[Added 10-18-1988 by Ord. No. 88-83]
The following information and documents must
be submitted to the Planning Board Secretary for a concept plan review:
A. The name and address of the owner and applicant.
B. The name, signature, license number and address of
the engineer, land surveyor, architect, professional planner and/or
landscape architect, as applicable, involved in the preparation of
the plat.
C. A title block denoting the type of application, Tax
Map sheet, county, name of municipality, block and lot and street
location.
D. A key map at a specified scale showing the location
of the tract with reference to surrounding properties, streets, municipal
boundaries, etc., within 500 feet.
E. A schedule of required and provided zone district(s)
requirements, including lot area, width, depth, yard setbacks, building
coverage, open space, parking, etc.
G. The general size and location of any existing or proposed
structures.
H. The general location and dimensions of any existing
or proposed streets.
I. An existing copy and/or delineation of any existing
or proposed deed restrictions or covenants.
J. Any existing or proposed easements or land reserved
for or dedicated to public use.
K. Payment of the concept review fee.
L. All existing streets, watercourses and floodplains
and the general location of wetlands or other environmentally sensitive
areas on and within 200 feet of the site.
M. Existing rights-of-way and/or easements on and within
200 feet of the tract.
N. Topographic features of the subject property from
the United States Coast and Geodetic Survey map or North America Vertical
Datum of 1988 (NAVD88).
[Amended 12-20-1988 by Ord. No. 88-95; 9-17-2002 by Ord. No. 2002-80]
O. The general boundary, limits, nature and extent of
wooded areas, specimen trees and other significant physical features.
P. The general vehicular and pedestrian circulation patterns.
[Amended 12-20-1988 by Ord. No. 88-95]
Q. An aerial photograph or copy of an aerial photograph
with the site boundaries clearly indicated. This photograph or print
must be of a scale of one inch equals 400 feet or less, must have
been taken within a five-year period of the date of submission and
must clearly indicate existing vegetation, structures and surrounding
land uses.
[Added 1-31-1989 by Ord. No. 89-10]
[Added 11-5-2007 by Ord. No. 2007-99]
A. Installation of on-tract improvements for subdivisions. Prior to the granting of final subdivision approval, the applicant shall have installed, or furnished performance guaranties for the ultimate installation of, the improvements described below. All improvements shall be subject to approval and inspection by the Township Engineer, who shall be notified by the developer at least two weeks prior to the start of construction of any improvement. All installation shall be in accordance with Article
X. The following improvements will be required, except where the Board waives the requirement by specific resolution in conjunction with hardship, peculiar situations or special development provisions:
(1)
Streets and pavements. The subdivider shall
design and construct streets and pavements meeting the minimum specifications
as set forth in RSIS.
(2)
Curbs and sidewalks. The subdivider shall construct
curbs and sidewalks on both sides of all new and existing streets,
avenues, highways and public lanes to the extent that such will be
on tract.
(3)
Storm drains and culverts. All streets shall
be provided with sufficient catch basins, storm sewers, culverts,
water detention basins and other drainage appurtenances for the proper
drainage of the area, in light of existing and future conditions.
(4)
Monuments. Monuments shall be of the size and
shape required by N.J.S.A. 46:23-9.11g and shall be placed in accordance
with said statute.
(5)
Street name signs. Street name signs shall be
placed at all street intersections within the subdivision. Such signs
shall be of a type approved by the Township and shall be placed in
accordance with the standards of the Township.
(6)
Streetlighting. The subdivider shall be responsible
for the installation of streetlighting facilities as approved by the
Board.
(7)
Topsoil protection. Topsoil which shall be removed
in the course of regrading a subdivision shall be redistributed as
to provide at least six inches of cover on areas to be used as building
sites from which topsoil was removed and shall be stabilized by seeding
or planting.
(8)
Shade trees. Shade trees shall be located within
the street right-of-way in such a manner so as not to interfere with
utilities or sidewalks and shall be of a type and species approved
by the Board as part of subdivision approval.
(9)
Sanitary sewers.
(a)
Where a public sanitary sewer system is reasonably
accessible, each lot within a subdivision shall be provided with sewage
disposal facilities by the required extension of sewer mains and connections
thereto, the cost thereof to be borne by the subdivider.
