No development application shall be accepted for submittal unless
it conforms to the form, content, and data requirements of this article.
No application shall be accepted unless it is filed on the official
application forms of the Borough.
The standards of submission, performance, and design standards
contained in this article shall be considered the minimum requirements
for the promotion of the public health, safety, and general welfare.
All plans submitted to the Borough shall be signed and sealed
by the appropriate licensed or certified professional as follows:
A.
Depiction of existing conditions on a site plan.
B.
Preparation of a site plan.
(1)
The location of proposed buildings and their relationship to the
site and the immediate environs: architect or engineer.
(2)
The location of drives, parking layout, pedestrian circulation and
the means of ingress and egress: architect, engineer, or planner.
(3)
Drainage facilities for site plans of 10 acres or more; or, involving
stormwater detention facilities; or, traversed by a water course:
engineer.
(4)
Other drainage facilities: architect or engineer.
(5)
Connections with utilities and their on-tract extension: engineer.
(6)
Off-tract utility extensions. engineer.
(7)
On-site sanitary sewage disposal or flow equalization facilities:
engineer.
(8)
Preliminary floor plans and elevation views of buildings illustrating
the architectural design of a project: architect, except where the
building is part of an engineering or industrial project, in which
case an engineer.
(9)
Landscaping, sign, lighting, screening material or other information
not specified above: architect, planner, engineer, or landscape architect.
(10)
The general layout of a preliminary site plan or general development
plan for a multiple building project, showing the development elements,
including their relationship to the site and the immediate environs:
architect, engineer, or planner.
C.
Preparation of a major subdivision plat.
(1)
The general location of facilities, site improvements, and lot layouts:
architect, engineer, land surveyor, or planner.
(2)
The design and construction details of all public improvements, including
street pavements, sidewalks, curbs, sanitary sewage, and storm drainage
facilities: engineer.
(3)
Final subdivision plat with directions and distances from a known
point: land surveyor.
D.
Preparation of an environmental impact statement: engineer or planner.
E.
Preparation of a fiscal impact report: planner.
F.
Preparation of a traffic impact report: transportation engineer or
planner.
G.
Preparation of other submissions: as qualified by the Combined Planning
Board.
A.
A completed and signed application form.
B.
The application fee and applicable review deposit fee in accordance
with the current Borough ordinance establishing a formula for such
fees.
C.
A list of all variances or waivers requested, citing the applicable
section of the chapter, excepting concept plans.
D.
A certification from the Tax Collector's office that no taxes or
assessments are due or delinquent on the subject property.
E.
Affidavit of ownership and the consent of the owner for the filing
of an application for development.
F.
A certification of corporation or partnership interest pursuant to
N.J.S.A. 40:55D-48.1 et seq. if applicable, excepting concept plans.
G.
A copy of the deed of the parcel or parcels involved, any protective
covenants or deed restrictions applying or to be applied to the subject
land, excepting concept plans.
H.
Any existing or proposed easement or land dedicated or reserved for
public use.
I.
A list of all required regulatory approvals at the municipal, county,
state, and federal level of government and their status, excepting
concept plans.
J.
Plans shall be legibly drawn at a scale no less than one inch equals
100 feet, with the tract oriented such that the north arrow points
to the top of the sheet. All boundary distances shall be in feet and
tenths of a foot. All bearings shall be given to the nearest 10 seconds.
The error of closure shall not exceed 1:5,000. In the event that the
entire tract cannot be contained on one sheet, multiple sheets may
be submitted provided that each sheet contains reference to adjacent
sheets and the sheets are the same size. Details and profiles may
be drawn on originals at a different size than the plan provided that
all prints submitted shall be of the same size.
K.
Details to be placed on all plans.
(1)
The name and address of the owner and applicant.
(2)
The name, signature, license or certification number, seal, and address
of architect, engineer, planner, land surveyor or landscape architect,
as applicable, involved in the preparation of the plat or plan.
(3)
Title block denoting the type and level of submission, tax map sheet,
block and lot numbers(s), name of county and municipality, and street
location.
(4)
A key map drawn at a scale no less and two inch equals 2,000 feet
showing the location of the tract with reference to the surrounding
properties, streets, municipal boundaries, and water courses within
500 feet of the subject parcel.
(5)
A schedule of the required and proposed zoning district regulations,
including, but not limited to, the lot size, lot width, street frontage,
yard setbacks, open space requirements, parking requirements, and
lot coverages.
(6)
A North arrow, scale and graphic scale.
(7)
A copy of the current zoning map depicting the subject tract and
the surrounding properties within 500 feet of said parcel.
(8)
Date of plan and/or survey and any revision date.
A conceptual plan review of any type of proposed development may be submitted to the Planning Board. Conceptual review is informal and is at the option of the developer. The purpose of the submission is for informal discussion to review the overall development concept in order to assist an applicant in the preparation of formal submittals. In addition to the general requirements of § 72-504 of this chapter, the following information shall be submitted:
A.
The general location and size of any existing and proposed buildings
and structures.
B.
The general location and width of any existing or proposed streets.
C.
The general location of any water courses, flood plans, wetlands,
significant woodland cover, steep slopes, or other environmentally
sensitive lands or significant physical features on and within 200
feet of the subject parcel.
D.
Existing rights-of-way and easements on and within 200 feet of the
subject parcel.
E.
Topographical features from the 7.5 minute series of the U.S. Geological
Survey of the subject parcel.
F.
The general vehicular and pedestrian circulation patterns including
location of drives, parking areas, and loading and unloading areas.
G.
The general location of stormwater detention facilities.
H.
Acreage of the tract.
In addition to the general requirements of § 72-504 of this chapter, the following information shall be submitted:
C.
Monumentation as required by the Map Filing Law.
D.
A description with directions and distances from known points of
reference which depicts the dimensions, bearings, curve data, length
of tangents, radii, arcs, chords, and central angles for all existing
and proposed lots, center lines, rights-of-way, and easements, and
center-line curves on streets. A boundary survey of the total tract
or section to be developed shall be submitted with an error of closure
no greater than 1:5,000.
E.
All proposed lot lines and those proposed to be eliminated, the area
of the lots in square feet, and the number of lots proposed, including
any remainder portion.
F.
The general limitations of the soil for construction of buildings
or structures and septic systems (if applicable) from Soil Conservation
Service data.
G.
A certification from the Tax Assessor that the proposed block and
lot numbers of the subject parcel have been approved in conformance
with the Borough's numbering system.
In addition to the general requirements of § 72-504 of this chapter, the following information shall be submitted:
B.
