The approving authority, when acting upon applications
for preliminary or minor subdivision approval or for preliminary or
minor site plan approval, shall have the power to grant such exceptions
from the requirements of subdivision approval or site plan approval,
as the case may be, as may be reasonable and within the general purpose
and intent of the provisions for subdivision/site plan review and
approval if the literal enforcement of one or more provisions of this
chapter is impracticable or will exact undue hardship because of peculiar
conditions pertaining to the land in question.
Site plan approval is required for all site
plans not defined herein as exempt.
The approving authority may waive required notices
and hearings for minor and exempt subdivisions and site plans, except
where a variance or conditional use is part of the application. Divisions
of land not considered a subdivision under the provisions of N.J.S.A.
40:55D-7 shall be exempt from compliance with the subdivision requirements
of this chapter.
The approving authority shall have the power
to act upon subdivisions, conditional uses or site plans simultaneously
without the developer making further application or the approving
authority holding further hearings. The longest time period for action
by the approving authority, whether it is for subdivision, conditional
use or site plan approval, shall apply. Whenever approval of a conditional
use is requested by the developer in conjunction with a site plan
or subdivision, notice of the hearing on the plat shall include reference
to the request for such conditional use.
A.
An informal plat submission is optional. The purpose
of an informal review is for the Planning Board, their professionals
and the applicant to review concepts and assist the applicant in the
preparation of subsequent plans and submissions. Other than classification,
no decisions will be made, no hearings held and no formal action taken.
B.
Filing procedure. The developer shall file with the
Planning Board Secretary, at least 21 days prior to the meeting of
the approving authority, fifteen black-on-white copies of the informal
plat, two completed copies of the application form, two completed
copies of the informal plat checklist and the applicable fee.
C.
Sketch plan for subdivisions. The informal subdivision
plat submitted for review by the approving authority shall be clearly
and legibly drawn, shall be at a graphic scale of not less than one
inch equals 100 feet and shall contain, at a minimum, the following:
(1)
The Tax Map sheet; block and lot numbers for the tract
and all adjacent lots; a title, including the words "Informal Plat
for Review and Classification"; the North arrow; scale; space for
the application number; the date of the original drawing; and the
date and substance of each revision.
(2)
Zoning district(s) of proposed lot(s).
(3)
The names, addresses, signatures and phone numbers
of the owner, the developer and the person preparing the plat.
(4)
A key map showing the entire development and its relation
to surrounding areas.
(5)
The existing and proposed lot and street layout showing
that portion proposed for development in relation to the entire tract.
(6)
The existing lot lines to be eliminated.
(7)
The area of the original tract and of the proposed
lots.
(8)
The basic intent for water and sewerage treatment.
(9)
Location and size of any existing structures and associates
uses.
(10)
The location and, if applicable, direction of
flow of all natural features, including wooded areas, waterways, wetlands,
and slopes. Percolation tests and soil logs are not required. However,
where the slope and soil conditions indicate that problems may be
encountered, percolation tests and soil logs, as required for the
preliminary plat, may be advisable.
(11)
Existing and proposed rights-of-way within and
adjoining the tract. Proposed access points and parking areas shall
be included if in conjunction with a site plan.
(12)
All required yard and setback lines.
(13)
All existing and proposed easements or land
reserved for dedication to the public.
D.
Sketch plan for minor and major site plans. The informal
site plan plat submitted for review by the approving authority shall
be clearly and legibly drawn, shall be at a graphic scale of not less
than one inch equals 100 feet and shall contain, at a minimum, the
following:
(1)
The Tax Map sheet; block and lot numbers for the tract
and all adjacent lots; a title, including the words "Informal Plat
for Review and Classification"; the North arrow; scale; space for
the application number; the date of the original drawing; and the
date and substance of each revision.
(2)
Zoning district(s) of proposed lot(s).
(3)
The names, addresses, signatures and phone numbers
of the owner, the developer and the person preparing the plat.
(4)
A key map showing the entire development and its relation
to surrounding areas.
