[Added 4-10-1979 by Ord. No. 79:6]
[Amended 7-19-2022 by Ord. No. 2022:17]
A.
No plat
shall be accepted for consideration unless it fully conforms to the
requirements of this article as to quantity, form, content and accompanying
information, and shall be submitted as follows:
(1)
Four
copies of the plat map in one of the following standard sizes: 8 1/2
inches by 13 inches, 24 inches by 36 inches or 15 inches by 21 inches,
as measured from cutting edges;
(2)
Twenty
copies of the plat map in size 11 inches by 17 inches, as measured
from cutting edges; and
(3)
One
PDF copy of the plat map.
B.
All prints
shall be folded, with the nameplate on the outside, to a size not
to exceed 8 1/2 inches by 13 inches.
The sketch plat shall be based on Tax Map information
or some other similarly accurate base, shall be at such scale (preferably
not more than 200 feet to the inch) that the entire tract which in
whole or in part comprises the land to be subdivided can be shown
on one sheet and shall show or include the following information:
A.
A key map showing the location of the tract to be
subdivided with reference to surrounding areas and existing street
intersections.
B.
The location of the tract to be subdivided in relation
to any larger tract of which it is a part.
C.
Names and addresses of owner and subdivider; names
of the owners of all contiguous land as shown by the most recent municipal
tax records.
D.
Sufficient elevations or contours to determine the
general slope and natural drainage of the land and high and low points.
E.
All existing streets and streams within the proposed
subdivision and (for subdivisions of four or more lots) within 500
feet of the boundaries thereof.
F.
Location, size and use of existing structures, the
boundaries and nature of wooded areas and the location of extensive
rock formations within the proposed subdivision and for subdivisions
of four or more lots within 200 feet of the boundaries thereof.
G.
The layout of the proposed subdivision.
H.
The general system of drainage of the subdivision
and or any larger tract of which it is a part, together with full
information as to the final disposal of surface drainage.
I.
The tax sheet, block and lot numbers.
J.
Date, North point and scale.
[Added 3-14-2000 by Ord. No. 2000:6]
A.
Applicants for minor subdivision approval shall be required to submit all information required for preliminary subdivision plat reviews as set forth in § 225-41, as applicable.
[Amended 2-26-2002 by Ord. No. 2002:3]
B.
The Minor Site Plan and Subdivision Committee of the
Planning Board shall review minor subdivisions and may waive formal
review and public hearings by the full Planning Board if it unanimously
agrees that an application for development is a minor subdivision.
Upon completion of its review, the Committee shall report its findings
and decision to the full Planning Board. The Committee may stipulate
conditions of approval.
C.
No subdivision shall be reviewed by the Minor Site
Plan and Subdivision Committee:
(1)
If the subdivision will result in the creation of
more than three lots.
(2)
If a variance is required.
(3)
If the subdivision involves a planned development,
any new street or the extension of any off-tract improvement, the
cost of which is to be prorated pursuant to Section 30 of the Municipal
Land Use Law (N.J.S.A. 40:55D-42).
(4)
Unless the subdivision plat 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 subdivision have been met.
[Amended 6-13-1990 by Ord. No. 90:36]
A.
The preliminary plat shall be clearly and legibly drawn at a scale of not less than one inch equals 100 feet. It shall be designed and drawn by an engineer or surveyor licensed to practice in the State of New Jersey. Subdivision layout shall be designed in compliance with the provisions of Article X and the plat shall show or be accompanied by the following information or documentation:
(1)
Completed application form (three copies.)
(3)
Twenty black- or blue-on-white prints of all plans.
All prints shall be folded with the title block on the outside.
(4)
Twenty copies of all other required documents.
(5)
All plans shall be signed and sealed by appropriate
New Jersey licensed or registered professionals.
(6)
The name of the tract or development.
(7)
Tax Map sheet, block and lot numbers.
(8)
The date prepared and the date(s) of revision(s).
(9)
North arrow.
(10)
Plat scale not less than one inch equals 100
feet.
(11)
Written and graphic scale.
(12)
The name, address and license number of the
person preparing plat.
(13)
The name and address of the record owner.
(14)
The name and address of the applicant/subdivider,
if other than owner.
(15)
Certification that the applicant is the owner
or his authorized agent or that the owner has given consent to file
under an option agreement.
