaround having a minimum radius of 50 feet to the outside curbline. Drainage shall preferably be away from the turnaround or provided for by storm sewers.
(12) 
Intersections. Street intersections shall be designated according to the following standards:
(a) 
No more than two streets shall cross at the same point. Street intersections shall be at right angles wherever possible, and intersections of less than 70° (measured at the center lines of the streets) will not be permitted.
(b) 
Intersecting streets shall not enter into the same side of major traffic streets of intervals of less than 300 feet. Minor streets which enter a major traffic street from opposite sides should be directly opposite to each other; or, if necessary, they may be separated by at least 200 feet between center lines measured along the center line of the major traffic street.
(c) 
Maximum grade within any intersection shall not exceed 1%, and approaches to any intersection shall follow a straight course within 100 feet of the intersection.
(d) 
Curb radii at intersections shall be according to the following schedule of minimum lengths:
[1] 
Twenty-five feet for residential service streets and alleys; 30 feet for neighborhood and industrial and commercial feeders and intercommunity streets; and
[2] 
Thirty-five feet for major streets.
Where streets of different categories intersect, requirements for the more important one shall hold. The street right-of-way line shall be parallel to the curbline. In zones where buildings are permitted to abut the right-of-way line, a diagonal cutoff may be employed. Curbs at crosswalks shall be installed in accordance with New Jersey Department of Transportation Design Standards for Curb Ramps for the Physically Handicapped.
(e) 
Clear sight triangles shall be required at each quadrant of an intersection of streets. The area within site triangles shall be either dedicated as part of the street right-of-way or maintained as part of the lot adjoining the street and set aside on any subdivision or site plan as a site triangle easement. Within a site triangle, no grading, planting, fence or structure shall be erected or maintained more than 30 inches above the street center line or lower than eight feet above the street center line, except for street name signs, street lights and official traffic regulation signs. Where any street involves earth banks or vegetation, including trees, the developer shall trim such vegetation and trees as well as establish proper excavation and grading to provide the site triangle. Any proposed development requiring site plan approval shall provide site triangle easements at each driveway, with the driveway classified as a local street for purposes of establishing distances. The site triangle shall be the area bounded by the right-of-way lines and a straight line connecting site points on street center lines as follows:
[1] 
From a point on a minor (stop control) road center line at least 20 feet from the edge of the major (through) road pavement; and
[2] 
From the intersection of the center lines along the major road center line 300 feet for a local road, 350 feet for a collector road and 500 feet for an arterial road.
(13) 
Grades. There shall be a minimum center-line grade of 1/2 of 1% and a maximum center-line grade of 6% of major or intercommunity streets, and a maximum grade of 10% on other streets for short distances where no gentler slope is possible.
(14) 
Directional changes. Changes in street direction shall be made by horizontal curves with a minimum radius of 500 feet for major streets, 300 feet for secondary streets and 100 feet for residential and neighborhood feeder streets. These radii are to be measured from the inside curbline.
(15) 
Vertical curves. Vertical curves are required for changes in grade. The rate of change of grade on vertical curves shall be no more than 4% per 100 feet of road, provided that the clear sight distance specified in these regulations is maintained at all points on the road.
(16) 
Street cross section. The cross section of the paved surface of the crown on residential service and neighborhood feeder streets will be a parabolic curve and shall provide for the six-inch or eight-inch curb reveal.
(17) 
Sideslopes. Street cuts and fills shall be provided with sideslopes no steeper than two to one for grade differences more than five feet and four to one for grade differences less than five feet. Such slopes shall be suitably planted with perennial grasses or other vegetation to prevent gulleying and erosion.
(18) 
Sidewalks. Installation of sidewalks shall be required in areas zoned Residential (R-1; R-2; R-3 and R-4) and Commercial (C and NC). Sidewalk paving shall not be less than four feet in width, except that the Planning Board may require wider pavement in high-density areas and in commercial areas. The location of sidewalks shall be one foot from the property line. Sidewalk specifications shall be in accordance with the township's general construction and materials specifications.
(19) 
Shade trees. Not less than two new shade trees shall be installed or two existing trees retained on each lot between the front setback line and the street right-of-way line and not closer than 25 feet from any existing or proposed street light or street intersections, and installed so as not to interfere with utilities, roadways or sidewalks. Trees shall be nursery grown stock, not less than two-inch caliper, measured one foot from the root system, and planted and staked in an approved manner. Trees shall be of the following types: sugar maple; red maple; sophora; copper beech; silver linden; chestnut; London or Oriental plane; or Norway maple. All trees not surviving after one growing season shall be replaced by the developer. Other species may be proposed in writing to the Board for its approval. The Board may provide rules and regulations requiring the subdivider or developer at his sole expense to retain a qualified forester to report to the Engineer as to what can be done to save existing trees.
