A.
Pursuant to the provisions of Section 28, P.L. 1975, c. 291 (N.J.S.A. 40:55D-37), approval of subdivision plats by resolution of the Planning Board shall be required as a condition for the filing of such plats with the office of the Burlington County Clerk. Approval of site plans by resolution of the Planning Board shall be required as a condition for the issuance of a building permit and certificate of occupancy for any development or change of use, except that subdivision or individual lot applications for detached one- or two-dwelling-unit buildings and accessory buildings, such as private garages, tool houses and private greenhouses incidental to residential uses shall be exempt from such site plan review and approval, provided that the resolution of the Board of Adjustment shall substitute for that of the Planning Board whenever the Board of Adjustment has jurisdiction over a subdivision or site plan pursuant to § 91-156B of this chapter.
B.
Each application for subdivision approval, where required
pursuant to Section 5 of P.L. 1968, c. 285 (N.J.S.A. 40:27-6.3), and
each application for site plan approval, where required pursuant to
Section 8 of P.L. 1968, c. 285 (N.J.S.A. 40:27-6.6), shall be submitted
by the applicant to the Burlington County Planning Board for review
and approval as required by the aforesaid sections, and the approving
authority shall condition any approval that it grants upon timely
receipt of a favorable report on the application by the County Planning
Board by its failure to report thereon within the required time period.
C.
No application for development will be considered
complete until the applicant has calculated and delineated the area
of wetlands based upon a wetlands delineation approved by the New
Jersey Department of Environmental Protection and Energy.
The applicant shall submit his complete applications for subdivision, site plan or conditional use approval to the Administrative Officer, who shall note the date of receipt on the application form. The time for the Board's review shall not begin to run until the application has been determined to be complete. Unless the applicant is informed, in writing, by the Administrative Officer within 45 days after submission of the application that it is incomplete, specifying the items needed to render the application complete, said application shall be deemed complete as of the 46th day after receipt by the Administrative Officer. The applicant may rely on the checklist adopted by § 91-55 of this chapter.
Every application for development approval shall
include the following:
In addition to the requirements of § 91-47, every application for minor subdivision approval shall include 10 copies of a subdivision plot plan on which all of the following is set out:
A.
A survey made by a New Jersey licensed land surveyor
at a scale not less than one inch equals 100 feet.
B.
A locator map at a scale no less than one inch equals
2,000 feet, showing all road intersections within 500 feet or the
nearest intersection, whichever is the most distant.
C.
All structures and wooded areas within the tract and
on adjoining properties within 100 feet.
D.
All lot lines and names of owners of lots adjoining
the tract. If any variance is required, show the information for all
lots within 200 feet of the site.
E.
Streets, easements, watercourses and rights-of-way,
both existing and proposed, within the tract.
F.
Utilities and drainage, both existing and proposed,
within the tract.
G.
Any extension of off-tract improvements necessitated
by the proposed development.
H.
A general indication of drainage flow by the use of
arrows.
I.
Location, type and number of existing and proposed
drives.
J.
The location of that portion which is to be subdivided
in relation to the entire tract.
K.
The Tax Map sheet, block and lot number.
L.
Route numbers of all county roads.
M.
Existing zoning of the tract and the bulk requirements.
N.
General delineation of floodplain or restricted areas.
O.
The area of the Federal Flood Hazard Zone, if applicable,
or a notation that it is not applicable.
P.
A statement of the proposed use of the site.
Q.
Names and addresses of the record owner of the lands
to be subdivided.
In addition to the requirements of § 91-47, every application for minor or major site plan approval or major subdivision approval shall include 25 copies of a site plan or subdivision plot plan consisting of one or more sheets on which all of the following is set out:
A.
The scale not less than one inch equals 100 feet.
B.
Date of preparation, North arrow, graphic scale, state
highway number, county route number and street names.
C.
The name of the land development and the municipality
in which it is located.
D.
The name and addresses of the owner and the developer
of the property as well as the name, address, title and seal of the
person preparing the plan, maps and accompanying data.
E.
Certificate that the applicant is the owner of the
land or has authority to act as agent for the owner, setting forth
names and addresses of both.
F.
Area for the date and substance of each revision.
G.
The tract name, Tax Map sheet, block and lot number,
date, reference meridian and graphic scale.
H.
Acreage of the tract to the nearest tenth of an acre.
I.