(5)
The existing and proposed lot and street layout showing
that portion proposed for development in relation to the entire tract.
(6)
The approximate on-site or on-tract stormwater detention
facilities, water and sewer service, and any other available utility
locations.
(7)
Location and size of any existing and proposed structures
and associates uses.
(8)
The location and, if applicable, direction of flow
of all natural features, including wooded areas, waterways, wetlands,
and slopes. Percolation tests and soil logs are not required. However,
where the slope and soil conditions indicate that problems may be
encountered, percolation tests and soil logs, as required for the
preliminary plat, may be advisable.
(9)
Existing and proposed rights-of-way within and adjoining
the tract.
(10)
Proposed access points, parking, and loading
areas.
(11)
Location and details of proposed lighting, signage,
and landscaping.
(12)
All required yard and setback lines.
(13)
All existing and proposed easements or land
reserved for dedication to the public.
E.
Action by approving authority.
(1)
The approving authority shall classify the application
as a minor or major development within 45 days of the date of submission
or such further time as may be consented to by the applicant. If the
approving authority suggests any changes to be included in the preliminary
or final plat, such changes and/or conditions shall be in writing
and shall be sent to the applicant.
(2)
If the approving authority determines that the development
may, directly or indirectly, create an adverse effect on either the
property being developed or nearby property, the approving authority
may require the developer to revise the plan and incorporate such
revisions in the preliminary or final plat. Where any remaining portion
of the original tract is sufficient to be developed or subdivided
further, the developer may be required to indicate a feasible plan
whereby the proposed development, together with subsequent development,
will not create, impose, aggravate or lead to any such adverse effect(s).
A.
Forms for filing applications for development and
information regarding the steps to be taken, as well as the regular
meeting dates of the Planning Board, shall be obtained by the applicant
from either the Planning Board Secretary or the Zoning Officer.
B.
Applications for minor and major site plan review
approval, major subdivision approval, conditional use approval, or
any other development within the jurisdiction of the Planning Board
shall be submitted for filing with the Planning Board Secretary at
least 21 days prior to a work meeting of the Planning Board
C.
The applicant shall submit for filing 15 copies of
all plats, maps, plans, and other information as required for a complete
application, and the applicant shall inform the Planning Board Secretary
within 48 hours of the filing. In the case of applications for final
approval of a major subdivision, the application shall include the
originals and processed tracings as required by the Map Filing Law,
N.J.S.A. 46:23-9.9 et seq. Any amended application, together with
any amended plats, maps or other plans, shall be submitted for filing
in the same manner as the original application.
A.
The following regulations shall apply to the applications
for the approval of minor subdivisions as defined by this chapter:
(1)
A complete application for preliminary approval shall be consistent with § 141-32 of this chapter and shall be accompanied by the following materials, where applicable:
(a)
Copies of the completed Borough application
form.
(b)
Copies of the completed checklist.
(c)
Copies of the Camden County Planning Board application
form.
(d)
A certificate from the Borough Tax Collector
that no taxes or assessments are due or delinquent (tax search).
(e)
A copy of the deed, including the text of any
easements, protective covenants and deed restrictions applying to
the land being subdivided.
(f)
The appropriate application fees.
(g)
One translucent tracing on cloth or plastic
film and 15 paper copies of the minor subdivision plat.
(2)
The minor subdivision plat shall be a certified survey
of the tract, signed and sealed by a licensed land surveyor, be clearly
drawn at a scale no less than one inch equals 100 fee, to show existing
and proposed conditions of the proposed site and shall contain the
following information:
(a)
A key map showing the entire subdivision in
relation to the surrounding area and roadway system. This map shall
be taken from the Borough Zoning Map.
(b)
All existing structures and significant natural
features on the proposed site and within 200 feet of the subject property.
(c)
The current zoning and use of the tract.
(d)
The name and address of the owner of record,
the tract name and the name and address of the subdivider/applicant,
if different from the owner.
(e)
Name, address, seal, and signature of the person
preparing the plat.
(f)
The tax plate, block, lot numbers.