A boundary survey of the total tract or section to be developed shall
be submitted with an error of closure no greater than 1:5,000.
C.
All proposed lot lines and the area of the lots in square feet.
D.
Circulation plan. A circulation plan showing the location and types
of transportation facilities proposed within the development and its
relation to the surrounding street network. The circulation plan shall
include, but not be limited to, facilities for vehicles, pedestrians,
bicyclists, and mass transit (if applicable) on tract. Proposed off-tract
improvements to the existing transportation system shall be indicated
in conformance with Borough, Gloucester County, and State of new Jersey
engineering standards and the State Highway Management Access Code.
E.
Parking schedule. A parking schedule indicating the required and
proposed number of parking spaces.
F.
Plans and typical cross sections, center-line profiles, dimensions,
and grades for the existing and proposed streets, drives, entrance
ways, parking area, loading or unloading areas, and abutting streets
shall be shown, and shall also include curbing, sidewalks, storm drains,
and drainage structures, and including details of same. Sight triangles
and the radii of curb line shall be shown on the plan.
G.
Phasing plan. A plan depicting the proposed stages or phases of the
development.
H.
Development suitability. A development suitability map at the same
scale as the plat indicating slope; rock outcroppings; wetlands; soils,
floodplains; water courses and natural drainage; vegetation, including
the location, nature, and extent of wooded areas and specimen trees;
the depth to seasonal high water, and the cultural and historic characteristics
on the tract and within 200 feet of the property's boundaries, overlaid
to depict the constraints for development on the tract.
I.
Properties. The depiction of all zoning lines and property lines
within 200 feet of the subject tract and indicating the owners of
the other parcels, according to the most recent property tax records,
in their correct relationship to the subject tract.
J.
Grading. A map indicating the existing and proposed contour intervals
based on U.S. Geological Service datum on and within 200 feet of the
subject tract. One-foot contour intervals shall be used in areas of
5% grade or less and two feet contour intervals may be used for grades
in excess of 5%. Spot and finished elevations shall be shown for all
property corners, the corners of al structures, including dwellings,
and the existing or proposed first floor elevations.
K.
Stormwater management. Stormwater management plan requirements shall conform with the submission and design standards outlined in § 72-605 of this chapter.
L.
Utilities. A preliminary utilities plan at the same scale as the
subdivision plan indicating:
(1)
The location of existing utility installations on or within 200 feet
of the subject tract, depicting, but not limited to, water supply,
sanitary sewerage, gas and oil transmission lines, and buried or high
tension electric power lines.
(2)
Plans of the proposed utilities and improvements, including sewer,
water, gas, and electric, showing their connections and any proposed
extensions of services off tract, and detailed connections and cross
sections.
(3)
Percolation test results in accordance with Gloucester County board
of Health regulations, if septic systems are proposed.
M.
Landscaping and lighting. A landscaping and lighting plan, drawn
at the same scale as the site plan, indicating the location of woodland
and individual landscaping to be retained shall be shown. Plants that
are proposed shall be drawn at an expected size of 10 years maturity.
A planting schedule that indicates the proposed plantings by botanical
name, common name, size, plant hardiness zone of the material, zone
standard used, and root ball specifications at time of planting shall
be placed on the plan. Details on the planting and staking of plant
material shall be shown that conforms to the standards promulgated
by the American Nurserymen's Association. Notes on the method of planting
shall be provided, including, but not limited to, ground preparation,
watering schedule, and a guarantee of replacement for a failure to
thrive within two years from the date of installation. The location
of lighting shall be shown, indicating at ground level the isolux
footcandle contours from the proposed lamps, the wattage of the lamp,
the type of lighting proposed, and mounting height. Details of the
lighting fixture, lighting pole, and method of anchoring shall be
shown.
N.
Soil erosion. A soil erosion and sediment control plan conforming
to the requirements of the Gloucester County Soil Conservation Service,
drawn at the same scale as the site plan, including details of control
structures, unless the amount of soil disturbance is less than 5,000
square feet.
O.
Street names. Proposed street names shall be shown.
P.
Signage. The location of any existing or proposed signs, traffic
control signs, and directional signs shall be shown, including the
dimensions and details of the proposed signs, drawn to scale.
Q.
Solid waste management. A solid waste management plan which depicts
the method of trash and garbage disposal, collection of recyclable
materials, including central collection points, enclosure of such
collection points, and their screening from public view, if applicable.
R.
Environmental impact statement. An environmental impact statement which conforms with § 72-520 below.
S.
Traffic impact report. The Combined Planning Board shall reserve
the right to require a traffic impact report for any proposed development
abutting a street with capacity constraints or that is likely to have
capacity constraints with the proposed development or which leads
directly to an intersection with more than 30 seconds of average peak
hour delay. The traffic impact report shall include, but not be limited
to, calculations of the number of motor vehicles expected to enter
or leave the site for the average peak hour, both in the morning and
the evening, the average daily traffic on an annualized basis, an
evaluation of the ability of the internal circulation plan to effectively
manage traffic, the ability of the points of ingress and egress to
the site to provide access in a safe and efficient manner, the effect
of the entire development on the level of service on internal, abutting
and reasonable nearby streets and intersections, and any proposed
mitigation of the negative consequences imposed by the development
of the tract.
In addition to the general requirements of § 72-504 of this chapter, the following information shall be submitted:
B.
A list of approvals by other agencies necessary to develop the proposed
project and their application status.
D.
Monumentation as required by the Map Filing Law.
E.
A metes and bounds description which depicts the dimensions, bearings,
curve data, length of tangents, radii, arcs, chords, and central angles
for all existing and proposed lots, center lines, rights-of-way, and
easements, and center-line curves on streets. A boundary survey of
the total tract or section to be developed shall be submitted with
an error of closure no greater than 1:5,000.
G.
A certification from the Tax Assessor that the proposed block and
lot numbers of the subject parcel have been approved in conformance
with the Borough's numbering system.
H.
A final plan of lots drawn in ink on mylar shall be submitted after
any approval by the Combined Planning Board with signatures affixed
thereto in accordance with the Map Filing Law[2] prior to the issuance of any building permit in addition
to any other compliance requirements of the approval. Unless the preliminary
plat is approved without changes, the final plat shall have incorporated
all changes or modifications required by both the Borough Combined
Planning Board and the Gloucester County Planning Board.
[2]
Editor's Note: See N.J.S.A. 46:26b-1 et seq.
In addition to the general requirements of § 72-504 of this chapter, the following information shall be submitted:
A.
A signature block for the Chair, Secretary, Municipal Engineer and
Borough Planner to signify approval of the plan.
B.