Contours at two-foot intervals, except where the slope
exceeds 15% in which case contour intervals may be five feet for those
areas, to determine the general slope and natural drainage of the
land and the high and low points of all proposed new streets. All
elevations shall be based on the United States Coast and Geodetic
Survey datum.
J.
A key location map of the land development area at
a scale of not less than one inch equals 2,000 feet. This shall show
the entire site area and lots contiguous to it which are in the same
or related ownership as the land development.
K.
A locator map showing all road intersections within
500 feet or the nearest intersection, whichever is the most distant.
L.
All structures, wooded areas within the tract and
adjoining the tracts and all trees greater than or equal to six inches
in diameter within the tract.
M.
All lot lines and names of owners of lots within 200
feet of the site.
N.
All adjacent block and lot numbers.
O.
All political boundary lines.
P.
Existing lot lines to be eliminated.
Q.
A clear statement of the use proposed.
R.
Signature blocks for the Board Chairperson and Secretary.
S.
County highway route numbers.
T.
An indication of drainage conditions and directions
of water flow on the side of the road(s) opposite the subdivision.
U.
Zoning district(s).
V.
Location of all existing utilities.
W.
The location and extent of all easements, along with
a statement of the use and owner thereof.
X.
A soil erosion and sediment control plan, pursuant
to the requirements of N.J.S.A. 4:24-39 et seq.
Y.
All existing or proposed storm sewer drainage systems
within or adjacent to the land development, showing size, type, location
and profile of lines, ditches, manholes, inlets, drywells and detention
basins, plus all supporting design.
Z.
Plans of proposed utility layouts (sanitary sewers,
storm sewers and the drainage structures) showing feasible connections
to existing or any proposed utility systems. When an individual water
supply and/or sewage disposal system is proposed, the plan for such
system must be approved by the appropriate local, county or state
agencies.
AA.
Drainage area map and drainage calculations.
BB.
Lands to be dedicated or reserved for public use shall
be clearly indicated.
CC.
The location, size and nature of all existing and
proposed roads within and abutting the land development. If additional
right-of-way is to be dedicated to the County of Burlington, a note
stating "additional right-of-way is to be dedicated to Burlington
County for road-widening purposes" shall appear on the plan, or to
the municipality if a road is under its jurisdiction.
DD.
Where work is to be done in the Township right-of-way,
a detailed plan at a scale of not less than one inch equals 30 feet,
showing the layout of any intersection, including driveways, to a
Township road. This plan shall show the following:
(1)
Existing elevations of the center line and the edge
of the existing pavement of the road every 25 feet, to extend 100
feet beyond the property line or intersection pavement transition.
(2)
Proposed elevations of the curb gutter and top of the curb every 25 feet along the road at the stations established in Subsection I above.
(3)
Half cross sections of every 50 feet and at critical
points along the road and spot elevations at the center line, edge
of pavement and proposed curbline along the road.
EE.
Standard details, i.e., proposed inlets, curbs, headwalls
and manholes, and typical cross sections, i.e., streets, channels
and retention/detention basins.
FF.
Cross sections of watercourses at an appropriate scale.
GG.
Methods used to stabilize slopes and control erosion
and siltation for ditches, streams or brooks, and the location and
general extent of wooded areas, bodies of water and other physical
features.
HH.
Boundaries of floodplains of water bodies, if defined,
within the land development. Where defined, these should correspond
to the floodway and the flood hazard areas commonly designated by
the New Jersey Department of Environmental Protection and Energy,
although other approved criteria may be used where these are lacking.
II.
The area of the Federal Flood Hazard Zone, if applicable,
or a notation that it is not applicable.
JJ.
When a natural waterway traverses or borders the tract
for which approval is being sought, the subdivider must submit to
the Planning Board either a copy of a stream encroachment permit issued
by the New Jersey Department of Environmental Protection and Energy
approving the alignment, easements and design of the waterway or evidence
that said plans do not require Department of Environmental Protection
and Energy approval. In those instances where a state stream encroachment
permit is required, a copy of the plans with the approval of the Department
of Environmental Protection and Energy endorsed thereon must be filed
with the Secretary of the Board.
KK.
A copy of the protective covenants or deed restrictions
applying to the land being subdivided shall be submitted with the
preliminary plat.
LL.
Test borings to the water table or a depth of 10 feet,
whichever is lesser, to show information on ground conditions (soil
types), depth to seasonal high water and water table, with the minimum
to be one test for each 10 acres and one test for each type of soil
on the tract or as determined by the Board. Preferably test borings
shall be taken between February 1 and May 31. The date and location
of the test borings shall be shown on the plat.