(b)
Where a public sanitary sewer system is not
reasonably accessible, a statement from the appropriate agency controlling
sanitary sewer connections shall be required indicating that such
service is not practicable. In this case, on-lot sewage disposal may
be allowed and shall require a minimum of two percolation tests on
each lot. The percolation tests shall include all required data, including
but not limited to the date of the tests, the soil log at least 10
feet below the finished grade, the groundwater level, the rate of
percolation, the weather conditions prevailing at the time of the
test(s) as well as for the preceding 48 hours, and the layout and
grades for the proposed septic field. The tests shall be performed
at the applicant's expense and shall be approved by the Board of Health.
The results of the percolation tests and the location of each test
shall be shown on the subdivision plat. Installation of septic systems
shall conform to the standard requirements of the Township and State
Boards of Health or other authority having jurisdiction thereof.
(c)
Where a public sanitary sewer is not reasonably
accessible, the subdivider may be required by the Board to install
within the subdivision a complete sewer pipe system in addition to
individual on-site systems, including provision for connection thereto
at each lot, provided that there is reliable information to indicate
that connection of the development to a public sanitary sewer system
can be anticipated within a reasonable period of time.
(10)
Water supply.
(a)
Where a public water supply system is reasonably
accessible to the subdivision, each lot within the subdivision shall
be provided with water supplied by said water system.
(b)
Where a public water supply system is not reasonably
accessible, a statement from the appropriate agency controlling public
water connections shall be required indicating that such service is
not practicable. In this case, each lot shall be served by an individual
driven well, the installation of which shall conform to the standard
requirements of the Township and State Boards of Health or other authority
having jurisdiction thereof.
(c)
Where both on-site sewage disposal and on-site
water supply is proposed, the location of the proposed individual
water supply and its location relative to the sewage disposal system
for each proposed lot shall be shown on the plat.
(11)
Fire hydrants. Fire hydrants shall be installed
in all subdivisions when a central water supply exists. Fire hydrants
shall be of the type approved by the Township Fire Department and
shall be placed and installed in accordance with its requirements.
(12)
Electric, telephone and cable antenna television
service. Except as otherwise provided in the regulations of the Board
of Public Utilities Commission, in all major subdivisions, electric,
telephone and cable antenna television facilities shall be installed
underground. Arrangements for such underground installation shall
be made by the subdivider with the appropriate utility company.
(13)
Easements. Easements of a width sufficient to
allow proper maintenance shall be provided for the installation of
all drains, storm drains, gas mains, etc. Such easements shall be
dedicated to the Township by approved legal procedure.
B. On-tract installations for site plans. Prior to the granting of final approval, the applicant shall have installed or furnished performance guaranties for the ultimate installation of any required public on-tract improvements as the same are described in Subsection
A above. In addition, the Board may require the installation of on-site improvements, as described in Subsection
C below, prior to the granting of final approval, which it finds essential before the issuance of a building permit. All such improvements shall be subject to approval and inspection of the Township Engineer.
C. On-site installation for site plans.
(1)
Pavement. All parking and loading areas shall be constructed and paved in accordance with the specifications in §
130-81.
(2)
Drainage. All sites shall be drained and graded
so as to control surface runoff efficiently. Storm drainage shall
be connected to existing facilities whenever possible. Retention facilities
may be required by the Township in cases where existing systems lack
capacity or where needed to protect downstream properties. Drainage
design shall be as set forth in the Stormwater Regulations.
(3)
Parking. Parking spaces, pedestrian walkways
and entrance and exit driveways shall be painted on the finished pavement
in traffic paint.
(4)
Curbs. All paved areas shall be bounded by curbs
constructed of concrete in residential and commercial developments
and of concrete in industrial developments.
(5)
Sidewalks. Concrete sidewalks, at least four
feet in width and four inches in thickness, shall be constructed where
required.
(6)
Screening. All off-street parking and loading areas shall be effectively screened on any side which adjoins or faces premises situated in any residential zone, in accordance with §
130-51G.
