Any applicant for land development may, prior
to the subdividing of land as defined in this chapter, submit to the
Secretary of the Board a sketch plat of the proposed subdivision for
the purpose of classification and preliminary discussion. This submission
shall be at least 21 days prior to the next meeting at which the subdivision
is to be discussed. The submission shall consist of 20 copies of the
sketch plat, together with 20 copies of a letter or report explaining
the proposal. The application fee and escrow is as reflected on the
fee schedule.
A.
A fee for a nonbinding review of a sketch plat shall
be charged in accordance with the current fee schedule and escrow
schedule for land development boards as adopted by the Township Committee.
A.
Purpose of the preliminary plat. The purpose of the
preliminary plat is to provide the Board with the detailed drawings
of what is expected to become the final subdivision plat. These drawings
shall be accurate in order to give the Board, the Township Committee
and their representatives who are charged with the responsibility
of reviewing the plat all the data necessary for a detailed review.
The Board Engineer is the designated agent of the Board who shall
review all development applications and certify completeness of the
same.
B.
Required documents to be submitted with preliminary
plat. The following documents or proofs shall be submitted 21 days
prior to action by the Board on all preliminary major subdivisions:
(1)
Twenty copies of preliminary subdivision application
forms to the Board Secretary and one copy to the Board Engineer and
Planner.
(3)
Twenty copies of the preliminary plat as well as any
other maps required for the proper presentation of the subdivision
accompanied by the written consent of the owner to the Board Secretary.
Two copies of the preliminary plat and two copies of the preliminary
profiles shall be submitted directly to the Engineer and Planner by
the applicant.
(4)
Twenty copies of a drainage area map and drainage
calculations shall be submitted to the Board Secretary and one copy
to the Board Engineer and Planner.
(6)
Proof of payment of all current taxes due and assessments
for local improvements, if any.
(7)
Approval of the Delanco Sewer Authority of all sewage
extensions.
(8)
Environmental impact statement. An electronic copy of an environmental
impact statement (EIS) shall be submitted by the applicant for all
preliminary site plan applications and/or subdivisions involving the
creation of four or more lots, except as waived in whole or in part
by the Board.
[Amended 11-14-2022 by Ord. No. 2022-12]
(a)
An EIS shall include the following:
[1]
A report prepared in general accordance with the most recent
guidance for completion of a preliminary assessment published by the
New Jersey Department of Environmental Protection, and the most recent
industry standards for Phase I Environmental Site Assessments (ASTM
Designation: E1527), and the requirements of this subsection. The
report shall include:
[a]
Preparation by a qualified firm and individuals
and including a statement of qualifications.
[b]
A narrative history of the site, the prior uses
of the land, past and current owners and of the potential pollution-related
effects of such uses on the property.
[c]
Review of regulatory agency data, prior environmental
reports, and property ownership records.
[d]
Review of local and county files, including zoning/planning,
health, construction code, environmental, police and fire departments
with respect to site specific applications, incidents, or investigations
which may involve storage or release of chemicals or petroleum products.
[e]
Review of readily available historical resources
including aerial photographs, topographic maps, atlases, fire insurance
maps, directories, and other resources which may provide site-specific
information regarding past uses.
[f]
Review of current and prior water supply and waste
disposal practices, including on-site wastewater disposal.
[g]
Review and discussion of current and prior chemical
and materials used at the site.
[h]
Results of a site inspection conducted in general
accordance with above-referenced guidance and standards.
[i]
Interviews with local government officials, occupants
and adjoining property owners relative to obtaining information indicating
history and/or environmental conditions in connection with the site.
The interviews shall inquire to: 1) prior site uses; 2) significant
environmental conditions or events; 3) helpful documents or prior
assessments; and 4) proceedings involving the property.
[j]
Findings of the assessment, conclusions regarding
the significance of the findings, and recommendations for further
evaluation or no further evaluation of findings, as appropriate.
[2]
Based upon the findings of the preliminary assessment, the applicant
shall be required to perform soil testing of the project site to detect
the presence of contaminants which may be suspected to be present
in the soil of the project site such as pesticides, lead, herbicides,
petroleum, chemicals or any other environmental toxin(s). Results
of the soil testing are to be submitted as a separate report as part
of the environmental impact statement.
[a]
Indication of prior agricultural in the preliminary
assessment use shall be a finding warranting soil testing, if the
application includes the disturbance of any site soils as part of
nonresidential development, or includes planned residential, school,
or day care use as part of the planned development.