(20) 
Material and construction standards; inspections; as-built plans. Material and construction standards for street improvements, curbs, sidewalks, storm drainage, sanitary sewer, water, etc., shall conform to standards and specifications as promulgated by the Township Engineer and approved by the Township Committee. All installations will be inspected by the Township Engineer, and bond releases will not be granted without the inspection and approval of the Township Engineer. The developer is required to give the Township Engineer 48 hours' advance notice of any construction; provide access to all installations; provide the name and telephone number of the responsible person on site; supply delivery tickets for materials; provide equipment and manpower for testing procedures; and provide as-built plans indicating locations for all subsurface installations.
(21) 
Street improvements. Installation of curbs, road paving and storm drainage systems is required. Curbs for residential service and neighborhood feeder streets shall be six inches by eight inches by 18 inches of concrete with a minimum strength of 3,500 pounds per square inch in accordance with township specifications. Road paving shall be two-inch FABC surface, on a four-inch bituminous stabilized base, on a four-inch gravel or stone subbase. Upon proper soils testing and paving design by the applicant's engineer, and review and favorable recommendation by the Township Engineer, the Planning Board may modify the road paving requirements. The top FABC paving course shall be installed not sooner than one year following the installation of the base course, unless a shorter time is approved by the Township Engineer. Before placement of the top paving course, all flaws or defects in the base courses shall be corrected to the satisfaction of the Township Engineer. During this one-year period, all appurtenances such as manhole rims, valves, etc., shall not be more than two inches above the base paving and shall be ramped with bituminous material. No certificates of occupancy shall be issued prior to the installation of all utilities and street improvements up to and including the base course. Inspection of all construction is required in accordance with Subsection C(20), above.
(22) 
Storm drainage. Storm drainage collection systems shall be designed using the rational method or an approved equal. The minimum design storm frequency shall be based on a storm recurrence of 10 years and the minimum pipe size shall be 18 inches. In cases where no overload relief or safety swale is provided and flooding conditions will create a situation which dramatically affects the normal functioning of the area, the minimum design storm frequency shall be that which permits normal functioning but allows minor inconvenience. Large streams and recharge basins shall be designed on a minimum storm recurrence of 100 years. The applicant's engineer shall investigate and report the probability and extent of downstream damage that may be caused by the development to determine the need to detain peak drainage flows. Detention basins shall be designed on a minimum storm recurrence of 100 years on developed land with an outflow based on a ten-year undeveloped flow. Inspection of all construction is required in accordance with Subsection C(20). Detention basins, retention sedimentation basins and similar required facilities shall be installed prior to any on-site grading or land disturbance unless otherwise recommended by the Township Engineer and approved by the Planning Board.
(23) 
Street signs. Street signs shall be installed at all intersections in accordance with township standards.
(24) 
Streetlights.
(a) 
Streetlights shall be installed by the developer in all residential subdivisions, provided that this requirement may be waived or modified by the Planning Board in subdivisions where the density is less than two dwelling units per net acre, exclusive of streets and other public or common areas.
(b) 
Where streetlights are required, a streetlighting plan and layout, either prepared by or approved by the public utility rendering the service, showing proposed location, type of fixture and intensity, shall be submitted to the Planning Board with preliminary plans for review and approval.
(c) 
In commercial and industrial developments, streetlight location, type and intensity shall be shown on site development plans.
D. 
Utilities.
(1) 
Sewer and water facilities. Sanitary sewer facilities and a public water supply system shall be required in all subdivisions. Before occupancy, the sanitary facilities of each building shall be ready for use and connected to a fully completed approved and functioning sewer line, and the water system shall be connected to each dwelling. Materials shall be in accordance with the Township Engineer's specifications.
(2) 
Installation. Installation of all sewer, water and other utilities shall be in strict accordance with the engineering standards and specifications of the Township Engineer, or other public utility having jurisdiction. Inspection of all construction is required in accordance with Subsection C(20) hereof.
(3) 
Manholes. Manholes for sanitary sewers shall be not more than 300 feet apart on straight runs, and there shall be a manhole at every point of substantial change in course or grade and at intersections of sewer lines. House service laterals are not permitted to be connected to a manhole.
(4) 
Fire hydrants. Fire hydrants shall be located so that the distance from any building frontage to a fire hydrant is not more than 500 feet measured along the curb. The Planning Board, acting on the advice of the Fire Department, may require closer spacing of hydrants.