(7)
Lighting. Adequate lighting shall be provided for parking areas in operation between 1/2 hour before sunset and 1/2 hour after sunrise. In addition, the premises shall have adequate lighting for security purposes during the foregoing period when the facility is not in operation. All exterior lighting shall meet the design standard established in §
130-51G.
(8)
Landscaping. All portions of the property not
used for off-street parking shall be attractively landscaped with
grass lawn, trees and shrubs as approved by the Board. Shade trees
shall be installed within the street right-of-way in accordance with
the approved plan.
(9)
Utilities. All uses shall be provided with adequate
water supply and sanitary disposal facilities, in accordance with
applicable local and state regulations.
(10)
The Board may require items of construction
such as retaining walls, guardrails, safety fencing, traffic barricades
and other devices necessary in the interest of public safety and convenience.
[Added 11-5-2007 by Ord. No. 2007-99]
The approving authority may require an applicant,
as a condition for approval of a subdivision or site plan, to pay
his or her pro rata share of the cost of providing only reasonable
and necessary street improvements and water, sewerage and drainage
facilities, and easements therefor, located outside the property limits
of the subdivision or development that are necessitated or required
by construction or improvements within such subdivision or development.
"Necessary improvements" are those clearly, directly and substantially
related to the development in question. The approving authority shall
base its determinations regarding proportionate or pro rata shares
to be paid by an applicant on the circulation and comprehensive utility
service plans pursuant to the Municipal Land Use Law. The proportionate or pro rata amount of the cost of such
facilities within a related or common area shall be based on the following
criteria, and any such amount shall be determined after a full hearing
and after consideration of time and cost factors as well as the effect
of the proposed improvements on adjoining properties.
A. Cost allocation.
(1)
Full allocation. In cases where off-tract improvements
are necessitated by the proposed development and where no other property
owner(s) receive(s) a special benefit thereby, the applicant may be
required at his or her sole expense and as a condition of approval
to provide and install such improvements.
(2)
Proportionate allocation. Where it is determined
that properties outside the development will also be benefited by
the off-tract improvement, the following criteria shall be utilized
in determining the proportionate share of the cost of such improvements
to the developer (allocation formula):
(a)
Roadways. The applicant's proportionate share
of street improvements, the alignment, channelization, barriers, new
or improved traffic signalization, signs, curbs, sidewalks, trees,
utility improvements uncovered elsewhere, the construction or reconstruction
of new or existing streets and other associated street or traffic
improvements shall be as follows:
[1] The Municipal Engineer or Planner
shall provide the applicant with the existing and reasonably anticipated
future peak-hour flows for the off-tract improvements.
[2] The applicant shall furnish a plan
for the proposed off-tract improvement which shall include the estimated
peak-hour traffic generated by the proposed development and the proportion
thereof which is to be accommodated by the proposed off-tract improvement.
The ratio of the peak-hour traffic generated by the proposed development
which is to be accommodated by the off-tract improvement to the future
additional peak-hour traffic anticipated to impact the proposed off-tract
improvement shall form the basis of the proportionate share. The proportionate
share shall be computed as follows:
|
Total cost of enlargement or improvement
|
|
Capacity of enlargement or improvement (peak-hour
traffic)
|
---|
|
|
=
|
|
---|
|
Developer's cost
|
|
Development peak-hour traffic to be accommodated
by the enlargement or improvement
|
(b)
Drainage improvements. The applicant's proportionate
share of stormwater and drainage improvements, including the installation,
relocation or replacement of storm drains, culverts, catch basins,
manholes, riprap, improved drainage ditches and appurtenances thereto
and relocation or replacement of other storm drainage facilities or
appurtenances associated therewith shall be determined as follows:
[1] The capacity and the design of
the drainage system to accommodate stormwater runoff shall be based
on the standards specified in this article, computed by the developer's
engineer and approved by the Municipal Engineer.
[2] The capacity of the enlarged, extended
or improved system required for the subdivision and areas outside
of the developer's tributary to the drainage system shall be determined
by the developer's engineer subject to approval of the Municipal Engineer.