(16)
Sheet size: 8 1/2 inches by 13 inches, 24 inches
by 36 inches or 15 inches by 21 inches.
(17)
A key map showing the entire tract and its relation
to the surrounding area.
(18)
The blocks and lots and names of owners of properties
within 200 feet of the tract.
(19)
A tract boundary survey with bearings and distances,
exterior lines of streets, easements and other rights-of-way, street
names, land reserved or dedicated to public use, center line of road
data with accurate dimensions, bearings or deflection angles and radii
and central angles of all curves. All dimensions, both linear and
angular, of the exterior boundaries of the subdivision shall balance
and close within the limit of error of one to 20,000.
(20)
The proposed property lines and other site lines,
with dimensions.
(21)
The zone district(s) and identification of the
zone boundaries located on or adjoining the property.
(22)
The total area of the tract in square feet and
acres.
(23)
The total area of each lot in square feet.
(24)
The lot frontage dimension of each lot, measured
at the street line.
(25)
The lot width dimension of each lot, measured
at the front setback line.
(27)
All proposed lots shall be numbered.
(28)
All existing structures on the tract with setback
distances.
(29)
Locations and widths of all existing and proposed
streets, easements and rights-of-way in the subdivision.
(32)
A stream encroachment permit from the New Jersey
Department of Environmental Protection (NJDEP), if applicable.
(33)
Status of wetlands.
[Amended 3-14-2000 by Ord. No. 2000:6]
(a)
The following information shall be submitted
concerning the status of wetlands and wetland buffer areas:
[1]
A letter of interpretation from the NJDEP indicating
the absence of freshwater wetlands, or indicating the presence and
verifying the boundaries of freshwater wetlands and associated buffer
areas, and classifying same by resource value; or
(b)
The Planning Board may grant a waiver of this
requirement based upon the submission of both documentation and testimony
from a qualified professional demonstrating that no wetlands exist
on the subject property nor on property adjacent to the subject property.
(34)
A copy of any existing or proposed protective
covenant or other deed restrictions applying to the land being subdivided.
(35)
Certification from the Tax Collector that all
taxes and assessments for local improvements on the property have
been paid.
(36)
Cross sections, center-line profiles and grades
of all proposed streets based on the United States Coast and Geodetic
System datum, together with full information as to the final disposal
of surface drainage.
(37)
A site grading plan showing existing and proposed
contours, spot elevations, first floor elevations, driveway grades,
house corner elevations, etc. The plan shall also show the natural
flow of surface drainage, together with watercourses and an indication
of the final disposal of surface waters. Elevations shall refer to
the United States Geological Survey System.
(38)
Plans and profiles of proposed utility systems
(storm drainage, sanitary sewer, water, gas, electric) showing feasible
connections to any existing or proposed utility systems.
(39)
A soil erosion and sedimentation control plan
approved by the Morris County Soil Conservation District.
(40)
A tree protection and removal plan in accordance
with the requirements of the Superintendent of Parks and Forestry.
[Amended 12-20-2005 by Ord. No. 2005:31]
(41)
An environmental assessment report in accordance with the requirements of Article VIII of the Land Use Ordinance of the Township of Parsippany-Troy Hills.
(42)
Construction details for outside improvements.
(43)
Drainage calculations for the proposed drainage
system.
(44)
Soil calculations indicating the amount of the
soil to be removed and or placed on the property.
The final plat shall be drawn in black waterproof
India ink upon translucent tracing cloth or equivalent of good quality
at a scale of not less than one inch equals 100 feet and in compliance
with all the provisions of N.J.S.A. 46:23-9.1 to 46:23-9.6.[1] The final plat shall show, be accompanied by or conform
to the following:
A.
A title containing the tract name, the general location
of the subdivision, Tax Map sheet, block and lot number, date, North
point, written and graphic scales, acreage of the tract being subdivided
and the names and addresses of the owner, the subdivider and the person
who made the map.
B.
Certification by an engineer or surveyor authorized
to practice in the State of New Jersey as to the accuracy of the details
of the plat.
C.
Certification that the applicant is the agent or owner
of the land or that the owner has given consent under an option agreement.
D.
Tract boundary lines, exterior lines of streets, easements
and other rights-of-way; street names; land 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. All dimensions, both linear and angular, of the exterior
boundaries of the subdivision shall balance and close within the limit
of error of one to 20,000 and of all lot lines to within one to 20,000.