(5) 
Easements. Where common utility lines are installed in or over undedicated land, a public easement, 7 1/2 feet on each side of the line shall be required.
(6) 
Valves. Valves shall be installed on each leg of a tee or cross at intersections and one shall be installed in front of every hydrant.
A. 
Preservation of natural features. Natural features such as live trees, groves, brooks, hilltops, scenic points, historic landmarks and other natural community assets shall be preserved whenever possible in designing any subdivision containing such features. Due consideration shall be given to the preservation of such natural features which enhance the beauty of the terrain, as well as to the laying out of adequate parks and playgrounds in residential areas for dedication to the township or reservation for the common use of the public by deed, covenants or agreements which subject such areas to the control of the township under conditions recommended by the Planning Board.
B. 
Drainage and soils study. In its review of subdivision and site plans, the Planning Board shall take into account the findings of the West Deptford Township Drainage and Soils Study, 1974, including any amendment thereto, (prepared by McFarland-Johnson-Gibbons Engineers, Inc., Woodbury, New Jersey), as it applies to the area of proposed subdivision, and such other pertinent studies as may be available. Particular attention shall be directed to the Soils Inventory and Classification to determine the suitability of the soils for the proposed type of construction or use, and to the drainage data with a view to eliminating or minimizing flooding and drainage problems.
C. 
Environmental impact statement. An environmental impact statement shall be submitted to the Planning Board prior to its approval of any subdivision for construction or use on lands for which an environmental impact statement is required by the New Jersey Wetlands Act (Type-B permits), or by any other federal, state or local law or requirement of West Deptford Township, Gloucester County or the State of New Jersey, which requires an environmental impact statement prior to development of environmentally sensitive areas.
D. 
Public area characteristics. Areas set aside for recreational or school purposes shall be reasonably compact parcels, placed to serve all parts of the subdivision, with sufficient width and frontage on a public street to serve the intended purpose, as approved by the Planning Board, and not excessively irregular in terrain. Any areas that are set aside for recreation shall be so noted on the plans with the type of improvements and equipment proposed to be provided by the subdivider. The subdivider shall be responsible to provide for the improvements and any equipment that is shown on the plans prior to dedication to the township.
E. 
Playground space. In subdivisions which provide or are intended to provide housing facilities for more than 50 families, the Planning Board shall consider the need for suitable open areas for recreation. Standards to be used by the Planning Board as guides in determining space needed for recreation shall be as follows:
Families to Be Served
Acres of Playground
50 to 100
1.5
101 to 200
2.75
201 to 400
3.25
401 to 600
4.00
F. 
Soil erosion and sediment control. The approval by the Planning Board or Township Committee of a subdivision or site plan application which involves the disturbance of more than 5,000 square feet of land surface shall be conditioned upon certification by the local soil conservation district that the developer has submitted a plan for soil erosion and sediment control and that such plan meets the standards established by the State Soil Conservation Service. Copies of such plan shall be submitted to the Planning Board, and all improvements included in said plan or program shall also be included among the improvements secured by a surety bond or other form of performance guaranty.
[Added 6-7-2001 by Ord. No. 2001-11]
A. 
Findings for planned developments. Prior to approval of a planned development, the Planning Board shall find facts and conclusions, as required by N.J.S.A. 40:55D-45.
B. 
Common open space shall be provided in accordance with N.J.S.A. 40:55D-43 and shall be established and developed in phases consistent with the phased development of the residential components of the planned development.
C. 
Subdivision approval required.
(1) 
Subdivision approval shall be required for a planned development, in accordance with the requirements of Section 143-18 (Major subdivisions for residential purposes) and Section 143-19 (Subdivisions for industrial, commercial, institutional or other nonresidential purposes).
D. 
Site plan required.
(1) 
Site plan approval shall be required for a planned development, in accordance with the requirements of Section 143-20 (Site plan and building review).
E. 
General development plan.
(1) 
Definition. "General development plan" means a comprehensive plan for the development of a planned development.
(2) 
Minimum tract size. 100 acres (contiguous or non-contiguous).
(3) 
Timing of application. A developer may submit an application to the Planning Board for approval of a general development plan prior to the granting of preliminary subdivision or site plan approval of that development by the Planning Board.
(4) 
Public notice of hearing. Public notice of a hearing on an application for general development plan approval shall be required, in accordance with the requirements of Section 102-28 (Notice requirements for hearings).
(5) 
Timing of Planning Board decision. 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.
(6) 
Required contents of the general development plan. The general development plan shall specify:
(a) 
The maximum number of dwelling units permitted in the planned development,
(b) 
The residential density of the planned development,
(c) 
The amount of nonresidential floor space in the planned development,
(d) 
The nonresidential floor area ratio (FAR) for the planned development, and
(e) 
A schedule for the timing of development of the various sections of the planned development.