[b]
In addition to the test results, the testing report
shall also describe in detail the name of the consultant performing
the test, the date, time and methodology used in the soil testing
and what steps are to be taken in order to alleviate any level of
contamination found in or on the project site.
[c]
The testing report shall include figures indicating
the location of samples, boring or test pit logs, analytical summary
tables, laboratory reports, and other commonly provided investigation-related
information.
[d]
The testing report shall compare results to current
New Jersey Department of Environmental Protection standards and ecological
screening levels as appropriate if potential ecological receptors
exist within or near the site.
[e]
The testing report shall evaluate the significance
of the results with respect to the proposed development and the protection
of human health and the environment. If further testing is required
to complete the evaluation, it shall be conducted and included in
the testing report so as to present a complete and final evaluation.
[3]
A description of the proposed project shall be submitted and
shall include:
[a]
The purpose and scope of the project;
[b]
The suitability of the site for the intended project;
[c]
The estimated resident population, if applicable;
[d]
The compatibility or incompatibility of the proposed
project with surrounding uses, including the adequacy of proposed
exterior buffers, setbacks and screening.
[4]
An inventory and description of existing environmental conditions
on the project site shall be submitted and shall include the following:
[a]
Soil types. Each soil type on the site shall be
classified and described per the Burlington County Soil Survey. Where
the proposed area of land disturbance involves soil with moderate
or severe limitations, as per the Burlington County Soil Survey, relative
to the project proposed, a complete mapping of all soil types on the
site shall be required indicating where those moderate and severe
limitations exist per the Soil Survey.
[b]
Topography. The topographic conditions of the site
shall be mapped and described and in particular areas of steep slopes,
clearly identified.
[c]
Vegetation. The existing vegetation on the site
shall be described. When required, a map showing the location of major
vegetation groupings, such as woodland, open field and wetland, shall
be submitted. Where woodlands are delineated, the forest type shall
be indicated. Trees within the area of disturbance must be identified
on the site map, and a list showing the number and species of mature
trees must be provided.
[d]
Wildlife. Unique wildlife habitats shall be identified.
Where applicable, other data assembled regarding wildlife activity
on the site shall also be mapped and/or described.
[e]
Surface water. Existing watercourses and water
bodies that are partially or totally on the site or within 200 feet
of the site and their relationship to the area of land disturbance
shall be delineated and described.
[f]
Subsurface water. The subsurface conditions on
the site, in terms both of depth to groundwater and of water supply
capabilities of the site, shall be described. When existing conditions
warrant, detailed information regarding existing wells within 500
feet of the site relative to depth, capacity and water quality shall
be provided. The water supply capabilities of the adjacent areas and
the recharge capabilities of the site shall be described.
[g]
Unique, scenic and/or historic features. Those
portions of the site that can be considered to have unique, scenic
and/or historic qualities shall be described and delineated.
[h]
Existing development features. All existing features
on the site that are not considered to be part of the natural environment
shall be described. This shall include, but not be limited to, roads,
dwelling units, accessory structures, utility lines, easements, rights-of-way,
etc.
[i]
Air and water quality. An analysis shall be conducted
of existing air and water quality in accordance with the standards
established by the New Jersey Department of Environmental Protection.
[j]
Wetlands. Any on-site wetlands regulated by the
Army Corps of Engineers and/or New Jersey Department of Environmental
Protection shall be delineated and mapped, and the status of any jurisdictional
determination or permit application with respect to the mapped wetlands
line and any required wetlands buffer shall be described and mapped,
if applicable. Off-site wetlands, within 200 feet, shall be generally
located with respect to the proposed development.
(b)
Impacts.
[1]
An assessment of the impacts of the project on all items set forth in Subsection B(8)(a)[4] above shall be provided.
[2]
A description of steps to be taken to minimize adverse environmental
impacts during construction and operation, both at the project site
and in the surrounding area, shall be submitted. Such description
shall be accompanied by the necessary maps, schedules and other explanatory
data that may be needed to clarify and explain the action to be taken.
[3]
The applicant shall submit a description and evaluation of adverse
environmental impacts which cannot be avoided, with particular emphasis
upon air or water quality, increase in noise, damage to natural resources,
displacement of people and businesses, displacement of existing farms,
increase in sedimentation and siltation and impact of storm drainage
upon water quality. Increase in municipal services and consequences
to municipal tax structures shall also be included.