(g)
Address of the property.
(h)
The North arrow with reference used, scale (not
greater that one inch equals 100 feet), and date of creation and revisions,
if applicable.
(i)
The point of beginning and metes and bounds
of the property in question as well as the dimensions of all proposed
lot lines being created and parcels being retained. Any lot lines
to be eliminated shall be clearly indicated. All measurements shall
be in feet and decimals of a foot.
(j)
Property corner markers, both found and set,
or the relation of existing markers to the property corner.
(k)
Streets and street names and widths where such
streets abut or adjoin the property in question. If the street is
not open, the plat should indicate this fact.
(l)
All fences, tree rows, hedges, streams, ditches,
building location, any physical occupation influencing property line
determination, driveways and site improvements.
(m)
The location of proposed or existing easements
and the purpose served by the easement.
(n)
The minimum front, side and rear building setback
lines for each lot.
(o)
The acreage of the tract to be subdivided and
the number of resultant lots and acreage each to the nearest tenth
of an acre.
(p)
The block, lot, and the owners' names of adjoining
properties within 200 feet of the subject property.
(q)
Soil types shall be plotted on the plat as determined
from Soil Conservation Service Soil Survey Maps.
(r)
The location of all proposed utilities and existing
or proposed facilities to provide water for use and consumption of
occupants of all buildings and sanitary facilities which will serve
the proposed development.
(s)
The following certifications shall appear on
the subdivision plat:
|
It is hereby certified that the lands subdivided
by this map are owned by title of record and that consent to the approval
of said map is given.
| ||
|---|---|---|
|
DATE
|
NAME OF PROPERTY OWNER
| |
|
I hereby certify that this map and survey have
been made under my supervision and comply with the provisions of the
Map Filing Law.
| ||
|
DATE
|
LICENSED LAND SURVEYOR NJ
| |
|
I certify that the public streets or other ways
shown hereon have been approved as to location and width and names
by the proper authority.
| ||
|
DATE
|
BOROUGH CLERK
| |
|
I have carefully examined this map and find
that it conforms to the provisions of the Map Filing Law and the municipal
ordinances and requirements applicable thereto.
| ||
|
DATE
|
MUNICIPAL ENGINEER
| |
|
This map is hereby approved by the Planning
Board of the Borough of Collingswood.
| ||
|
DATE
|
PLANNING BOARD CHAIRPERSON
| |
|
I certify that this map was duly approved by
resolution of the Planning Board at an official meeting held on _______________
and shall be titled on or before _______________ .
| ||
|
I hereby certify that the Planning Board is
the constituted proper authority.
| ||
|
DATE
|
SECRETARY OF PLANNING BOARD
| |
|
This map has been reviewed as prescribed by
N.J.S.A. 40:27-6.2 and has been approved as required by N.J.S.A. 40:27-6.3
on _______________ for the Camden County Planning Board.
| ||
|
DATE
|
PLANNING DIRECTOR
| |
B.
The Planning Board may waive notice and public hearing
for an application for development if it finds that the application
for development conforms to the definition of minor subdivisions set
forth in this chapter. Minor subdivision approval shall be deemed
to be final approval of the subdivision by the Board, provided that
the Board may condition such approval on terms ensuring the provision
of improvements pursuant to this chapter.
C.
Minor subdivision approval shall be granted or denied
within 45 days of the date of submission of a complete application
or within such further time as may be consented to by the applicant.
Failure of the Planning Board to act within the period prescribed
shall constitute minor subdivision approval, and a certificate of
the Secretary of the Planning Board as to the failure of the Planning
Board to act shall be issued on request of the applicant, and it shall
be sufficient in lieu of the written endorsement or other evidence
of approval herein required and shall be so accepted by the County
Clerk for purposes of filing subdivision plats.
D.