Acreage of the entire tract to the nearest tenth acre.
C.
The location, height, and size of any existing and proposed buildings
and structures and their dimensioned setbacks. The required yard areas
shall be shown with a dotted line from all property boundaries.
D.
Plans and typical cross sections, center-line profiles, dimensions,
and grades for the existing and proposed drives, entrance ways, parking
areas, loading or unloading areas, and abutting streets shall be shown,
and shall also include curbing, sidewalks, storm drains, and drainage
structures, and including details of same. Sight triangles and the
radii of curb line shall be shown on the plan.
E.
Parking schedule. A parking schedule indicating the required and
proposed: number of parking spaces, including those designated for
handicapped use; size of parking spaces; drive aisles; fire zones;
and loading and unloading zones.
F.
Phasing plan; a plan depicting the proposed stages or phases of the
development.
G.
Development suitability. A development suitability map at the same
scale as the plat indicating slope; rock outcroppings; wetlands; soils;
floodplains; water nature, and extent of wooded areas and specimen
trees; the depth to seasonal high water, and the cultural and historic
characteristics on the tract and within 200 feet of the property's
boundaries, overlaid to depict the constraints for development on
the tract.
H.
Properties. The depiction of all zoning links and property lines
within 200 feet of the subject tract and indicating the owners of
the other parcels, according to the most recent property tax records,
in their correct relationship to the subject tract.
I.
Grading. A map indicating the existing and proposed contour intervals
based on U.S. Geological Service datum on and within 200 feet of the
subject tract. One-foot contour intervals shall be used in areas of
5% grade or less and two feet contour intervals may be used for grades
in excess of 5%. Spot and finished elevations shall be shown for all
property corners, the corners of all structures, including dwellings,
and the existing or proposed first floor elevations.
J.
Stormwater management. The stormwater management plan for a site plan shall conform with the design and submission requirements outlined in § 72-605.
K.
Utilities. A preliminary utilities plan at the same scale as the
site plan indicating:
(1)
The location of existing utility installations on or within 200 feet
of the subject tract, depicting, but not limited to, water supply,
sanitary sewerage, gas and oil transmission lines, and buried or high
tension electric power lines.
(2)
Plans of the proposed utilities and improvements, including sewer,
water, gas, and electric, showing their connections and any proposed
extensions of services off-tract, and detailed connections and cross
sections.
(3)
Percolation test results or other acceptable testing forms in accordance
with the New Jersey Department of Environmental Protection and Energy
and Gloucester County Board of Health regulations, if septic systems
are proposed.
L.
Landscaping and lighting. A landscaping and lighting plan, drawn
at the same scale as the site plan, that indicates the location of
woodland and individual trees to be retained, the landscaping proposed
by botanical name, common name, and size at time of planting. Details
on the planting and staking of plant material shall be shown. Notes
on the method of planting shall be provided, including, but not limited
to, ground preparation, watering schedule, and guarantee of replacement
for failure to thrive. The location of lighting shall be shown, indicating
at ground level the isolux footcandle contours from the proposed lamps,
the type of lighting proposed, mounting height, and the wattage. Details
of the lighting fixture, lighting pole, and method of anchoring shall
be shown.
M.
Soil erosion. A soil erosion and sediment control plan conforming
to the requirements of the Gloucester County Soil Conservation Service,
drawn at the same scale as the site plan, including details of control
structures.
N.
Signage. The location of any existing or proposed signs, traffic
control signs, and directional signs, shall be shown, including the
dimensions and details of the proposed signs, drawn to scale.
O.
Solid waste management. A solid waste management plan which depicts
the method of trash and garbage disposal, including central collection
points, enclosure of such collection points, and their screening from
public view.
P.
Environmental impact statement. An environmental impact statement which conforms with § 72-520 below.
Q.
Operations. A narrative of the proposed operations of the building
or buildings, including the number of employees for nonresidential
uses, the proposed number of shifts to be manned, and the maximum
number of employees on any one shift, the expected method of delivery
of materials and removal of products, possible safety hazards relating
to such materials and products, and the anticipated plans for expansion
taking into account noise, glare, vibration, heat, and emissions into
the air, land, and water.
R.
Architectural plans. Preliminary architectural plans depicting side,
front, and rear elevations of buildings, drawn to scale and dimensioned,
and preliminary floor plans depicting the general layout of the interior
sufficient to determine conformance with the site plan.
S.
Traffic impact report. The Board shall reserve the right to require
a traffic impact report for any proposed development abutting a street
with capacity constraints or that is likely to have capacity constraints
with the proposed development or which leads directly to an intersection
with more than 30 seconds of average peak hour delay. The traffic
impact report shall include, but not be limited to, calculations of
the number of motor vehicles expected to enter or leave the site for
the average peak hour, both in the morning and the evening, the average
daily traffic on an annualized basis, an evaluation of the ability
of the internal circulation plan to effectively manage traffic, the
ability of the points of ingress and egress to the site to provide
access in a safe and efficient manner, the effect of the entire development
on the level of service on internal, abutting and reasonable nearby
streets and intersections, and any proposed mitigation of the negative
consequences imposed by the development of the tract.
Final plans shall be in substantial conformance with approved preliminary plans. In addition to the general requirements of § 72-504 of this article, the following information shall be submitted:
Where the applicant can clearly demonstrate that, because of peculiar or special conditions pertaining to the subject land or proposed use, the literal enforcement of one or more of the provisions of §§ 72-501 through 72-510, inclusive, would prove impractical or shall exact an undue hardship, the Combined Planning Board may grant such relief, taking into consideration the goals and objectives of this chapter, from the standards of this article.
Before recording final subdivision plats or as a condition of
final site plan approval, pursuant to N.J.S.A. 40:55D-65, Subsection
d, or as a condition to the issuance of a zoning permit, the Combined
Planning Board, for the purpose of assuring the installation and maintenance
of on- and off-tract (pursuant to N.J.S.A. 40:55D-42 et seq.) improvements,
shall require and accept in accordance with the standards adopted
by this chapter, the following:
A.
The furnishing of a performance guarantee in favor of the Borough of Wenonah in an amount not to exceed 120% of the cost of installation, which cost shall be determined by the Municipal Engineer according to the method of calculation set forth in § 72-513A for improvements which the Board may deem necessary or appropriate, including: streets, grading, pavement, gutters, curbs, sidewalks, street lighting, shade trees, surveyor's monuments, as shown on the final subdivision plat and required by the Map Filing Law (N.J.S.A. 46:23-9 et seq.)[1], water mains, culverts, storm sewers, sanitary sewers
or other means of sewage disposal, drainage structures, erosion control
and sedimentation control devices, public improvements of open space
and, in the case of site plans only, other on-site improvements and
landscaping.