(c)
Further steps.
[1]
Upon review of the preliminary assessment by the Joint Land
Use Board engineer and upon the recommendation of said engineer, the
Joint Land Use Board may require such other studies, tests or environmental
treatments and remedies as may be determined reasonable and necessary
for the environmental safety and security of the site.
C.
Preliminary plat submission procedure.
(1)
Public hearing date. Upon receipt by the Board Secretary
and the Board Engineer and Planner that the required proofs and documents
were received 21 days prior to the regular scheduled meeting, the
Board shall set a date for a public hearing on the proposed preliminary
plat, which shall be as soon thereafter as possible, predicated upon
administrative policy set by the Board. The Board Secretary shall
then notify the applicant in writing of the time and place of the
public hearing.
(3)
Public hearing notification. Notice of applications
shall conform to the requirements of N.J.S.A. 40:55-12 et seq.
(4)
Public hearing on preliminary plat. The Board shall
hold the public hearing on the preliminary plat, at the time and place
specified, in accordance with an adopted procedure set by the Board.
(5)
Board Engineer’s report.
(a)
The Board Engineer shall check each preliminary
plat in sufficient detail to assure the Board all applicable regulations
and design standards have been satisfactorily complied with. The Board
Engineer shall review the preliminary plat for compliance with the
current zoning ordinances; suitability of the land for building purposes;
adequacy of the proposed street layout with due consideration given
to traffic safety, circulation, ease of access, proper street dedications
and extensions of existing streets; adequacy of the on-site drainage
system and proper disposition of the discharge off site, including
any off-site drainage assessment; satisfactory water supply and sewage
disposal facilities; proposed grading of streets and lots to ensure
the land disturbance is kept to a minimum; all else either requested
by the Board which, in the opinion of the Board Engineer, affects
the proper evaluation of the preliminary plat; any other data requested
by the Board which, in the opinion of the Board Engineer, is necessary
for the proper evaluation of the preliminary plat.
(b)
The Board Engineer shall submit his report to
the Board as soon as practicable.
(c)
The Board Engineer and Board Secretary shall
report to the Board if all required approvals of all other governmental
agencies have been obtained and are in proper order.
(d)
It shall be the applicant’s responsibility
to see that the Board Engineer is furnished with copies of all required
approvals.
(6)
Reports of other governmental agencies. Major subdividers
shall provide and incorporate in their plans provisions for adequate
water supply and adequate waste and sewage disposal facilities.
(a)
Sewage disposal facilities. All major subdivisions
shall provide sewage disposal facilities which are connected to any
existing collection and treatment facilities of the Delanco Sewerage
Authority. Prior to any action by the Board, the subdivider shall
obtain tentative approval of the proposed collection system from the
Delanco Sewerage Authority. In the event that the Delanco Sewerage
Authority is unable or deems it impractical to provide for extension
of the collection system, then the subdivider shall obtain tentative
approval of the County Board of Health for individual disposal systems.
If it is proposed to provide individual sewage disposal systems for
50 or more lots, the subdivider will then be required, pursuant to
N.J.S.A. 58:11-25.1, to obtain tentative approval of the proposed
system from the New Jersey Department of Environmental Protection
and Energy.
(b)
Water supply facilities. All major subdivisions
shall be required to provide a public central water supply system.
The subdivider shall furnish to the Board a statement indicating the
type of system proposed (extension of an existing distribution system
or construction of a new supply and distribution system) and, in the
case of extension of an existing system, a letter from the franchised
water company indicating the availability of service to the subdivision.
In the event that the Board determines that the requirement to provide
a public water supply and distribution system should be waived, the
subdivider shall obtain individual well approvals. If it is proposed
to provide individual water supply systems for 50 or more lots or
if it is provided to provide a new comprehensive water supply and
distribution system, the subdivider will then be required, pursuant
to N.J.S.A. 58:11-25.1, to obtain tentative approval of the proposed
system from the New Jersey Department of Environmental Protection
and Energy.
(7)
Action by the Board. Upon completion of the public
hearing, the Board shall review the preliminary plat.
(a)
If any changes to the plat are required by the
Board, the Board Engineer shall notify the applicant in writing of
the necessary revisions. If the applicant requests, the Secretary
shall also arrange a meeting whereby the applicant and Board can review
and discuss the proposed changes.