Every application for preliminary major subdivision approval shall provide (in addition to the information required in § 91-49) the following:
A.
A key map showing the entire subdivision and its relation
to surrounding areas, including the zoning of the subdivision and
the adjacent areas.
B.
The location of that portion which is to be subdivided
in relation to the entire tract.
C.
A statement of the number of lots and minimum zoning
requirements.
D.
Existing and proposed streets, sidewalks and lot layout
with dimensions showing that portion proposed for development in relation
to the entire tract.
E.
Lot grades to indicate the drainage pattern.
F.
A typical cross section of the proposed sidewalks.
G.
Profiles and typical cross sections of proposed streets.
H.
Utility and drainage plans.
I.
Any extension of off-tract improvements necessitated
by the proposed development.
J.
A soil erosion and sedimentation control plan, pursuant
to the requirements of N.J.S.A 4:24-39 et seq.
K.
The location of a recycling center(s).
L.
A municipal services and utilities impact statement
analyzing the probable impact on municipal services, including:
(1)
Feasibility of providing potable water to the site
to meet the required demand for intended use without degrading either
all or a portion of the entire system. Consideration shall be given
to the adequacy of the existing storage and distribution system.
(2)
Stormwater management calculations.
(3)
Feasibility of conveying and treating the sewage generated
by the proposed development within the existing Township system.
(4)
Schools.
(5)
Police and fire protection.
(6)
Roads and traffic.
(7)
Sanitation, trash disposal and recycling.
(8)
Supporting data to show how conclusions were determined.
Every application for final subdivision approval
shall include the following:
Every application for preliminary site plan approval shall provide (in addition to the information required in § 91-49) the following:
A.
The location, elevation, type and size of all existing
or proposed curbs, sidewalks, driveways, fences, landscaping, retaining
walls, parking space areas and off-street loading areas, together
with the dimensions and layouts of all of the foregoing on the site
in question.
B.
The type and number of driveways.
C.
Existing and proposed signs, lighting standards, utility
poles and trees of six-inch caliper and larger, measured five feet
above ground, over the entire tract, except in heavily wooded areas.
D.
A statement of the proposed number of units.
E.
Preliminary plans for the elevations and locations
of structures, parking, lighting, loading, signs and landscaping.
F.
Existing and proposed structures and uses including
the shortest distances between buildings and lot lines.
G.
An indication of those buildings to remain and those
to be removed.
H.
Building elevations.
I.
Building coverage and impervious coverage in acres
or square feet and percentage of lot coverage.
J.
All setback lines.
K.
Intent for water and sewer treatment.
(1)
Show any existing wells and/or septic systems.
(2)
Show proposed septic systems and/or well locations.
(3)
Show proposed public water and/or sewer connections.
(4)
When septic systems are proposed, supply boring and
percolation test results.
(5)
Supply one boring for each acre if soil maps indicate
that the seasonal high water table may exceed ordinance standards
for buildable lots.
L.
Existing and proposed rights-of-way and easements
within the adjoining tract.
M.
Full landscaping details in accordance with the standards
of this chapter including:
N.
Lighting details.
O.
Freestanding sign details showing location and dimensions.
Q.
The location of a recycling center(s).
R.
Each site plan shall have the following information
shown thereon or annexed thereto:
(1)
Building and use plan. This plan shall show the size,
height, location, arrangement and use of all existing and proposed
structures and signs, including the proposed total building coverage
in acres or square footage as well as the percent of the lot coverage,
with an architect's scaled elevations of the front, side and rear
of any structure and sign to be erected or modified to the extent
necessary to apprise the Planning Board of the scope of the proposed
work. Any existing structures on the site shall be identified either
to remain or to be removed. A written description of the proposed
use and operations of the building, including the number of employees
or members of nonresidential buildings; the proposed number of shifts
to be worked and the maximum employees on each shift; expected truck
and tractor-trailer traffic; emission of noise, glare, vibration,
heat, odor, air and water pollution; safety hazards; and anticipated
expansion plans incorporated into the building design, shall be included.
Floor plans shall be submitted.