[1]
Editor's Note: See now N.J.S.A. 46:26b-1 et seq.
B.
Provision for a maintenance guarantee to be posted with the Borough Council for a period not to exceed two years after final acceptance of the improvement, in an amount not to exceed 15% of the cost of the improvement, which cost shall be determined by the Municipal Engineer according to the method of calculation set forth in § 72-513A. In the event that other governmental agencies or public utilities automatically will own the utilities to be installed or the improvements are covered by a performance or maintenance guarantee to another governmental agency, no performance or maintenance guarantee, as the case maybe, shall be required by the municipality for such utilities or improvement.
C.
The Municipal Engineer shall prepare an itemized cost estimate of
the improvements covered by the performance guarantee which itemized
cost estimate shall be appended to each performance guarantee posted
by the developer.
D.
The time allowed for installation of the improvements for which the performance guarantee has been provided may be extended by the Borough Council by resolution. As a condition or as part of any such extension, the amount of any performance guarantee shall be increased or reduced, as the case may be, to an amount not to exceed 120% of the cost of the installation, which cost shall be determined by the Municipal Engineer according to the method of calculation set forth in § 72-513A as of the time of the passage of the resolution.
E.
If the required improvements are not completed or corrected in accordance
with the performance guarantee, the developer and surety, if any,
shall be liable thereon to the Borough for the cost of the improvements
not completed or corrected and the Borough may either prior to or
after the receipt of the proceeds thereof complete such improvements.
Such completion or correction of improvements shall be subject to
the public bidding requirements of the Local Public Contracts Law
(N.J.S.A. 40A:11-1 et seq.).
No final plat shall be approved unconditionally by the Board
until the satisfactory completion and performance of all such required
improvements have been certified to the Board by the Municipal Engineer,
unless the owner shall have filed with the municipality a performance
guarantee sufficient in amount to cover the cost of all such improvements.
In uncompleted portions thereof as estimated by the Municipal Engineer,
and assuring the installation of such uncompleted improvements on
or before an agreed upon date.
A.
A performance guarantee estimate shall be prepared by the Municipal
Engineer, setting forth all requirements for improvements as fixed
by the Board and their estimated cost. The estimated cost of the installation
of improvements determined by the Municipal Engineer shall be based
on documented construction costs for public improvements prevailing
in the general area of the Borough. The developer may appeal the Municipal
Engineer's estimate to the Gloucester County Construction Board of
Appeals in accordance with N.J.S.A. 52:27D-127.
B.
The approved performance guarantee estimate shall fix the requirements
of maintenance of the utilities and improvements to be installed and
completed by the developer. A surety company or cash bond meeting
the requirements herein above set forth may be furnished to secure
the maintenance guarantee, or the performance bond may be styled or
amended to provide such security in reduced amount in keeping with
the requirements.
A.
The applicant shall present two copies of the performance guarantee
in an amount equal to the amount of the approved performance guarantee
estimate for approval as to form and execution by the Borough Solicitor.
B.
The Borough Solicitor shall notify the Secretary of the Board prior
to the Board meeting that the performance guarantee is properly executed
and can be placed on the agenda.
A.
The performance guarantee shall be the approved performance guarantee
estimate and as surety a performance bond in which the applicant shall
be principal, the bond to be provided by an acceptable surety company
licensed to do business in the State of New Jersey, an irrevocable
letter of credit drawn on a banking or savings and loan institution
located in and licensed to do business in the State of New Jersey,
or such other form of security as may be approved by the Borough Solicitor,
or cash, or a certified check shall be deposited with the Borough
of Wenonah by payment to the Borough Treasurer. The performance guarantee
in favor of the Borough shall be in an amount not to exceed 120% of
the cost of the installation and improvements. The Borough Treasurer
shall issue its receipt for such cash deposits and shall cause the
same to be deposited in a bank named by the Borough for this purpose
to be retained as security for completion of all requirements and
to be returned to the developer on completion of all required work
and expiration of the period of maintenance guarantee or, in the event
of default on the part of the subdivider, to be used by the Borough
of Wenonah to pay the cost and expense of obtaining completion of
all requirements. Every bond, whether cash or surety, shall contain
a clause to the effect that the obligation shall remain in full force
and effect until such time as certification is received from the Municipal
Engineer that the principal has met and complied with all specifications
and requirements for which said cash or surety bond has been posted.
B.
Ten percent of the amount of the approved performance guarantee estimates
shall be deposited with the Borough by the applicant in cash. The
remaining 90% may be in cash, surety bond or other securities or guaranties
approved by the Borough Solicitor. In the event of default, the 10%
fund herein mentioned shall be first applied to the completion of
the requirements and the cash or the surety shall thereafter be resorted
to, if necessary, for the completion of the requirements. The cash
or surety may recite the foregoing provisions. The Municipal Engineer's
determination that the principal has defaulted in his obligation shall
be finding and conclusive upon the principal.
C.
Irrevocable letters of credit shall include, but not be limited to,
the following provisions:
(1)
An unconditional payment obligation of the issuer running solely
to the Borough for an express initial period of time in the amount
determined pursuant to N.J.S.A. 40:55D-53;
(2)
Is for a period of time of at least two years; and
(3)
Permits the Borough to draw upon the letter of credit if the developer
fails to furnish another letter of credit which complies with the
provisions of this subsection 30 days or more in advance of the expiration
date of the letter of credit or such longer period in advance thereof
as is stated in the letter of credit.
A.
All improvements and utility installations shall be inspected during
the time of their installation under the supervision of the Municipal
Engineer to ensure satisfactory completion. The cost of said inspection
shall be the responsibility of the applicant, and he shall deposit
with the Borough Treasurer for placement in a trust fund account a
sum equal to 5% of the amount of the performance guarantee estimate
of the cost of public improvements to be built in the subdivision
or site development to be applied to the payment of inspection costs.
If inspection costs exceed such fund, the developer shall deposit
with the Borough Treasurer additional sums upon notice from the Municipal
Engineer. The inspection fee shall in no case be less than $500. The
Borough Treasurer shall return any balance of the inspection deposit
to the developer upon expiration of the maintenance bond, together
with the paid invoices for all expenses charged.
B.
In no case shall any paving work be done without permission from
the Municipal Engineer's office. At least two days' notice shall be
given to the Municipal Engineer's office prior to any such construction
so that he or a qualified representative may be present at the time
the work is to be done.
C.