(b)
Upon a favorable review and completion of any
required changes, the Board shall act on the preliminary plat within
45 days for a subdivision.
(c)
Upon favorable action by the Board, the Secretary
shall forward a copy of the approving resolution to the applicant.
The applicant will then furnish to the Secretary the original tracing,
together with proof that any or all conditions specified in the approval
have been complied with. The Secretary will then have the tracing
signed by the Chairperson and return the original to the applicant.
(8)
Preliminary plat approval rights. Approval shall confer
upon the applicant the following rights for a three-year period from
date of approval:
D.
Detail required on preliminary plans.
(1)
General.
(a)
The preliminary plans of a major subdivision
shall include the preliminary plat, preliminary street profile, drainage
area map and drainage calculations, utility plans, if required, construction
details, if required, and any other plans necessary to establish the
design, arrangement and dimensions of streets, lots and other planned
features as to form, size and location. This information shall form
the basis for the general terms and conditions upon which tentative
approval may be granted.
(b)
The preliminary plans shall be clearly and legibly
drawn on a reproducible tracing base. Any map which, in the opinion
of the Board Engineer, is not clear and legible shall be returned
to the applicant without action by the Board. Preliminary plats shall
be drawn to a scale commensurate with the size of the property being
subdivided but in no instance shall it be less than one inch equals
100 feet unless approval is obtained from the Board Engineer. All
plats shall be prepared by a licensed professional engineer or land
surveyor, as authorized by law, in compliance with the design provision
of § 18-12 et seq.
(2)
Required information on preliminary plat. The following
information shall be shown on all preliminary plats:
(a)
Title box showing tract name and section, if
any, Tax Map block and lot numbers, map date showing month, day and
year, revision box and graphic scale.
(b)
Joint Land Use Board approval block.
(c)
Zone of the property being subdivided, together
with a tabulation of the minimum zoning requirements of lot width,
depth, frontage and area front, side and rear setbacks.
(d)
Entire tract acreage to the nearest tenth of
an acre.
(e)
Total number of building lots created by the
subdivision.
(f)
Name and address of the subdivider and name
and address of the owner, together with a certification by the owner
attesting to his ownership and consenting to the subdivision.
(g)
Names and tax block and lot numbers of all adjoiners.
(h)
Reference meridian.
(i)
Key map at an appropriate scale showing the
subdivision in relation to surrounding major arteries and waterways.
(j)
Complete boundary information, together with
a statement as to the source of the information (survey, tax map,
deed, etc.)
(k)
All existing streets within the proposed subdivision
and within 400 feet of the boundary showing names, width and established
center line. (May be shown on supplemental sheet.)
(l)
All existing easements, rights-of-way and other
reserved lands within the subdivision showing width, purpose and grantee.
(m)
All proposed street dedications, easements and
rights-of-way showing location, width, purpose and grantee and all
other reserved lands indicating size and proposed use.
(n)
All existing aboveground topography, including
buildings, woods outline with a general description of type and density,
watercourses, curbs, sidewalks and pavement types.
(o)
All existing and proposed storm drainage and
existing and proposed sanitary sewage showing pipe size, type, invert
elevation and slope. All existing and proposed water mains, gas mains
and other underground utilities within or contiguous to the proposed
subdivision when a separate utility plan is not required by the Township
Engineer.
(p)
Proposed block and lot numbers and street names
and addresses must be submitted to the Township Assessor before final
approval. The Assessor will forward the street names and addresses
to the 911 Coordinator and the post office for confirmation.
(q)
Dimensions of each and every lot within the
subdivision.
(r)
Boring and percolation data. When a public sewage
disposal system is not available, results of a soil boring and percolation
test, confirmed by a licensed engineer, shall be submitted for each
proposed residential lot. The results shall include the following
information:
[1]
Date of test.
[2]
Soil log to a depth of 10 feet or as directed
by the Board Engineer.
[3]
Depth at which groundwater was encountered.
[4]
An evaluation of depth to the seasonal high
groundwater level.
[5]
Exact location of the test on the proposed lot.
[6]
Rate of percolation in minutes per inch.
[7]
Depth at which the percolation test was taken.
[8]
Surface elevations at each boring location
[9]
A soils map taken from the Burlington County
Soils Survey, prepared by the United States Department of Agriculture,
showing the location of the proposed development thereon.