Except as provided in Subsection F of this section, approval of a minor subdivision shall expire 190 days from the date on which the resolution of municipal approval is adopted unless, within such period, a plat in conformity with such approval and the provisions of the Map Filing Law, N.J.S.A. 46:23-9.9 et seq., or a deed clearly describing the approved minor subdivision is filed by the developer with the county recording officer, the Borough Engineer and the Borough Tax Assessor. Any such plat or deed accepted for such filing shall have been signed by the Chairman and Secretary of the Planning Board. In reviewing the application for development for a proposed minor subdivision, the Planning Board may accept a plat not in conformity with the Map Filing Act, provided that, if the developer chooses to file the minor subdivision as provided herein by plat rather than deed, such plat shall conform to the provisions of said Act.
E.
The zoning district requirements and general terms
and conditions, whether conditional or otherwise, upon which minor
subdivision approval was granted, shall not be changed for a period
of two years after the date on which the resolution of minor subdivision
approval is adopted, provided that the approved minor subdivision
shall have been duly recorded as provided herein.
F.
The Planning Board may extend the one-hundred-ninety-day period for filing a minor subdivision plat or deed pursuant to Subsection E of this section if the developer proves to the reasonable satisfaction of the Planning Board that the developer was barred or prevented, directly or indirectly, from filing because of delays in obtaining legally required approvals from other governmental or quasi-governmental entities and that the developer applied promptly for and diligently pursued the required approvals. The length of the extension shall be equal to the period of delay caused by the wait for the required approvals, as determined by the Planning Board. The developer may apply for the extension either before or after what would otherwise be the expiration date.
G.
The Planning Board shall grant an extension of minor
subdivision approval for a period determined by the Board but not
exceeding one year from what would otherwise be the expiration date,
if the developer proves to the reasonable satisfaction of the Board
that the developer was barred or prevented, directly or indirectly,
from proceeding with the development because of delays in obtaining
legally required approvals from other governmental entities and that
the developer applied promptly for and diligently pursued the required
approvals. A developer shall apply for the extension before what would
otherwise be the expiration date of minor subdivision approval or
before the 91st day after the developer receives the last legally
required approval from other governmental entities, whichever occurs
later.
A.
The following regulations shall apply to the applications
for the approval of minor site plans as defined by this chapter:
(1)
A complete application for preliminary approval shall be consistent with § 141-32 of this chapter and shall be accompanied by the following materials, where applicable:
(a)
Copies of the completed Borough application
form.
(b)
Copies of the completed checklist.
(c)
Copies of the Camden County Planning Board application
form.
(d)
A certificate from the Borough Tax Collector
that no taxes or assessments are due or delinquent (tax search).
(e)
A copy of the deed, including the text of any
easements, protective covenants and deed restrictions applying to
the land in question.
(f)
The appropriate application fees.
(g)
15 copies of the minor site plan.
(2)
The minor site plan plat shall be clearly drawn at
a scale no less than one inch equals 100 feet, to show existing and
proposed conditions of the proposed site, be drawn by the appropriate
professionals as outlined in N.J.S.A. 13:40-7.1, and shall contain
the following information:
(a)
A key map showing the entire subdivision in
relation to the surrounding area and roadway system. This map shall
be taken from the Borough Zoning Map.
(b)
All existing structures and significant natural
features on the proposed site and within 200 feet of the subject property.
(c)
The current zoning and use of the tract.
(d)
The name and address of the owner of record,
the project name and address and the name and address of the applicant,
if different from the owner.
(e)
Name, address, seal, and signature of the person
preparing the plat.
(f)
The tax plate, block, lot numbers.
(g)
The North arrow with reference used, scale,
and date of creation and revisions, if applicable.
(h)
All measurements shall be in feet and decimals
of a foot. Dimensions should be based on a certified survey prepared
by a licensed land surveyor.
(i)
Existing and proposed street right-of-way locations,
names, widths where such streets abut or adjoin or are planned for
the property in question.
(j)
All existing and proposed natural features,
including but not limited to topography, water bodies, wooded areas,
and landscaping.
(k)
The location of proposed or existing easements
and the purpose served by the easement.
(l)
The minimum front, side and rear building setback
lines for each lot.