E.
The purposes of all easements and rights-of-way and
of all land reserved for or dedicated to public use and the proposed
use of lots other than residential.
F.
Block numbers; lot numbers in accordance with established
standards and in conformity with the Township Tax Maps.
G.
The names, exact locations and widths along the property
lines of all existing or recorded streets intersecting the tract boundaries
or lying within 200 feet thereof; the delineation, names and block
and lot numbers of all bordering subdivisions; and the names of the
owners of all bordering unsubdivided acreage.
H.
As-built drawings showing cross sections, profiles
and established grades of streets, approved by the Township Engineer.
I.
As-built drawings, plans and profiles of all storm
and sanitary sewers and water mains, approved by the Township Engineer.
J.
Location and description of all monuments.
K.
Certificate of approval by the Planning Board and
all other bodies, approval of which is required by law.
L.
Certificate by the Tax Collector that all taxes levied
against the land being subdivided have been paid to date.
[1]
Editor's Note: N.J.S.A. 46:23-9.1 through
23-9.6 was repealed by Chapter 141 of the Laws of 1960. For the provisions
of the Map Filing Law, see N.J.S.A. 46:23-9.9 et seq.
[Added 3-14-2000 by Ord. No. 2000:6]
The following information shall be submitted
for all informal concept site plan reviews:
A.
A general description of the proposed development
and a preliminary assessment of its effect on the site, adjacent properties,
the neighborhood and the Township as a whole, including but not necessarily
limited to effects upon the natural environment, land use patterns,
traffic and circulation, visual factors, utilities and drainage.
B.
A key map showing location of tract to be considered
in relation to the surrounding area with a delineation of the two-hundred-foot
radius line from the subject property.
C.
Title block containing name of applicant and owner,
preparer, lot and block numbers date prepared and date of last amendment.
D.
Scale of map, both written and graphic. The scale
shall contain no more than 50 feet to the inch.
E.
North arrow.
F.
Zoning district in which parcel is located and the
zone district of adjacent property, with a table indicating all setbacks,
lot coverage, height, floor area ratio, density and number of parking
spaces, both as to required and proposed for the subject property.
G.
The location and width of any abutting streets, both
right-of-way and pavement.
H.
The boundaries of the site in question, with dimensions
of same.
I.
Location of existing easements or rights-of-way, including
power lines.
J.
Contours to determine the natural drainage of the
land. Intervals shall be at two feet.
K.
Location of natural features, including woodlands,
streams and other water bodies, wetlands and wetland buffers, flood
hazard areas and rock outcrops.
L.
Location of existing and proposed buildings and their
setbacks from property lines.
M.
Preliminary floor plans and building facade elevations
for existing and proposed buildings.
N.
Location of existing and proposed parking, loading,
access and circulation improvements.
O.
Location and description of existing and proposed
landscaping.
[Amended 2-26-1980 by Ord. No. 80:3; 11-27-2012 by Ord. No. 2012:39]
The Minor Site Plan and Subdivision Committee
of the Planning Board may waive formal review and public hearings
if it unanimously agrees that a development application is a minor
change or addition. This will be done only after the Engineer has
given his approval to improvements and drainage. Upon waiving action,
the Committee shall report its findings and decision to the full Planning
Board and so notify both the Building Inspector and Zoning Officer.
Upon receiving written notification that the site plan committee has
waived a formal review, the building inspector shall be authorized
to issue a building permit in accordance with the requirements of
Township ordinances. The Committee may stipulate conditions of approval
to the Building Inspector. No plan shall be classified as a small
addition or change:
A.
If a variance is required.
B.
If the plan increases the size of the existing building
by more than 10%.
C.
If the plan increases the number of off-street parking
spaces by more than 10% of the existing number or more than 10 in
number; provided, however, that an application for parking lot restriping
will be classified as a small addition or change, regardless of the
number of spaces involved if the proposed restriping: will not change
the location and configuration of existing paved areas or curbing;
will not change the drainage characteristics of the site; and will
not result in an increase in impervious coverage of the site. The
resurfacing, repairing or repainting of a parking lot that does not
change the amount or location of parking spaces, the width or location
of circulation aisles or other aspects of the on-site circulation
pattern shall be considered routine maintenance that does not require
site plan approval.