The Municipal Engineer's office shall be notified during each of
the following phases of work so that he or a qualified representative
may inspect the:
D.
A final inspection of all improvements and utilities will be done
by the Municipal Engineer to determine whether the work is satisfactory
and in agreement with the approved final plat drawings and the borough
specifications. The general condition of the site shall also be considered.
Upon a satisfactory final inspection report, action will be taken
to release or declare in default the performance guarantee covering
such improvements and utilities.
E.
Inspection by the Borough of the installation of improvements and
utilities by the applicant shall not subject the Borough to liability
for claims, suits or any other liability of any kind that may at any
time arise because of defects or negligence during construction or
at any time thereafter; it is recognized that the responsibility to
maintain safe conditions at all times during construction and to provide
proper utilities and improvements is upon the applicant and his contractors,
if any.
A.
Upon substantial completion of all required street improvements (except for the top course) and appurtenant utility improvements, and the connection of same to the public system, the developer may request of the governing body, in writing, by certified mail addressed in care of the Borough Clerk, that the Municipal Engineer prepare, in accordance with the itemized cost estimate prepared by the Municipal Engineer and appended to the performance guarantee pursuant to § 72-513, a list of all uncompleted or unsatisfactory completed improvements. If such a request is made, the developer shall send a copy of the request to the Municipal Engineer. The request shall indicate which improvements have been completed and which improvements remain uncompleted in the judgment of the developer. Thereupon the Municipal Engineer shall inspect all improvements covered by the developer's request and shall file a detailed list and report, in writing, with the governing body, and shall simultaneously send a copy thereof to the developer not later than 45 days after receipt of the developer's request.
B.
The list prepared by the Municipal Engineer shall state, in detail, with respect to each improvement determined to be incomplete or unsatisfactory, the nature and extent of the incompleteness of each incomplete improvement or the nature and extent of, and remedy for, the unsatisfactory state of each completed improvement determined to be unsatisfactory. The report prepared by the Municipal Engineer shall identify each improvement determined to be complete and satisfactory together with a recommendation as to the amount of reduction to be made in the performance guarantee relating to the completed and satisfactory improvement, in accordance with the itemized cost estimate prepared by the Municipal Engineer and appended to the performance guarantee pursuant to § 72-517A.
C.
The Borough Council, by resolution, shall either approve the improvements determined to be complete and satisfactory to the Municipal Engineer, or reject any or all of these improvements upon the establishment in the resolution of cause for rejection, and shall approve and authorize the amount of reduction to be made in the performance guarantee relating to the improvements accepted, in accordance with the itemized cost estimate prepared by the Municipal Engineer and appended to the performance guarantee pursuant to § 72-517A. This resolution shall be adopted not later than 45 days after receipt of the list and report prepared by the Municipal Engineer. Upon adoption of the resolution by the Borough Council, the developer shall be released from all liability pursuant to its performance guarantee, with respect to those approved improvements, except for that portion adequately sufficient to secure completion or correction of the improvements not yet approved; provided that 30% of the amount of the performance guarantee posted may be retained to ensure completion and acceptability of all improvements.
D.
If the Municipal Engineer fails to send or provide the list and report as requested by the developer pursuant to § 72-517A within 45 days from receipt of the request, the developer may apply to the court in a summary manner for an order compelling the Municipal Engineer to provide the list and report within a stated time and the cost of applying to the court, including reasonable attorneys' fees, may be awarded to the prevailing party. If the Borough Council fails to approve or reject the improvements determined by the Municipal Engineer to be complete and satisfactory or reduce the performance guarantee for the complete and satisfactory improvements within 45 days from the receipt of the Municipal Engineer's list and report, the developer may apply to the court in a summary manner for an order compelling, within a stated time, approval of the complete and satisfactory improvements and approval of a reduction in the performance guarantee for the approvable complete and satisfactory improvements in accordance with the itemized cost estimate prepared by the Municipal Engineer and appended to the performance guarantee pursuant to § 72-517A; and the cost of applying to the court, including reasonable attorneys' fees, may be awarded to the prevailing party.
E.
In the event that the developer has made a cash deposit with the
Borough or approving authority as part of the performance guarantee,
then any partial reduction granted in the performance guarantee pursuant
to this subsection shall be applied to the cash deposit in the same
proportion as the original cash deposit bears to the full amount of
the performance guarantee.
F.
If any portion of the required improvement is rejected, the approving
authority may require the developer to complete or correct such improvements
and, upon completion or correction, the same procedure of notification,
as set forth in this section shall be followed.
G.
Nothing herein, however, shall be construed to limit the right of
the developer to contest by legal proceedings any determination of
the Borough Council or the Municipal Engineer.
H.
The developer shall pay the municipality inspection fees and escrow
in accordance with the current Wenonah Borough Fee Schedule Ordinance.
I.
In the event that final approval is by stages or sections of development
pursuant to N.J.S.A. 40:55D-38, the provisions of this section shall
be applied by stage or section.
The approval of any plat under this article by the Combined
Planning Board or Borough Council, or both, shall in no way be construed
as acceptance of any street or drainage system or any other improvement
required by this chapter, nor shall such plat approval obligate the
Borough in any way to maintain or exercise jurisdiction over such
street or drainage system or other improvement. No improvement shall
be accepted by the Borough Council unless and until all of the following
conditions have been met.
A.
The Municipal Engineer shall have certified, in writing, that the
improvements are complete and that they comply with the requirements
of this chapter.
B.
The final plat shall have been approved by the Combined Planning
Board.
C.
An acceptable maintenance guarantee, as follows:
(1)
After final acceptance of all improvements, the developer shall have
filed with the Borough Council a maintenance guarantee in an amount
equal to not more than 15% of the original estimate of the cost of
installing the improvements and shall run for a period not exceeding
two years. The procedures and requirements governing such maintenance
guarantee shall be identical with the procedures and requirements
for a performance guarantee set forth in this article. The requirements
for a maintenance guarantee may be waived by the Borough Council only
if the Municipal Engineer has certified that the improvements have
been in continuous use for not less than two years from the date the
Municipal Engineer certified completion of such improvements and that
during this period the developer has maintained the improvements in
a satisfactory manner.
(2)
In the event that any other Borough or governmental agencies or public
utilities automatically will own the utilities to be installed, or
the improvements are covered by a performance or maintenance guarantee
to another municipal or governmental agency, no performance or maintenance
guarantee, as the case may be, shall be required by the Borough for
such utilities or improvements.