(m)
The block, lot, and the owners' names of adjoining
properties within 200 feet of the subject property.
(n)
The location and design of any off-street parking
and loading areas, showing the number of bays, aisles, barriers, pedestrianways,
and driveways.
(o)
Location of all existing and proposed utilities,
including stormwater facilities, potable water, sewer, gas, electricity.
(p)
Architectural elevations and floor plans.
(q)
Location and details of all signage, lighting,
screening, and solid waste disposal.
(r)
Listing of other required permits and approvals
from outside agencies.
B.
The Planning Board may waive notice and public hearing
for an application for development if it finds that the application
for development conforms to the definition of minor site plan set
forth in this chapter. Minor site plan approval shall be deemed to
be final approval of the site plan by the Board, provided that the
Board may condition such approval on terms ensuring the provision
of improvements pursuant to this chapter.
C.
Minor site plan approval shall be granted or denied
within 45 days of the date of submission of a complete application
or within such further time as may be consented to by the applicant.
Failure of the Planning Board to act within the period prescribed
shall constitute minor site plan approval, and a certificate of the
Secretary of the Planning Board as to the failure of the Planning
Board to act shall be issued on request of the applicant
D.
Whenever review or approval of the application by
the County Planning Board is required, the Municipal Planning Board
shall condition any approval that it grants upon timely receipt of
a favorable report on the application by the County Planning Bard
or approval by the County Planning Board by its failure to act within
30 days of the date of submission.
E.
The zoning district requirements and general terms
and conditions, whether conditional or otherwise, upon which minor
site plan approval was granted, shall not be changed for a period
of two years after the date on which minor site plan approval is granted.
The Planning Board shall grant an extension of minor site plan approval
for a period determined by the Board but not exceeding one year from
what would otherwise be the expiration date, if the developer proves
to the reasonable satisfaction of the Board that the developer was
barred or prevented, directly or indirectly, from proceeding with
the development because of delays in obtaining legally required approvals
from other governmental entities and that the developer applied promptly
for and diligently pursued the required approvals. A developer shall
apply for the extension before what would otherwise be the expiration
date of minor site plan approval or before the 91st day after the
developer receives the last legally required approval from other governmental
entities, whichever occurs later.
A.
A complete application for preliminary approval shall be consistent with § 141-32 of this chapter and shall be accompanied by the following materials, where applicable:
(1)
Preliminary plat.
(2)
Completed copies of the application form.
(3)
Completed copies of the plat checklist.
(4)
Copies of any protective covenants, deed restrictions
and easements applying to the land being developed.
(5)
Copies of the drainage calculations and soil erosion
and sediment control data as required in this chapter.
(6)
The applicable fee(s).
(7)
Certification by the Tax Collector that all taxes
are paid to date.
(8)
A complete environmental impact statement (see § 141-62) or a written request for a waiver of any or all of its requirements. If a waiver is requested, the approving agency shall either approve, approve in part or disapprove the request at the first regular meeting at which the application is heard. The applicant shall provide any required data within 21 days or at least 21 days prior to the date the approving authority is required to act, whichever comes first.
A.
A complete application for final approval shall consist
of the following, where applicable:
(1)
A properly completed final subdivision or site plan
approval form;
(2)
The required fee or fees;.
(3)
A site plan in final form, including all the information
shown on the preliminary plat and the conditions of preliminary approval;
(4)
A subdivision plat conforming to the Map Filing Law,
N.J.S.A. 46:23-9.9 et seq.;
(5)
The performance guaranty approved by the governing
body, including off-tract improvements, if any; and
(6)
Any maintenance guaranties.
B.
The reviewing board shall grant final approval if
the detailed drawings, specifications and estimates of the application
for final approval conform to the standards established by this chapter
for final approval, the conditions of preliminary approval and, in
the case of a major subdivision, the standards prescribed by the Map
Filing Law, N.J.S.A. 46:23-9.9 et seq., provided that, in the case
of a planned development, the reviewing body may permit minimal deviations
from the conditions of preliminary approval necessitated by change
of condition beyond the control of the developer since the date of
preliminary approval without the developer's being required to submit
another application for development for preliminary approval.