[Amended 3-14-2000 by Ord. No. 2000:6]
E.
Unless the plan 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.
A.
Except for small additions or changes as above, the
preliminary major site plan, as required, shall be submitted as follows:
[Amended 6-13-1990 by Ord. No. 90:36; 7-19-2022 by Ord. No. 2022:17]
B.
All site plans shall comply with the requirements
hereinafter set forth and shall contain the following information
or documentation, and date if applicable:
[Amended 6-13-1990 by Ord. No. 90:36]
(1)
Completed application form (three copies.)
(3)
Twenty black- or blue-on-white prints of all plans.
All prints shall be folded with the title block on the outside.
(4)
Twenty copies of all other required documents.
(5)
All plans shall be signed and sealed by a licensed
New Jersey professional engineer or registered architect.
(6)
The name of the tract or development.
(7)
Tax Map sheet, block and lot numbers.
(8)
Date prepared and the date(s) of revision(s).
(9)
North arrow.
(10)
Plat scale not less than one inch equals 50
feet.
(11)
Written and graphic scale of not more than 50
feet to the inch. All distances shall be in feet and decimals of a
foot, and all bearings shall be given to the nearest 10 seconds. The
error of closure shall not exceed one to 20,000.
(12)
The name, address and license number of the
person preparing plan.
(13)
The name and address of the record owner.
(14)
The name and address of the applicant, if other
than the owner.
(15)
Certification that the applicant is the owner
or his authorized agent or that the owner has given consent to file
under an option agreement.
(16)
Sheet size: 24 inches by 36 inches.
(17)
A key map showing the location of the tract
with reference to surrounding areas and existing street intersections.
(18)
The names of all owners of record within 200
feet of the tract and the block and lot number of the property.
(19)
A tract boundary survey prepared by a licensed
surveyor of the State of New Jersey which shows the boundaries of
the parcel with bearings and distances and the limits of all proposed
streets, recreation areas and other property to be dedicated to public
uses.
(20)
Zone boundaries and identification of zone districts
as they affect the parcel and the adjoining property.
(21)
Area of the parcel in square feet and acres.
(22)
A site grading plan showing existing and proposed
contours, spot elevations as needed and first floor elevations. Existing
contours shall be shown with intervals of two feet where slopes are
less than 15% and five feet with 15% or more, referred to United States
Coast and Geodetic Survey datum and to be indicated by a dashed line.
Where any changes in contours are proposed, finished grades shall
be shown as solid lines.
(23)
Location on the property of existing and proposed:
(a)
Watercourses, marshes, lakes and ponds, including
previous flood elevations as determined by survey.
(b)
Bridges, culverts and storm drains.
(c)
Wooded areas and single trees not in wooded
areas having a diameter of six inches or more as measured three feet
above the base of the trunk.
(d)
Rock outcrops.
(24)
Location on the property of all storm drainage
structures and utility lines, whether publicly or privately owned,
with pipe sizes, inverts, grades and direction of flow. The estimated
location of existing underground utility lines shall be shown.
(25)
The proposed stormwater drainage system is to conform with the design standards set forth in the Land Use Ordinance of the Township of Parsippany-Troy Hill. All site plans shall be accompanied by: a) all information required by § 225-64 of the Land Use Ordinance of the Township of Parsippany-Troy Hills; b) a plan sketch showing all existing drainage within 500 feet of any boundary and any surface areas contributing to the drainage; c) drainage calculations conforming with the design standards; and d) any other information required by the Land Use Ordinance of Township of Parsippany-Troy Hills.
[Amended 9-18-2007 by Ord. No. 2007:27]
(27)
All existing structures on the tract with setback
distances.
(28)
Right-of-way lines, widths and names of all
existing streets adjoining the property.
(29)
Location and widths of all other existing and
proposed rights-of-way and easements, the purpose of any easement
and the text of any covenants, deed restrictions or exceptions that
are intended to cover all or any part of the tract.
(30)
Certification from the Tax Collector that all
taxes and assessments for local improvements on the property have
been paid.
(31)
All zoning requirements in accordance with the schedule referred to in Article VI and the relationship of the proposed site plan to those requirements. Calculations of existing and proposed building and impervious coverage of the lot shall be included.
(32)
Parking and loading spaces with dimensions.
(33)
Widths of traffic aisles.
(34)
Direction of traffic flow.