[10]
A map taken from the United States Department
of Interior, Fish and Wildlife Service, National Wetlands Inventory
maps, showing the location of the proposed development thereon.
(s)
Existing ground contours at a maximum interval
of two feet, except if the average slope of the land is 1% or less,
the maximum interval shall be one foot. Existing contours shall be
shown as short dashed lines with fifth contour accented.
(t)
Proposed elevations every 100 feet along the
center line of all streets within and abutting the proposed subdivision.
In addition, there shall be proposed elevations at each lot corner,
an approximate house plateau elevation and sufficient other elevations
to show the anticipated grading of the subdivision and general direction
of all surface drainage runoff.
(u)
Traffic control signs and devices.
(v)
Wetlands.
(3)
Required information on preliminary profile. Preliminary
profiles shall be submitted for every street within, and for all existing
streets, abutting the proposed subdivision. Except in unusual circumstances,
profiles shall be drawn at a scale of one inch equals 50 feet horizontally
and one inch equals five feet vertically. Streets shall be stationed
from south to north and west to east and profiles drawn with stations
increasing to the right. In addition, all profiles shall show the
following information:
(a)
Existing ground and proposed finished grade;
existing and proposed elevations to the nearest tenth shown at every
station. Station to the nearest five feet and proposed elevation at
every intersecting street; PVI station, elevation and length of curve
at all vertical curves; station and proposed elevation of all PVC’s
and IVT’s; tangent grades to the nearest 100th percent.
(b)
All existing and proposed sanitary sewers and
all existing and proposed trunk and principal lateral storm sewers.
Any trunk or principal lateral storm sewer which is not in a street
shall be plotted on a separate profile. Invert elevations and pipe
sizes shall also be shown for storm and sanitary sewers.
(c)
When suitable material is required to be removed
in roadway areas, the vertical limits of such removal shall be shown.
(d)
Any other information required by the nature
of the design which may appropriately be shown in a profile view.
(4)
Required information on drainage area map and drainage
calculations. Unless specifically approved otherwise by the Board
Engineer, the drainage area map shall be prepared on a duplicate original
of the preliminary plat, which has been completed to show all the
detail required on a preliminary plat with the exception of the proposed
drainage and extraneous notation, and shall show the following additional
information:
(a)
All proposed drainage with each manhole, inlet,
headwall and other drainage structure numbered.
(b)
The outline of each area contributing to a drainage
inlet structure, both on site and off site. When it is impractical
to show the on-site contributing area on the drainage map, it may
be shown on the largest scale geodetic quadrangle sheet or other appropriate
contour map.
(c)
Arrows showing the direction of flow of all
surface drainage particularly noting the location of all high and
low points and the direction of gutter flow through all street intersections.
(d)
In either tabulated form or within the appropriate
outline, there shall be shown for each contributing area the total
area in acres with subtotals for areas of equal runoff coefficients
and the runoff coefficient used for each subarea.
(e)
In either tabulated form or within the appropriate
outline, there shall be shown the distance from the most remote point
of the contributing drainage area to the inlet structure. This shall
be segregated into lengths of equal overland flow characteristics
and shall show the overland flow time for each length and also the
total.
(f)
The off-site point of discharge and existing
off-site system showing pipe size, type, slope, invert and capacity
to an extent which will provide the Board Engineer with sufficient
detail to properly evaluate the complete drainage system. Dependent
upon the size and scale of the drawing, this information may be shown
at a reduced scale.
(g)
When, in the opinion of the Board Engineer,
the design appears to be marginal, there shall also be included a
hydraulic profile of the proposed system.
(h)
Drainage calculations shall be organized in
an orderly logical sequence and shall show for each drainage inlet
structure the contributing drainage area; the runoff coefficient;
time of concentration; rainfall intensity; design flow; length of
pipe; slope of pipe; proposed diameter and type; coefficient of roughness
of pipe; velocity in pipe; time in pipe; and capacity.
(5)
Utility plans. When required by the Board Engineer,
a separate utility plan shall be submitted showing for all streets
within the proposed subdivision and those streets abutting the proposed
subdivision all existing and proposed storm sewers, water mains (including
hydrant locations), gas mains, utility poles, underground electric
transmission and distribution lines (including locations of streetlight
standards, transformers and other aboveground items), underground
telephone service lines (including the location of any aboveground
items) and any other utility service proposed to be provided either
above or below ground.