C.
Final approval shall be granted or denied within 45
days after submission of a complete application or within such further
time as may be consented to by the applicant. Failure of the reviewing
board to act within the period prescribed shall constitute final approval
of the application as submitted.
A.
Plat conformity. All applications shall be submitted
in plat form, and all plats shall conform to the submission requirements.
All plats shall be drawn by a land surveyor, and all drawings of improvements
shall be prepared by a professional engineer; and all such drawings
shall bear the signature, embossed seal, license number and address
of the preparer.
B.
Preliminary subdivision plat. The preliminary subdivision
plat shall be clearly and legibly drawn, shall be at a graphic scale
of not less than one inch equals 100 feet, shall be based on a certified
boundary survey and shall be on sheet sizes of 24 inches by 36 inches
or 15 inches by 21 inches. If more than one sheet is required to show
the entire subdivision, one composite map shall show the entire subdivision,
with reference to the sheets on which the various sections are shown.
The preliminary subdivision plat shall contain the following:
(1)
A key map with the North arrow, showing the entire
subdivision in relation to surrounding areas, including the names
of principal roads, and at a scale of not less than one inch equals
2,000 feet.
(2)
Title block, with the name and address of the subdivision;
the Tax Map sheet; block and lot numbers; the date of preparation
and most recent revision; the reference meridian; the North arrow;
a graphic scale; the names, addresses, phone numbers and signatures
of the owner, the developer and the person(s) who prepared the plat(s),
including the seal of the latter; and space for the application number.
(3)
The names and addresses of all property owners within
200 feet of the limits of the development, as disclosed on the most
recent municipal tax records.
(4)
The tract acreage to the nearest 1/1,000 of an acre;
the number of new lots; each lot line dimension scaled to the nearest
tenth of a foot; and each lot area to the nearest square foot.
(5)
The existing and proposed contours at two-foot intervals.
All elevations shall be related to a bench mark noted on the plan
and, wherever possible, be based on United States Geological Survey
mean sea level data.
(6)
The location of existing natural features, such as
soil types, slopes exceeding 12%, wooded areas, the view within the
development and the location of individual trees outside wooded areas
having a diameter of four inches or more measured five feet above
ground level. Soil types shall be based on United States Soil Conservation
Service data.
(7)
The existing and proposed streams, lakes and marsh
areas accompanied by the following maps and drawings:
(a)
When a running stream is proposed for alteration
or when a structure or fill is proposed in or along such a stream,
approval of the New Jersey Division of Water Resources shall accompany
the plat.
(b)
Cross sections and profiles of watercourses
at an appropriate scale showing the extent of the flood fringe area,
top of bank, normal water level and bottom elevations of the following
locations:
[1]
Where a watercourse crosses a lot line (profile
and cross sections) and at one-hundred-foot intervals, but at no fewer
than two locations, along each watercourse which runs through or adjacent
to the development (cross sections).
[2]
At fifty-foot intervals for a distance of 300
feet upstream and downstream of any existing or proposed culvert or
bridge within the development (cross sections).
[3]
When watercourses are to be altered, the method
of controlling erosion and siltation during construction as well as
typical ditch sections and profiles shall be shown on the plan or
shall accompany it.
(c)
The total upstream acreage in the drainage basin
of any watercourse running through or adjacent to a development, including
a small-scale watershed map developed from United States Geological
Survey sheets.
(d)
The total acreage in the drainage basin to the
nearest downstream drainage structure and the acreage in that portion
of the development which drains to the structure.
(e)
All existing or proposed drainage and conservation
easements and flood hazard areas.
(f)
The location, extent and water level elevation
of all existing or proposed lakes or ponds within or no farther than
300 feet from the development.
(g)
Plans and computations for any storm drainage
systems, including the following:
[1]
Existing or proposed storm sewer lines within
or adjacent to the development and all required off-site and off-tract
drainage improvements showing the size, profile and slope of the lines,
the direction of flow and the location of each catch basin, inlet,
manhole, culvert and headwall.