The plan for the improved system shall be prepared by the developer's
engineer and the estimated cost of the enlarged system calculated
by the Municipal Engineer. The prorated share for the proposed improvement
shall be computed as follows:
|
Total cost of enlargement or improvement
|
|
Capacity of enlargement or improvement (peak
rate of runoff)
|
---|
|
|
=
|
|
---|
|
Developer's cost
|
|
Development peak rate of runoff to be accommodated
by the enlargement or improvement
|
(3)
Escrow accounts. Where the proposed off-tract
improvement is to be undertaken at some future date, the moneys required
for the improvement shall be deposited in an interest-bearing account
to the credit of the municipality in a separate account until such
time as the improvement is constructed. If the off-tract improvement
is not begun within 10 years of deposit, all moneys and interest shall
be returned to the applicant.
B. Sale before final approval. Any developer, owner or
other person who, prior to final approval, transfers, sells or agrees
to sell, as owner or agent, any land which forms a part of a subdivision
on which the approving authority is required to act, such person shall
be subject to a fine not to exceed $1,000 or to imprisonment for not
more than 30 days, and each parcel, plot or lot so disposed of shall
be deemed a separate violation. In addition to the foregoing, if the
streets in the subdivision are not such that a structure on said land
in the subdivision would meet requirements for a building permit,
the municipality may institute and maintain a civil action for injunctive
relief or to set aside and invalidate any conveyance made pursuant
to such a contract or sale. In any such action, the transferee, purchaser
or grantee shall be entitled to a lien upon the portion of the land
from which the subdivision was made that remains in the possession
of the subdivider or his or her assigns or successors, to secure the
return of any deposit made or purchase price paid, and also a reasonable
search fee, survey expense and title closing expense, if any. Any
such action must be brought within two years after the date of the
recording of the instrument of transfer, sale or conveyance of said
land or within six years if unrecorded.
[Amended 10-18-1983 by Ord. No.
88-76; 10-15-1996 by Ord. No. 96-56; 8-3-1999 by Ord. No. 99-38; 9-17-2002 by Ord. No. 2002-80; 11-1-2004 by Ord. No. 2004-84; 11-5-2007 by Ord. No. 2007-99]
An environmental impact assessment shall be
required for major subdivisions and/or major or minor site plans where
the property for which an approval is sought contains wetlands or
is within 200 feet of wetlands. In addition, the Planning Board may
require an environmental impact assessment in regard to any application
before the Board. Where an environmental impact assessment is required,
the applicant shall provide such a submission in accordance with the
requirements of this section and the Stafford Township Environmental
Commission. The environmental impact assessment shall be required
to be prepared and submitted with the preliminary application, and
the application may be deemed incomplete without it. In those cases
where an impact statement is required by the New Jersey Department
of Environmental Protection for a CAFRA permit, said environmental
impact statement may be substituted for the report required herein.
A copy of the same shall be submitted to the Planning Board for its
review. Environmental impact assessments shall be certified by a licensed
professional engineer and shall include the following:
A. A composite environmental constraints map at the same
scale as the preliminary plat or site plan. The applicant shall, utilizing
existing map sources, present a plan indicating:
(1) The features for preservation.
(2) Features which represent any constraints for development,
generally indicating the area most suitable for development, the areas
least suitable for development and various degrees of suitability
between these two extremes.
B. An environmental impact statement containing data
reflecting:
(1) A statement describing and explaining the impact and
effect of the proposed subdivision or site plan upon the ecological
systems and environment of Stafford Township's land and waters, giving
consideration to the applicable natural processes and social values
of:
(d)
Depth of the seasonal high-water table.
(j)
Wetland and coastal vegetation.
(k)
Recreation value of vegetation.
(n)
Wildlife: high-value areas.
(o)
Wildlife: rare and beneficial species.
(2) When field investigations are performed to determine
existing conditions, methods used shall be addressed.
(3) Specific plans proposed by the subdivider or developer
to alter, preserve or enhance and mitigate or minimize adverse impacts
on the natural resources and natural features of the land within the
proposed subdivision or site.
(4) When necessary, a pesticide contamination analysis as required by §
130-49.1.
C. Borings.
(1) Test boring, percolation rates, water levels and groundwater
samples shall be submitted by a licensed engineer in accordance with
the following standards:
(a)
To a two-acre site: one test hole.