(6)
Construction details. When, in the opinion of the
Board Engineer, elements of the subdivision design or features of
construction do not conform to standard criteria, separate construction
details shall be provided. Details shall be submitted with sufficient
information to establish the concept to the design. Some examples
for which construction details will be required are special drainage
structures, bridges, warped intersection designs, special improvement
requirements, retaining walls, special grading locations, special
slope stabilization techniques, etc.
(7)
Clearing and grading plan. A clearing and grading
plan shall be submitted with the preliminary plat for review and decision
by the Board. All clearing and grading of the site shall be performed
in accordance with the plan approved by the Board. Any departure from
this plan shall be subject to review and decision by the Township
Engineer.
(a)
Clearing and grading shall be performed in a
manner which will prevent or minimize the damage, destruction or removal
of trees on the site.
(b)
The site shall be graded to secure proper drainage
and to prevent the collection of stormwater.
(c)
Grading shall be designed to prevent or minimize
drainage to structures or improvements when major storms exceeding
the design basis of the storm drainage system occur.
E.
Action by the subdivider after preliminary plat approval.
If, after all preliminary approvals are obtained, the subdivider wishes
to construct the improvements prior to final approval, the following
must be complied with:
(1)
Engineering drawings. All improvements shall be constructed
in accordance with final engineering drawings prepared by a licensed
New Jersey Professional engineer and approved by the Board Engineer.
The drawings shall include final plans and profiles of all streets;
tentative final lot grading plans which will show sufficient elevations
to establish the lot area surface flow throughout the subdivision
and finalized versions of all other supporting drawings deemed necessary
by the Board Engineer. Upon notification of approval of the engineering
drawings, the applicant shall furnish the Board Engineer with the
original and duplicate original of all drawings. The Board Engineer
shall affix his/her signature to both sets and return the original
to the applicant, retain the duplicate original for filing and forward
copies to the Board, Township Clerk and Building Subcode Official.
The drawings shall become the approved plans governing the construction
of all improvements.
(2)
Construction of improvements. Upon receipt of the
approved plans, the subdivider may proceed to construct the required
improvements; provided, however, that the subdivider shall notify
the Township Clerk, Township Committee, Board Engineer and Building
Subcode Official at least seven days in advance of the date of beginning
construction and shall have obtained all permits required. No on-site
or off-site improvements shall be constructed except in strict accordance
with approved plans. If it is found by the subdivider that minor modifications
or additions are needed during the course of installing such improvements
due to unforeseen circumstances, the subdivider shall not make such
improvement change until approval has been granted by the Board Engineer
after the submittal of plans incorporating such changes.
(3)
Inspection of improvements. The subdivider shall install
no improvements without 48 hours’ notification to the Board
Engineer. The Board Engineer shall determine if an inspector is to
be on the job during construction. If the subdivider fails to so notify
the Board Engineer, the Engineer shall determine if the construction
performed shall be replaced, acceptable as constructed or a maintenance
bond of longer than normal duration shall be posted at time of final
acceptance. Neither the Township Committee, the Board Engineer, the
Joint Land Use Board nor any of their agents, employees or representatives
shall make any inspection reports or declarations to the subdivider
or his subcontractors except as may be required for Township purposes.
(4)
Inspection fees as determined by the Board Engineer
must be posted with the Chief Financial Officer of Delanco Township
prior to the commencement of any construction. The Township may utilize
escrow funds for all costs associated with bond release and bond reduction
expenses.
A.
General. The final plat shall be submitted to the
Board within the time set forth in N.J.S.A 40:55D-49.
B.
Required documents to be submitted with final plat.
The following documents or proofs shall be submitted with all final
major subdivision plats:
(1)
Twenty copies of final subdivision application forms.
(2)
Copies of the final plat and grading plan must be
distributed by the applicant in accordance with the provisions set
forth herein.
(3)
Final subdivision fee. A fee for a final subdivision
application shall be charged in accordance with the current fee and
escrow schedules for land development boards as adopted by the Township
Committee.
(4)
Proof of payment of all current taxes due and assessments
for local improvements, if any.
(5)
Certification of title and certification of the owner
consenting to the subdivision and filing of the plat.
C.
Final plat submission procedure. The applicant shall
submit all the required proofs or documents to the Secretary of the
Board, except that the applicant shall submit directly to the Board
Engineer and Planner one copy of the final application, together with
two copies each of the following: final plat; lot grading plan; final
plans and profiles; together with any necessary computations and/or
reports covering all subdivision improvements, if not previously submitted.