Occupancy permits will be issued only when the installation
of any curbs, all utilities, all functioning water supply and sewage
treatment facilities, all necessary storm drainage to ensure proper
drainage of the lot and surrounding land, rough grading of lots, final
course for the driveway and base course for the streets, unless formally
waived by the Borough Council, are installed to serve the lot and
structure for which the permit is requested. Streets, if installed
prior to final approval, shall not be paved until all heavy construction
is complete; shade trees shall not be planted until all grading and
earth moving is completed; and seeding of grass areas shall be the
last operation. The issuance of a certificate of occupancy will follow
the procedures outlined in this chapter and the Uniform Construction
Code.[1] A separate certificate of occupancy shall also be required
when any change occurs in the use of an existing structure.
Declaration of purpose. It is the purpose of the Article to
require as a part of a Developer's application for any preliminary
major site plan or subdivision, or any new type of development approval
or classification hereinafter authorized to be undertaken in the Borough
of Wenonah ("Borough"), the submission of an Environmental Impact
Report. The purpose of requiring such a Report is to assist the Combined
Planning Board ("Board") and its consultants in assessing the impact
of a proposed project upon the local and regional environment, particularly
with respect the water and air resources, pollution of all kinds,
drainage, waste disposal and the landscape.
A.
Filing and review of report.
(1)
Each applicant for Board approval with respect to any site plan,
major subdivision, general development, planned unit development or
planned residential open space development or any new type of development
shall file 15 copies of the Environmental Impact Report.
(2)
The Board shall examine the applicant's Environmental Impact Report
in detail, together with the comments from the Board's professionals
and the Environmental commission, if applicable. If such Report is
deemed to be lacking in sufficient detail or is incomplete in any
particular, the Board Secretary shall reject the development application
as being incorrectly filed; provided, however, that the applicant
shall be notified thereof within 45 days of submission of the application,
or it shall be deemed properly submitted.
B.
Contents of report. The Environmental Impact Report shall contain
the following information:
(1)
Plan and description of development; proposed use of site. A project
description, which shall specify what is to be done and how it is
to be done during construction and operation, complete with maps and
drawings, said maps and drawings to be drawn on a scale of one inch
per 100 feet. The description shall include, but not be limited to,
the following:
(a)
Contours.
(b)
Buildings.
(c)
Roads.
(d)
Paved areas.
(e)
Grading and re-grading.
(f)
Adjacent natural streams.
(g)
The project's relation to surrounding property and utility lines.
(h)
The method and schedule of construction, including grading and
clearing operations.
(i)
Solid waste generation and disposal.
(j)
Wastewater pretreatment.
(k)
External noise.
(l)
Smoke or pollution generated from heating elements and power
generating facilities.
(2)
Inventory of existing environmental conditions. Inventory or testing
for existing development which is serviced by public water and sewer
may be waived at the Board's discretion. For all other development
applications specified in this chapter, an inventory of existing environmental
conditions on the project tract and in the area affected by the proposed
development, including the location of testing, shall be provided
and shall describe:
(a)
Water quality, water supply hydrology, groundwater level and
condition.
[1]
Surface water and groundwater studies for all applicants shall
include the analysis of the state standards for residential cleanup
and, without limitation, the following performed by a New Jersey state
certified laboratory facility:
|
pH
|
|
Nitrates
|
|
Total suspended solids
|
|
Total phosphates
|
|
BOD
|
|
Fecal coliform
|
|
Chlorides
|
|
Turbidity
|
[2]
Any applicant whose property lies in a watershed affected by any upstream manufacturing or commercial establishment or whose property itself is such a manufacturing or commercial establishment shall include, in addition to the provisions of Subsection B(2)(a)[1] above, the analysis of the following:
|
Arsenic
|
|
Cadmium
|
|
Chromium
|
|
Copper
|
|
Iron
|
|
Lead
|
|
Zinc
|
|
Mercury
|
(b)
Air quality.
(d)
Geology.
(e)
Soils and properties thereof, including capabilities limitation.
(f)
Topography.
(g)
Slope.
(h)
Slope stability.
(i)
Terrain.
(j)
Soil permeability. All the provisions of Subsection B(2)(d) through (j), inclusive, if applicable, shall be described with reference to criteria contained in the Gloucester county Soils Survey, the Gloucester County Soil Conservation District Standards and Specifications and any other pertinent soil standards.
(k)
On-site and off-site sewerage systems, public and private.
(l)
Vegetation. A separate map of existing vegetation shall be submitted
with a scale identical to the development plan(s).
(m)
Wildlife.
(n)
Wildlife habitat.
(o)
Aquatic organisms.
(p)
Architectural design.
(q)
Historical and archeological sites.
(r)
Proposed and prior land use(s).
(s)
Demography.
(3)
Cultural resource survey.
(a)
Cultural resource submission requirements.
[1]
Background study. The following list of information based upon
guidelines established by the Office of New Jersey Heritage (ONJH),
Department of Environmental Protection, is required on sites where
cultural resource data is "unknown" at the present time.
[a]
An excerpt (8 1/2 x 11 inches excised from
the original map, or a very clear, sharp reproduction) from the United
States Geological Survey, Topographic Series, 7.5 minutes, Quadrangle
Sheet, clearly delineating: 1) project area; 2) quad name; 3) scale;
and 4) North arrow. The acreage of the tract and a project mat at
one inch equals 100 feet (or greater) shall also be provided.
[b]
A description of the project area's natural environment,
such as topographic features, vegetation cover, hydrology and water
sources, soil types, etc.
[c]
A description, documented when possible, of the
project area's former land use, as far back as can be ascertained.
[d]
Photographs of the project area taken from outside
looking in toward the project area and photographs of the surrounding
area taken from the project area looking out. If the project involves
re-use of existing buildings, individual photographs as well as streetscape
photographs should be submitted. These photographs should be original,
clear, glossy black-and-white prints. Each print should be captioned
and numbered and keyed to a project site map.
[e]
Discussion of structures (or of representative
buildings) in the project area, including approximate dates of construction.
If a building is more than 50 years old, include black-and-white glossy
photographs as mentioned above. In addition, give aerial architectural
descriptions of exteriors and interiors, historical significance,
and alterations of the original appearance of the building.
[f]
Description of the project, emphasizing its possible
impact on archeological sites and structures. In the event the data
indicates a potential cultural resource, the applicant shall, at his
own direction or at the request of the Wenonah Environmental Commission,
proceed with Part II of these requirements.
[2]
Stage I and Stage II surveys of cultural resources. The applicant
shall provide Stage I and Stage II surveys in accordance with the
requirements listed below.