(35)
Spot elevations at corners of all proposed buildings
and paved areas and at property corners.
(36)
Tentative building floor plans; scale: not less
than 1/8 inch equals one foot. In the case of restaurants, a detailed
seating plan shall accompany the architectural drawings indicating
the maximum seating capacity of the establishment and the square foot
area of the restaurant excluding kitchen and utility rooms.
(37)
Front, rear and side building elevation drawings
showing building materials; scale: not less than 1/8 inch equals one
foot.
(38)
Construction details for all outside improvements.
(39)
An environment assessment report in accordance with the requirements of Article VIII of the Land Use Ordinance of the Township of Parsippany-Troy Hills.
(40)
A soil erosion and sedimentation control plan
approved by the Morris County Soil Conservation District.
(41)
A tree protection and removal plan in accordance
with the requirements of the Superintendent of Parks and Forestry.
[Amended 12-20-2005 by Ord. No. 2005:31]
(42)
Plans of proposed utility systems (storm drainage,
sanitary sewer, water, gas, electric) showing feasible connections
to any existing or proposed utility systems.
(43)
Location of existing and proposed fences, walls
and sidewalks.
(44)
A landscaping plan, including a planting plan
and schedule prepared by a landscape architect.
(45)
The proposed use of all existing and proposed
buildings and the proposed location of buildings.
(46)
The size, location and details of existing and
proposed signs.
(47)
An exterior lighting plan, including direction
of illumination, height and types of standards and power and time
of proposed outdoor lighting.
(48)
Status of wetlands.
[Amended 3-14-2000 by Ord. No. 2000:6]
(a)
The following information shall be submitted
concerning the status of wetlands and wetland buffer areas:
[1]
A letter of interpretation from the NJDEP indicating
the absence of freshwater wetlands, or indicating the presence and
verifying the boundaries of freshwater wetlands and associated buffer
areas, and classifying same by resource value; or
(b)
The Planning Board may waive this requirement
based upon documentation and testimony from a qualified professional
demonstrating that no wetlands exist on the subject property and that
no wetlands exist on a property adjacent to the property which is
the subject of the development application.
(49)
The location, names and widths of all existing
and proposed streets abutting the premises in question; the property
lines of all abutting properties as shown on the Tax Maps, together
with the block and lot and addresses of the owners.
(50)
A separate application and fee filed for any
conditional use or variance involved.
(51)
No parking fire zones as established by the
Fire Prevention Bureau.
(52)
A letter of consent from the property owner
of record providing for the enforcement of no parking fire zones under
State Statute Title 40.
(53)
A traffic impact study, if required by the Planning
Board.
(54)
Soil calculations indicating the amount of the
soil to be removed and/or placed on the property.
C.
The site plan shall be prepared by a licensed engineer
or architect for general locations. For topographical and boundary
survey information, the site plan shall be signed and sealed by a
licensed land surveyor. For all elements of design, which shall include
drainage, pavements curbing, walkways, embankments, horizontal and
vertical geometrics, utilities and all pertinent structures, drawings
shall be signed and sealed by a licensed professional engineer.
[Amended 7-19-2022 by Ord. No. 2022:17]
A.
An application for final site plan approval shall be submitted to
the Board Secretary, at least 30 days prior to the date of the regular
Board meeting, as follows:
B.
Unless the preliminary site plan is approved without changes, the final plat shall have incorporated all changes or modifications by the Board. The plan shall be drawn in accordance with § 225-45 of this chapter and, further, as-built drawings of all site improvements to be dedicated to the Township shall accompany the final site plan submission.
C.
The final site plan shall be accompanied by a statement by the Township
Engineer that he/she is in receipt of a map showing all utilities
or extensions thereof in exact location and elevation, identifying
those portions already installed and those to be installed, and that
the developer has complied with one or both of the following:
The applicant shall submit plans for subdivision and site development simultaneously and drawn in accordance with Article VII. The standards for the mixed use option as required by N.J.S.A. 40:55D-65c are set forth in Chapter 430, Zoning, of the Code of the Township of Parsippany-Troy Hills and incorporated herein by reference. Furthermore, prior to approval of such mixed use developments, the Planning Board shall find the following facts and conclusions:
A.
That departures by the proposed development from zoning
regulations otherwise applicable to the subject property conform to
the Zoning Ordinance standards.