The Board Engineer and Planner shall review the exhibits as soon as
is practical and submit a report to the Board. Upon receipt of the
Board Engineer’s and Planner’s report, the Board shall
act on the final plat. The Board shall act within 45 days of the date
whereon the subdivider has complied with all action required by this
ordinance. Failure of the Board to act within the allotted time or
a mutually agreed upon extension shall be deemed to be favorable action
and the Township Clerk shall issue a certificate to that effect.
D.
Detail required on final plat.
(1)
General. The final plat shall be clearly and legibly
drawn on a reproducible tracing base. Any map which, in the opinion
of the Board Engineer, is not clear and legible shall be returned
to the applicant without action by the Board. Final plats shall be
drawn to a scale commensurate with the size of the property being
subdivided but in no instance shall it be less than one inch equals
100 feet unless approval is obtained from the Board Engineer. All
plats shall be prepared by a licensed land surveyor in compliance
with the provisions of this section.
(2)
Required information on final plat. The following
information shall be shown on all final plats:
(a)
Title box showing tract name and section, if
any, Tax Map block and lot numbers, map date showing month, day and
year, revision box and graphic scale.
(b)
Joint Land Use Board and Township Committee
approval blocks.
(c)
Zone of property being subdivided, together
with a tabulation of the minimum zoning requirements of lot width,
depth, frontage and area and front, side and rear setbacks.
(d)
Entire tract acreage to the nearest 100th of
an acre.
(e)
Total number of building lots created by the
subdivision.
(f)
Name and address of the subdivider and name
and address of the owner together, with a certification by the owner
attesting to his ownership and consenting to the subdivision.
(g)
Tax block and lot numbers of all adjacent lands.
(h)
Reference meridian.
(i)
Key map at an appropriate scale showing the
subdivision in relation to surrounding major arteries and waterways.
(j)
Complete survey boundary information.
(k)
All existing streets within and contiguous to
the proposed subdivision showing names, width and established center
line.
(l)
All existing easements, rights-of-way and other
reserved lands within the subdivision showing width, purpose and grantee.
(m)
All proposed street dedications, easements and
rights-of-way showing locations, width, purpose and grantee and all
other reserved lands indicating size and proposed use.
(n)
All existing buildings and watercourses.
(o)
Proposed block and lot numbers and street names
and addresses which have been approved by the Assessor, 911 Coordinator
and the post office.
(p)
Dimensions of each and every lot within the
subdivision.
(q)
All monumentation, both existing and proposed.
(r)
Complete curve data for all street center lines
and right-of-way lines showing identification number, radius, central
angle, tangent length and chord length.
(s)
Setback lines from all streets properly dimensioned.
(t)
Certification as follows:
[2]
Land surveyor attesting to the accuracy of the
map and survey and the status of monuments on the plat.
[3]
Joint Land Use Board attesting to approval of
the map.
[4]
(Reserved)
[5]
Owner’s certification attesting to ownership
and consenting to the subdivision and filing thereof.
[6]
Township may utilize escrow funds for all costs
associated with bond release and bond reduction expenses.
(3)
Required information on final lot grading plan.
(a)
All streets and lots within the proposed subdivision,
including lot and block numbers. Lot dimensions shall also be shown
when they do not obscure the legibility of the other information.
(b)
Existing ground contours at the same interval
required for the preliminary plan.
(c)
All surface improvements properly delineating
between constructed and to be constructed.
(d)
All storm drainage.
(e)
Center line and top of curb elevations every
50 feet along all streets.
(f)
Graphic location of all proposed buildings showing
type, finished floor elevation, garage elevation and type of foundation
(basement, crawl space, slab).
(g)
Proposed elevations at all lot corners, house
corners, swales and other locations sufficient to clearly establish
the direction of surface runoff from all lot areas.
(h)
Except when permitted or directed otherwise
by the Board Engineer, proposed contours at the same interval as existing
contours.
(i)
All grading plans must be developed at 50 scale
or greater.
(j)
Any fill utilized during the course of development
which is deposited on lands located within Delanco must fully comply
with Delanco general ordinances.
E.
Prerequisites of final approval. Prior approval by
the Joint Land Use Board, the applicant shall submit the following:
(1)
Off-site drainage fee (when required).