(7) 
Term of the effect of the general development plan. The term of the effect of the general development plan approval shall be determined by the Planning Board in consideration of the factors specified in Section 143-23E(8) below and shall not exceed 20 years from the date upon which the developer receives final approval from the Planning Board of the first section of the planned development.
(8) 
Factors for Planning Board consideration in determining the term of the effect of the general development plan. The term of the effect of the general development plan approval shall be determined by the Planning Board in consideration of the following factors:
(a) 
The number of dwelling units or amount of nonresidential floor area to be constructed,
(b) 
Prevailing economic conditions,
(c) 
The timing schedule to be followed in completing the development,
(d) 
The developer's capability of completing the proposed development,
(e) 
The contents of the general development plan, and
(f) 
Any conditions which the Planning Board attaches to the approval of the general development plan.
(9) 
Optional components of the general development plan. At the discretion of the developer, the general development plan may include any of the elements, as defined at N.J.S.A. 40:55d-45.2.
(10) 
Housing plan required. A developer seeking general development plan approval from the Planning Board for a planned development that includes low and moderate income housing as defined by the Fair Housing Act, N.J.S.A. 52:27d-301 et seq., shall submit a housing plan as part of the general development plan. The housing plan shall specify the number of housing units to be provided and the extent to which the planned development will fulfill the township's housing obligation under the Fair Housing Act, N.J.S.A. 52:27d-301 et seq., as calculated by the New Jersey Council on Affordable Housing.
(11) 
Variations in location of land uses. The developer shall be required to obtain 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.
(12) 
Increases in density or floor area ratio. The developer shall be required to obtain the prior approval of the Planning Board if, after approval of the general development plan, the developer wishes to increase the density of residential development or the floor area ratio of nonresidential development in any section of the planned development.
(13) 
Amendment or revision of general development plan. Once the Planning Board has approved a general development plan, it may be amended or revised only upon application by the developer approved by the Planning Board, except for allowable reductions within the original approval as authorized by Section 143-23E(14) below.
(14) 
Allowable reductions within the approved general development plan. A developer may, without violating any terms of an approved general development plan, in undertaking any section of the planned development, reduce the number of residential units or amounts of nonresidential floor space by no more than 15% or reduce the residential density or nonresidential floor area ratio by no more than 15%.
(15) 
Reduction of low and moderate income housing units and/or credits. A developer of an approved general development plan may not reduce the number of residential units and/or credits to be provided under the Fair Housing Act, N.J.S.A. 52:27d-301 et seq., without prior municipal approval.
(16) 
Timetable for initial application for preliminary approval. The developer of an approved general development plan shall apply to the Planning Board for preliminary approval for the planned development or a section of the planned development within five years of the date upon which the general development plan was approved by the Planning Board, otherwise the township shall have cause to terminate the general development plan approval.
(17) 
Notice of completion of section of development. The developer shall notify the administrative officer, by certified mail, upon the completion of each section of the development as set forth in the approved general development plan. This notice shall serve as evidence that the developer is fulfilling its obligations under the approved general development plan. "Completion" shall mean that the developer has acquired a certificate of occupancy of every residential unit or every nonresidential structure as set forth in the approved general development plan.
(18) 
Failure of developer to provide notice of completion of section of development. If the township does not receive notice of the completion of a section of the development, as required by Section 143-23E(17) above, the township shall notify the developer, by certified mail, in order to determine whether the terms of the approved general development plan are being complied with.
(19) 
Required completion of section within eight months of timing schedule. If the developer does not complete any section of the development within eight months of the date provided for in the approved general development plan, the township shall notify the developer, by certified mail, and the developer shall have 10 days within which to give evidence that it is fulfilling its obligation under the approved general development plan.
(20) 
Nonfulfillment of obligations by developer. If at any time the township has cause to believe that the developer is not fulfilling its obligations pursuant to the approved general development plan, the township shall notify the developer, by certified mail, and the developer shall have 10 days within which to give evidence that it is fulfilling its obligations under the approved general development plan.
(21) 
Hearing on failure to comply with timing schedule or nonfulfillment of obligations. After the notice required by § 143-23E(19) and (20) above, the township shall conduct a hearing to determine whether the developer is in violation of the approved general development plan. If, after such a hearing, the township finds good cause to terminate the general development approval, it shall provide written notice of termination to the developer and the approval shall be terminated 30 days thereafter.
(22) 
Termination of approval upon completion of the development. 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 purpose 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 or 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 its obligations pursuant to the approval.