B.
That the proposals for maintenance and conservation
of the common open space are reliable, and the amount, location and
purpose of the common open space are adequate.
C.
That provision through the physical design of the
proposed development for public services, control over vehicular and
pedestrian traffic and the amenities of light and air, recreation
and visual enjoyment are adequate.
D.
That the proposed mixed use development will not have
an unreasonably adverse impact upon the area in which it is proposed
to be established.
E.
In the case of a proposed development which contemplates
construction over a period of years, that the terms and conditions
intended to protect the interests of the public and of the residents,
occupants and owners of the proposed development in the total completion
of the development are adequate.
In approving the final site plan, the Planning
Board shall condition such approval upon a notice of approval of plans
for water and sewerage installation from the Township and approval
notices from the Health Department.
[Amended 5-24-1983 by Ord. No. 83:39]
A.
Before recording a subdivision plat, as a condition
of site plan approval, or as a condition to the issuance of a zoning
permit pursuant to N.J.S.A. 40:55D-65, the applicant shall have installed
all improvements required by the Planning Board, or in lieu thereof,
the Planning Board shall require the applicant to post an adequate
performance bond; provided, however, that no such performance guaranty
shall be considered filed or accepted for filing unless and until
the following conditions are met:
(1)
The Township Engineer shall have certified in writing
to the Planning Board that the amount thereof is sufficient to assure
the completion of the improvements.
(2)
The Township Attorney shall have approved the sufficiency
of form and execution of the performance guaranty.
(3)
The Township Council shall have approved the qualifications
of the surety and stipulated the duration of the guaranty.
B.
The performance guaranty shall be in favor of the
Township in an amount not less than the cost of the improvements as
determined by the Township Engineer, and not more than 120% of such
cost. At least 10% of the performance guaranty shall be in the form
of cash or certified check made payable to the Township. A letter
or letters of credit meeting the requirements of N.J.S.A. 40:55D-53.5
may be used as all or any portion of the required performance guaranty.
[Amended 10-11-1983 by Ord. No. 83:76; 11-22-1994 by Ord. No. 94:46]
C.
The time allowed for installation of the improvements
for which the performance guaranty has been provided may be extended
by the Township Council by resolution. As a condition or as part of
any such extension, the amount of any performance guaranty shall be
increased or reduced, as the case may be, to an amount not to exceed
120% of the cost of the installation as determined as of the time
of the passage of the resolution.
D.
If the required improvements are not completed or
corrected in accordance with the performance guaranty, the obligor
and surety, if any, shall be liable thereon to the Township for the
reasonable cost of the improvements not completed or corrected, and
the Township may either prior to or after the receipt of the proceeds
thereof complete such improvements.
E.
When all of the required improvements have been completed,
the obligor shall notify the Township Council, in writing, by certified
mail addressed in care of the Township Clerk, of the completion of
said improvements and shall send a copy thereof to the Township Engineer.
Thereupon, the Township Engineer shall inspect all of the improvements
and shall file a detailed report, in writing, with the Township Council,
indicating either approval, partial approval or rejection of the improvements
with a statement of reasons for any rejection. If partial approval
is indicated, the cost of the improvements rejected shall be set forth.
F.
The Township Council shall either approve, partially
approve or reject the improvements on the basis of the report of the
Township Engineer and shall notify the obligor, in writing, by certified
mail, of the contents of said report and the action of the governing
body with relation thereto, not later than 65 days after receipt of
the notice from the obligor of the completion of the improvements.
Where partial approval is granted, the obligor shall be released from
all liability pursuant to its performance guaranty, except for that
portion adequately sufficient to secure provision of the improvements
not yet approved. Failure of the Township Council to send or provide
such notification to the obligor within 65 days shall be deemed to
constitute approval of the improvements, and the obligor and surety,
if any, shall be released from all liability pursuant to such performance
guaranty.
G.
If any portion of the required improvements are rejected,
the Township Council may require the obligor to complete such improvements,
and upon completion the same procedure of notification, as set forth
in this section, shall be followed.
Planning Board approval of the site plan shall
be granted in the event that the site plan complies with the following
standards and regulations:
A.
The applicant has submitted a site plan containing
all of the information and data as provided for in this chapter.
B.
The details of the site plan are in accord with the
standards of this chapter and of all ordinances of the Township, including
the Master Plan, as may be in existence at the time of the application.