(2)
Performance bond in cash or other surety satisfactory
to the Township Committee. A surety will be evaluated in part based
upon its AM BEST rating. Performance bonds must be posted in the amount
of 120% in accordance with the bond estimate. Bonds must be enforceable
for a minimum of 24 months. Where a developer elects to post a surety
in lieu of cash, at least 10% of the guarantee amount must be posted
in cash.
(a)
A letter of credit shall be an acceptable form
of a performance guarantee if approved by the Township Committee or
Township Attorney, if so designated, and only under the following
conditions:
[1]
The letter of credit is irrevocable for an initial
period of at least one year with an automatic renewal period of one
year.
[2]
The issuing bank must notify the Township in
writing by certified mail at least 90 days prior to the expiration
date should the bank exercise its option not to renew the existing
letter of credit.
[3]
If the letter of credit is not renewed or replaced
with a comparable letter of credit, the Township shall have the right
to immediately draw a draft on sight if the developer’s performance
is not satisfactory as of that date or to draw a draft 30 days after
receipt of said notice if, after notification by the municipality
that the letter of credit will not be renewed, the developer fails
to submit a satisfactory replacement guarantee within 10 days prior
to its expiration.
[4]
The developer agrees to cease and desist all
such work upon receipt of notification from the municipality that
the letter of credit will not be renewed until such time as a satisfactory
replacement guarantee is submitted.
[5]
The developer shall execute any agreement(s)
required by the Township Attorney confirming the conditions set forth
herein prior to the Township’s acceptance of said letter of
credit. All agreements between developers and Delanco shall be binding
upon the parties for the life of development project.
(b)
Prior to the signing of the final plat, the
developer shall execute an agreement prepared by the Joint Land Use
Board Attorney confirming the conditions of approval for all major
subdivisions, minor subdivision, and site plans.
(3)
The cost of inspection shall be the responsibility
of the developer who shall reimburse the Township for all reasonable
inspection fees by submitting a check to the Township Clerk. The deposit
for inspection fee costs shall be 5% of the cost of required improvements
as determined by the Board Engineer. This fee shall be an addition
to the amount of the performance guarantee and all application fees.
Upon completion of the development and all inspections and at the
request of the developer, the developer shall receive an accounting
of the expended funds and any unspent funds shall be returned to the
developer. Should the initial deposit be insufficient to cover inspection
costs, the developer shall deposit additional sums upon notice from
the Township Clerk; each additional deposit being an amount not to
exceed 50% of the initial deposit. The Secretary shall obtain the
signature of the Chairperson and shall endorse all remaining certifications
shown on the final plat and return the original tracing, together
with a copy of the approving resolution, to the applicant. The applicant
shall then obtain the signature of the Board Engineer and file the
final plat with the County Recording Office and afterwards submit
a duplicate original tracing to the Board Engineer and seven prints
of the approved plat, together with a statement from the applicant’s
engineer that these are true copies of the plat approved by the Board,
on which is shown the filing information, to the Secretary of the
Board who will retain one copy in the Board files and distribute approved
plats to the following:
F.
Building permits. Upon filing of the final map, the
developer may obtain building permits for all lots shown on the final
plat. Adequate accessibility of all roads within a subdivision must
be provided by the developer. A minimum gravel base course as set
forth in the design standards must be installed by the developer prior
to the issuance of any building permits for dwellings to the be constructed
with access via the same.
G.
Occupancy permits. No certificates of occupancy shall
be issued until all underground services serving the premises for
which the certificate is sought are installed and operating and the
road in front of and leading to the premises has at least one layer
of bituminous concrete.
H.
Street name signs must be posted as approved on the
plat. Street name signs must be located at the designated location
and the dimensions of the sign must be as shown or as designated within
the design standards approved by Delanco. All street signs must be
erected prior to the issuance of any building permits for dwellings
to be located with access along the same. All other traffic control
signs must be in place prior to the issuance of the first certificate
of occupancy.
I.
Building permits may not be issued unless and until
house numbers identifying the location of each dwelling and are clearly
visible from the street.
[Added 8-2-2004 by Ord. No. 2004-13]
The subdivision plan shall contain a note that
the developer will provide a copy of as-built plans to the Township
in a form satisfactory to the Township Engineer to be inserted into
the Township’s GIS program. The as-built plans shall be provided
following release of the certificate of occupancy, or in the case
of multiple certificates of occupancy, upon the release of the last
certificate of occupancy.