(2)
Circulation plan. This plan shall show access streets
and street names, acceleration and deceleration lanes, curbs, aisles
and lanes, access points to public streets, sight triangles, traffic
channelization, easements, fire lanes, driveways, number and location
of parking and loading spaces, loading berths or docks, pedestrian
walks and all related facilities for the movement and storage of goods,
vehicles and persons on the site, and including lights, lighting standards,
signs and driveways within the tract and within 100 feet of the tract.
Sidewalks shall be shown from each entrance/exit along expected paths
of pedestrian travel, such as but not limited to access to parking
lots, driveways or other buildings on the site, and across common
yard areas between buildings. Plans shall be accompanied by cross
sections of new streets, aisles, lanes driveways, sidewalks and bikeways.
Any expansion plans for the proposed use shall show feasible parking
and loading expansion plans to accompany building expansion.
(3)
Landscaping plan. This plan shall show existing and
proposed wooded areas, buffer areas, including the intended screening
devices and buffers, grading at two-foot contour intervals inside
the tract and within 50 feet of its boundaries, seeded or sodded areas,
ground cover, retaining walls, fencing, signs, recreation areas, shrubbery,
trees and other landscaping features. These plans shall show the location
and type of man-made improvements and the location, species and caliper
of plant material and trees to be located on the tract. All portions
of the property utilized by buildings or paved surfaces shall be landscaped,
utilizing combinations such as landscaped fencing, shrubbery, lawn
area, ground cover, rock formations, contours, existing foliage and
the planting of coniferous and/or deciduous trees as in the shade
tree list set forth by the Township[1] in order to maintain or reestablish the tone of the vegetation
in the area and lessen the visual impact of the structures and paved
areas. Lawn seed or sod or ground cover areas shall be established
on a minimum of four inches of topsoil. Topsoil shall be clean of
debris and of good quality. Grasses shall be from a seed mix of predominantly
bluegrass and be relatively free of noxious weeds. All plant types
shall be approved. Consideration shall be given to exposure, drainage,
maintenance and pollutants, such as salt. The established grades and
landscaping on any site shall be planned for aesthetic, drainage and
erosion control purposes. The grading plan, drainage facilities and
landscaping shall be coordinated to prevent erosion and siltation,
as well as assuring that the landscaping and environmental plan conform
to requirements of any other reviewing agency.
(4)
Facilities plan. This plan shall show the existing and proposed locations of all drainage; open space; common property; fire, gas, electric, telephone, sewerage and water line locations; and solid waste collection and disposal methods, including proposed grades, sizes, capacities and materials to be used for facilities installed by the applicant. Installations by utility companies need only show their sizes and locations on the plan. All easements acquired or required on the tract and across adjacent properties shall be shown, and copies of legal documentation that support the granting of an easement by an adjoining property owner shall be included. The method of sanitary waste disposal shall be shown. All proposed lighting shall be shown, including the direction, angle, height and reflection of each source of light. All utilities shall be installed underground. All required state and federal approvals for environmental considerations shall be submitted prior to the site plan approval. Drainage facilities shall include facilities to comply with the stormwater runoff provisions of this Part 2 of this chapter.
(5)
A municipal services and utilities impact statement
analyzing the probable impact on municipal services, including:
(a)
Feasibility of providing potable water to the
site to meet the required demand for intended use without degrading
either all or a portion of the entire system. Consideration shall
be given to the adequacy of the existing storage and distribution
system.
(b)
Stormwater management calculations.
(c)
Feasibility of conveying and treating the sewage
generated by the proposed development within the existing Township
system.
(d)
Schools.
(e)
Police and fire protection.
(f)
Roads and traffic.
(g)
Sanitation, trash disposal and recycling.
(h)
Supporting data to show how conclusions were
determined.
Every application for final site plan approval
shall provide the following:
The Administrative Officer shall distribute
the site plan, subdivision and/or conditional use application for
review and report and, where required, approval as follows:
[Amended 2-15-1995 by Ord. No. 1995-1]
The following instructions and checklists of
application submission requirements are hereby adopted as part of
this chapter:[1]
A.
General instructions for applications to the Planning
Board and Zoning Board, dated May 18, 1993.
B.
Checklist, minor subdivision applications, dated November
1994.
C.
Checklist, minor site plan applications, dated May
18, 1993.
D.
Checklist, major subdivision applications, dated November
1994.
E.
Checklist, major site plan applications, dated May
18, 1993.
F.
Checklist, variance applications, dated May 18, 1993.
[1]
Editor's Note: The instructions and checklists
are included at the end of this chapter.