C.
That all parking and traffic problems shall be reasonably
resolved.
D.
That adequate provisions are made so as to prevent
any drainage problems.
E.
That reasonable screening, at all seasons of the year,
of all playgrounds, parking and service areas, from the view of adjacent
properties and streets, shall be provided where necessary for the
purpose of protecting the health, safety, general welfare, comfort
and convenience of the public.
F.
That the location, power, direction and time of any
outdoor lighting will not have an adverse effect upon any properties
in adjoining residential districts by impairing the established character
or the potential use of properties in such districts.
G.
That the details of the site plan for the authorized
use will be such that the operation will not be detrimental to the
public interest.
H.
That, after approval, a Mylar or linen shall be submitted
for signature and file, to be of a size of no more than 24 inches
by 36 inches, and all information appearing thereon shall be in black
India ink. Additional prints as required shall also be submitted after
approval.
After Planning Board approval of a final site
development plan, the plan shall not be subject to change except for
minor engineering changes approved by the Township Engineer. Any change
in site design subsequent to approval shall be regarded as a separate
plan, and site development plans showing the proposed new design shall
be submitted under the requirements of this article and shall be separately
approved under the provisions set forth herein.
[Added 8-14-1990 by Ord. No. 90:57]
The escrow shall be paid by each applicant in
order that the Township is fully reimbursed in connection with costs
that it incurs for professional services and related costs in connection
with the review and processing of these types of development applications,
including but not limited to shorthand reporting and transcripts,
review, inspection and reports of the Township's administrative officer,
Township Engineer, Assistant Township Planner, Township Attorney,
Board Attorney and any other professionals or consultants whose services
are deemed necessary by the approving authority with respect to processing
the application.
A.
All escrow moneys shall be deposited by the Township
administrative officer in the Township's escrow account, and the Township
Planner shall set up a ledger page in the name of the applicant. All
disbursements to professional consultants or experts as well as the
Township's in-house personnel required to process said application
shall be charged against the applicant's escrow account and reflected
on said ledger page.
B.
The entire amount of the initial deposit to said escrow
account shall be remitted at the time of the filing of the application.
C.
Any of the escrow moneys remaining in the escrow account
upon completion of the application procedure shall be returned to
the applicant.
D.
In the event that the funds in the escrow account
should become depleted prior to the completion of the application
procedure and additional funds are needed to cover the cost of processing
said application, the applicant shall deposit sufficient additional
funds. In order to expedite the processing of applications by the
approving authority, the Township Planner shall notify the applicant
immediately upon the depletion of funds in the escrow account or as
soon as an insufficiency of funds becomes evident or is expected.
E.
The approving authority shall not process and/or take
action on the application unless all fees and deposits required in
the manner described above shall have been paid by the applicant.
F.
All bills submitted to the approving authority by
the stenographer, planning consultant, Township Attorney, Board Attorney
or other professionals and in-house personnel containing charges to
be applied against an applicant's escrow account established pursuant
to this section shall specify the services performed in relation to
individually identified applications for which the charges have been
incurred.
G.
Unit charges, i.e., per diem or hourly fees, inspection
or expert testimony charges levied by the stenographer, planning consultant,
Township Attorney, Board Attorney or other professionals for services
rendered in connection with an application, may not exceed those unit
charges contracted for and/or approved by the Township agency for
services by said professionals. Unit charges for in-house personnel
shall be equal to an amount which shall equal their hourly salary,
plus all benefits for those employees paid by the Township, including
but not limited to health benefits, social security, unemployment
compensation, vacation, etc.
H.
A quarterly accounting of all funds to be withdrawn
by the Township from the escrow account shall be submitted by the
Planner to the approving authority and to the applicant at least 10
days prior to the withdrawal of said funds. Within said 10 days, the
applicant shall have the opportunity to request, in writing, a hearing
by the approving authority with respect to the reasonableness of the
intended charges against the escrow account. In the event that the
applicant requests such a hearing, no withdrawal shall be made from
the escrow account until the approving authority shall have ruled
on the appeal. If the approving authority finds in favor of the applicant,
the withdrawals shall be adjusted accordingly. If no objection is
filed within 10 days, the funds shall be withdrawn from the escrow
account and transferred to the Township account from which the professionals,
etc., shall be paid.