(b)
Two-acre site: three test holes.
(c)
Three-acre site: six test holes.
(d)
Five- to ten-acre site: eight test holes.
(e)
Eleven- to forty-acre site: 10 test holes.
(f)
Forty-one to one-hundred-acre site: 16 test
holes.
(g)
Over one-hundred-acre site: 10 test holes.
(2) These borings shall be distributed over the tract
to adequately represent site conditions and shall be to a minimum
depth of 10 feet.
D. Groundwater impact assessment. In addition to Subsections
A,
B and
C above, a separate section of the environmental impact assessment shall assess the impact of the proposed development on groundwater quality, particularly private and public potable water supply wells. Such assessment shall, at a minimum, provide the following:
(1) Description of proposed use: type of use or activity;
commercial (trades and services); industrial (manufacturing and processing);
product produced, Standard Industrial Code (SIC) if applicable.
(2) A complete list of the types and volumes of all hazardous
materials (including fuels) used, stored, processed, handled or disposed,
other than those volumes and types associated with normal household
use.
(3) Description of the types of wastes generated and method
of disposal, including solid wastes, hazardous wastes, sewage and
nonsewage wastewater discharges.
(4) Location of all private potable water supply wells
within 200 feet of the property line.
(5) Description of the risks associated with the use,
handling and/or disposal of any hazardous wastes.
(6) Description of plans to detect and control hazardous
material leaks and spills and plans, inspections and monitoring, emergency
notification and emergency containment and clean-up procedures.
(7) Description of best available technologies to safely
store and handle any hazardous wastes and to detect releases of any
hazardous materials.
(8) Assessment of compliance with the best management practices for groundwater quality protection as set forth in §
130-83.
E. An endangered or threatened wildlife species habitat impact assessment when the site contains or abuts areas mapped as endangered or threatened wildlife species habitat utilizing NJDEP Landscape Project dataset ranks 3, 4, and 5. In addition to Subsections
A,
B,
C, and
D above, a separate section of the environmental impact assessment shall assess the impact of the proposed development on threatened and endangered wildlife species habitat, particularly to demonstrate that endangered or threatened wildlife species habitat would not directly or through secondary impacts on the relevant site or in the surrounding area be adversely affected by the proposed development. The endangered or threatened wildlife species habitat impact assessment shall consider the likely effects of the proposed development on the local populations of the particular species on or abutting the site. The impacts shall be assessed using accepted ecological principles and scientific literature on each species, and both direct and indirect impacts of the proposed development shall be considered. This assessment shall be based on habitat requirements and life history of each species and the manner in which the proposed development may alter habitat, including, but not limited to, vegetation, soils, hydrology, human disturbance, and effects on competitor, parasite, or predator species. Such assessment shall, at a minimum, provide the following:
[Added 11-5-2007 by Ord. No. 2007-99]
(1) An introduction describing the goals of the impact
assessment;
(2) The lot, block, municipality and county in which the
site is located;
(3) A map identifying the site, and the areas mapped as
endangered or threatened wildlife species habitat on the landscape
maps on site and abutting the site, along with a list of the endangered
or threatened species that resulted in the mapping of endangered or
threatened species habitat;
(4) A description of the habitat requirements for each of these species identified at Subsection
E(3) above, including appropriate literature citations;
(5) The names and qualifications of all investigators
who performed habitat evaluations, species surveys, and/or impact
assessments;
(6) A comparison of the findings of the habitat evaluation with the known habitat requirements for each species, as provided at Subsection
E(4) above, and a description of the specific attributes and characteristics of the site that limit or eliminate the site’s suitability as habitat;
(7) A description for each species of how the proposed
development will alter habitat, including vegetation, soils, hydrology,
human disturbance, and effects on competitor, parasite, or predator
species; and
(8) A description of the likely effects of the proposed
development on the local populations of the particular species on
or abutting the site and why the proposed development would not directly
or through secondary impacts adversely affect each endangered or threatened
species habitat.
[Added 8-22-2023 by Ord. No. 2023-22]
Three copies of the final site plan containing a notation listing
all conditions of approval imposed by resolution of the approving
Board.