[a]
A Stage I survey includes subsurface testing to
document the presence or absence of archaeological resources and provides
general descriptive information on potentially significant historic
and architectural properties. If a Stage I survey locates a cultural
resource that may be eligible for inclusion in the National Register
of Historic Places, a Stage II survey is undertaken.
[b]
A Stage II survey entails more extensive archival
research and field investigations for the explicit purpose of evaluating
the integrity; boundaries, and significance of cultural resources
in terms of their eligibility for inclusion in the National Register.
[c]
A combined Stage I/Stage II survey shall be conducted
for all projects that involve up to and including 25 acres. One report
shall be submitted to the Borough Environmental Commission for review.
For projects that involve more than 25 acres. One report shall be
submitted to the Borough Environmental Commission for review. For
projects that involve more than 25 acres, the Commission may conduct
the survey in two stages. The Stage II investigation shall not begin
until the Board has reviewed and commented upon the Stage I report,
and no final application shall be approved until the Stage II report
has been approved.
[d]
Report requirements for Stage I/Stage II surveys
shall follow standards established by the Advisory Council on Historic
Preservation (ACHP) and the ONJH.
[3]
Report form for Stage I/Stage II cultural resource surveys.
[a]
Abstract. A brief, nontechnical summary of the
results of the survey, suitable for publication.
[b]
Introduction.
[i]
Project name and description. Owner's name. Location:
Township/County.
[ii]
USGS Quadrangle showing project area, with scale,
north arrow, and quadrangle name. UTM coordinates. Other locational
references.
[iii]
Type of investigation [i.e., level(s) of survey].
[iv]
Principal investigator.
[v]
Did survey cover entire area of project. Yes/No.
If "No," include explanation. Acreage surveyed.
[vi]
Dates of fieldwork.
[vii]
Indicate project area and area surveyed (if different
on USGS Quad 7 1/2 minute series).
[viii]
Repository for notes and artifacts.
[d]
Research topics. Description of research topics
that influenced decision making about survey design and/or significance
of properties.
[e]
Background research.
[i]
Discussion of the documentary background research
undertaken on the historic and architecturally historic properties
in the project area. This research must be sufficient to develop a
concise, historical analysis of the study area, including an identification
of historic and social factors which influenced the development of
the area, and a discussion of general historic values and data categories
to be expected for this area. This research should include:
[A]
A thorough search through the National Register
of Historic Places (NRHP), the New Jersey State Register of Historic
Places, the New Jersey Historic Sites Inventory, the Annotated Bibliography
of Cultural Resource Survey Reports Submitted to the New Jersey State
Historic Preservation Officer, and files of the Borough and County
historical organizations;
[B]
A search for maps, photographs, and drawings relevant
to the study area;
[C]
A review of the published literature or available
unpublished sources, on the project area's history or architectural
history;
[D]
Investigation, where appropriate, of primary historic
accounts such as diaries, journals, letters, newspapers, and papers
of persons associated with the study area;
[E]
Contact with local researchers knowledgeable about
the area's history or architectural history.
[ii]
Evaluation of the archaeological (prehistoric
and historic) background research undertaken. This research must include:
[A]
A thorough search through the New Jersey State
Register of Historic Places, the New jersey Historic Sites Inventory,
State Museum site maps, the Annotated Bibliography of Cultural Resource
Survey Reports submitted to the New Jersey State Historic Preservation
Office, and files of the Borough and County Historical organizations;
[B]
A thorough investigation of published reports,
journals, and papers on archaeological resources previously identified
and available unpublished studies in the project area; contact with
nonprofessional and professional archaeologists who have experience
working at archaeological sites or with archaeological data from within
or adjacent to, the study area;
[C]
Contact with nonprofessional and professional archaeologists
who have experience working at archaeological sites or with archaeological
data from within or adjacent to, the study area;
[D]
A thorough understanding of the environmental factors
that may have influenced local settlement pattern; and
[E]
An understanding of the special kinds of methods
and expertise which would be useful in the field.
[f]
Field research.
[i]
Description of the method of on-site surface inspection
of the proposed project area, to be conducted in such a way that all
or most of the exposed ground surface is examined. This inspection
must include observation of those portions of the projects area which
are obscured by vegetation or debris, by means of periodic clearing
and shovel probing or auger boring.
[ii]
Description of the subsurface test excavations
in the project area. These tests must be sufficient to determine the
nature and extent of any cultural resources encountered. Testing should
be conducted in areas likely to contain buried archaeological materials
and in areas which cannot be adequately examined by shovel probing
or pedestrian survey and to provide demonstrable negative evidence.
[iii]
Description of other methods and techniques,
if used (e.g., remote sensing).
[iv]
Description of any constraints on the validity
of field observations (e.g., adverse weather conditions, obscured
visibility, etc.).
[v]
Description of any methods used to control bias
in observation and reporting.
[vi]
Description of any adjustments made in field methods
during survey.
[g]
Description of analytic procedures used.
[h]
Historic properties identified (if any).
[i]
Attach one or more maps showing the project, the
areas surveyed and the location of all subsurface testing; profiles
for all test squares and/or auger holes or representative profiles,
listing the numbers of all tests that share the same profile, historic
maps (if available), showing cultural resources in the project area;
USGS map with cultural resources clearly defined.
[ii]
Provide State Museum Site Registration Numbers
for each archaeological site.
[i]
Document the cultural, functional and chronological
relation of sites within the proposed project area to each other.
[j]
Document the importance of resources uncovered
in terms of their regional and cultural settings.
[k]
Document significance in terms of eligibility for
inclusion in the National Register.
[l]
Not all historic and prehistoric sites or properties
will meet National Register Criteria for Eligibility. If a property
is considered not eligible by the consultant, sufficient information
to justify ineligibility should be clearly presented. In discussing
the lack of eligibility, the consultant shall discuss the reason(s)
why the site fails to meet these criteria.
[m]
Evaluation of the proposed project's potential
impact on each identified resource and the total resource base as
well as a discussion of what the loss of part or all of these resources
will have on present and future public appreciation and/or scientific
investigations.
[n]
Discussion of research-related conclusions, if
any.
[o]
Recommendations, if any, for avoidance or mitigation
of significant resources.
[p]
Appendices.
[i]
Scope-of-work and proposal.
[ii]
Artifact inventory and provenance data.
[iii]
All test locations shown on site plan for development.
[iv]
Photos (copy for the Board must include original
photographs, not photocopied reproductions).
[v]
Supporting data.
[vi]
Profiles and plan views of all significant features,
test units and post holes and representative examples of stratigraphic
sequences when not associated with significant remains.
[vii]
Copy of state museum site registration form with
Smithsonian site number.
[viii]
List of personnel.
[4]
Avoidance, mitigation or removal of artifacts. The applicant
is to present testimony and a plan of action for avoidance or mitigation
of any adverse impacts on cultural resources. In the event avoidance
is proposed, the applicant shall submit a site plan indicating how
the sites are to be retained and protective measures to avoid disturbance
during construction. If the site, or a portion of the site, cannot
be avoided, the applicant shall present a data recovery plan, presented
in accordance with standards established by the ACHP. If artifacts
are to be removed, they shall be offered to the Borough for a permanent
display in the town or deposited with the State Museum or other suitable
agency acceptable to the Borough.
[5]
Criteria for archaeological consultant. The applicant shall
employ an archaeological consultant who meets the professional qualifications
published in the Code of Federal Regulations, 36 CFR Part 61. These
qualifications include:
[a]
A graduate degree in archaeology or anthropology/archaeology.
[b]
One-year, full-time supervisory field experience
in archaeology of the southern New Jersey area.
[c]
A minimum of four months of supervised field and
analytic experience in North American archaeology. Individuals who
do not meet these qualifications may apply to the Board for special
consideration. These individuals must demonstrate an ability to report
archaeological findings in a professional manner and must be approved
by the Board.
(4)
If the Borough has prepared an environmental inventory in connection
with its Master Plan or for any other purpose, the applicant may rely
upon that inventory in lieu of preparing an inventory under this article,
to the extent that the Borough inventory is applicable to the tract
and affected area.
(5)
Assessment of environmental impact of project.
(a)
An assessment supported by environmental data of the environmental impact of the project upon the factors described in Subsection B(2) and B(3) above shall be submitted an shall include an evaluation of water use, liquid and solid waste disposal and the effects of liquid and solid waste on the quality and quantity of surface waters and groundwaters. The assessment shall include an evaluation of the compatibility in use and scale of the project with employment, shopping, schools, roads, open space and police and fire protection. All potential impacts are to be defined to include, but not be limited to:
[1]
Impact on geological and soil stability.
[2]
Impact on soil erodibility.
[3]
Impact on groundwater, aquifers and any aquifer recharge area.
[4]
Impact on streams and lakes within or without the site, whether
man-made or natural.
[5]
Impact on vegetation and wildlife.
[6]
Displacement of families and individuals.
(b)
Any data submitted by the applicant with the application or
to other agencies, including, but not limited to, the Department of
Environmental Protection and Energy, the Gloucester County Board of
Health and the Gloucester County Soil Conservation Service, having
jurisdiction over one or more of the environmental elements specified
in this section shall be accepted by the Board as fulfilling the data
requirements of this article, to the extent applicable.
(6)
Evaluation of environmental impacts. To the extent not covered under Subsection B(5), and evaluation of:
(a)
Unusual environmental, impacts and damages to natural resources
both on the project tract and in the area affected.
(b)
A description of steps to be taken to minimize such impacts
during construction and operation, with particular emphasis upon air
or water pollution. The description of steps to be taken shall be
accompanied by appropriate maps, scheduled and other explanatory data
as may be needed to clarify and explain the actions to be taken.
(c)
Increase in noise.
(d)
Damage to plant, tree and wildlife systems.
(e)
Displacement of people and businesses.
(f)
Increase in sedimentation and siltation.
(g)
Increase in municipal services.
(7)
Alternatives. The applicant may be required to provide a statement
of alternatives to the proposed project, consistent with the zoning
on the site, which might avoid some or all of the unusual environmental
effects of the proposed project. The statement shall include the reasons
for the acceptability or non-acceptability of each alternative.
(8)
Wastewater facilities. A showing that wastewater can be disposed
of through facilities adequate to preclude water pollution, and the
following:
(a)
If disposal is by a septic system:
[1]
Data on underlying geology.
[2]
Water table.
[3]
Soil analysis.
[4]
Soil stratigraphy.
[5]
Representative percolation tests for each lot on the tract.
[6]
Cation exchange rate at two feet and six feet below the surface
of the ground.
[7]
Adequate test borings, in the opinion of the Board Engineer
to determine the direction and flow of groundwater.
[8]
Topography and location and depth of aquifers.
[9]
Depth, insofar as such information is practically available,
of all wells within 250 feet of the site or in the affected area,
whichever is greater.
(b)
If disposal is by a central treatment facility, a certification
availability, prior to final approval, from the municipal sewerage
authority, municipal utilities authority or other applicable treatment
facility.
(c)
Compliance with all state and local sewage and health regulations.
(9)
Water supply. A showing that an adequate potable water supply is
available and not threatened by nearby use of other land, and the
following:
(a)
If the supply is from off-site public facilities, including
private water companies, a certification of availability, poor to
final approval, from the public or private facility; or
(b)
If the supply is from on-site sources:
[1]
Location and depth, insofar as such information is practically
available, of all private and public water supplies within 250 feet
of the site or in the affected area, whichever is greater.
[2]
Location, depth and adequacy of proposed private or private
water supplies to serve the proposed project.
[3]
Geologic description of subsurface conditions, including expected
groundwater yields, using published geologic reports or a report by
a geologist.
(c)
Compliance with all state and local regulations.
(10)
Drainage. A showing that stormwater runoff from the site is
so controlled that on-site and off-site erosion is neither significantly
caused nor significantly worsened and that the potential of downstream
flooding is not significantly increased, and the following:
(a)
Volume and peak flow rates of stormwater runoff expected from the undeveloped site and to be generated by new improvements, which shall include volumes and rates, in accordance with § 72-605 of this chapter, before and after the proposed development. Such data shall apply to the site in general and reflect that magnitude of change in runoff and shall not cover each and every reach of the entire drainage system.
(b)
Data on landscaping, vegetation, trees and ground cover existing
on the site, compared with that proposed.
(c)
Changes of runoff rates and volumes to be caused by changes
in land use and the time of concentration.
(d)
Plans for disposition of stormwater, whether by retention on
the site or by means of channeling so as to protect downstream property.
(e)
Stream encroachments. Encroachment permits shall be provided,
prior to final approval, if the same are required from the NJDEP for:
(f)
Floodplains. A description of potential flood damages, including
a summary of flood sites from state and federal sources.
(11)
Solid waste disposal. A plan for disposal by means of a facility
operating at compliance with the State Sanitary Code.
(12)
Air pollution. A showing that emissions to the atmosphere from
point sources will be in compliance with state and federal laws and
regulations and a description of the means by which dust created by
construction of the building project will be controlled.
(13)
Licenses, permits, etc. A list of all licenses, permits and
other approvals required by municipal, county or state law and the
status of each.