[2]
The location and extent of any proposed dry
wells, groundwater recharge basins, detention basins, flood control
devices, sedimentation basins or other water conservation devices.
(8)
Plans, cross sections, center-line profiles, tentative
grades and details of proposed and existing utilities and all improvements
within street rights-of-way in the tract, including the type and width
of street pavement, curbs, sidewalks, bike routes, shade trees and
plantings; all utilities, including water, sewer, gas, electric, telephone
and cable television; and facilities such as storm drainage facilities,
detention ponds and erosion control. At intersections, the sight triangles,
radii or curblines, crosswalks, curb ramps and street sign locations
shall be shown. Final street naming may be deferred.
(9)
The names, locations, widths and purpose(s) of existing
and proposed easements, streets and other rights-of-way in the development.
The text of any deed restriction or dedications shall be included.
(10)
The locations and descriptions of all monuments,
existing and proposed.
(11)
All lot lines that exist and will remain, those
proposed and those to be eliminated. All setback lines with dimensions
and municipal boundaries, if within 200 feet, shall be shown. Any
lot(s) and/or rights-of-way to be reserved or dedicated to public
use shall be identified. Each block shall be numbered, and the lots
within each block shall be numbered as assigned by the Borough Tax
Assessor.
(12)
The locations of all existing structures, drainage
and parking areas in the tract and within 200 feet, showing existing
and proposed front, rear and side yard setbacks, structures of historic
significance and an indication of existing structures and uses to
be retained and those to be removed.
(13)
Utility plans showing feasible connections to
any existing or proposed utility systems. If private utilities are
proposed, they shall comply fully with all Borough, county and state
regulations. If service will be provided by an existing utility company,
a letter from that company shall be submitted stating that service
will be available before occupancy of any proposed structures.
(14)
Zoning district(s) and zoning district lines.
(15)
A list of other agencies requiring their approval
and the status of the application of these agencies.
C.
Final subdivision plat. The final subdivision plat
shall be clearly and legibly drawn in ink on translucent tracing cloth
or its equivalent at a graphic scale of not less than one inch equals
50 feet unless a larger scale is approved by the Municipal Engineer
that is large enough to contain legibly written data on dimensions,
bearings and all other details of the boundaries. The plat shall be
drawn on sheet sizes of 24 inches by 36 inches or 15 inches by 21
inches. If more than one sheet is required to show the entire subdivision,
a separate composite map shall be drawn showing the entire subdivision
on one sheet and the sheets on which the various sections are shown.
The plat shall comply with all the provisions of the Map Filing Law,
N.J.S.A. 46:23-9.9 et seq. The final plat shall show or be accompanied
by only that information and those details specified in the Map Filing
Law or in the following list:
(1)
The date, location and name of the subdivision, name
of the owners, graphic scale and reference meridian.
(2)
Tract boundary lines, right-of-way lines of streets,
street names, easements and other rights-of-way, land to be reserved
or dedicated to public use, lot lines and other site lines, all with
accurate dimensions, bearings or deflection angles, and the radii,
arcs and central angles of all curves. Distances and bearings shall
be on the North American Datum of 1927 or North American Datum of
1983, as specified by the Borough Engineer.
(3)
The purpose of any easement or land reserved or dedicated
to public use shall be designated, and the proposed use of sites other
than residential shall be noted.
(4)
All natural and artificial watercourses, streams, water boundaries and encroachment lines shall be shown. Final stormwater outfalls in retention basins or other receiving bodies of water shall be identified by coordinates based on the datum specified in Subsection B(2) above.
(5)
Each block shall be numbered and the lots within each
block shall be numbered as directed by the Tax Assessor.
(6)
Minimum building setback lines on all lots and other
sites.
(7)
The location and description of all monuments.
(8)
The names of owners of adjoining land parcels.
(9)
Certification by a licensed land surveyor as to the
accuracy of details of the plat.
(10)
Certification that the applicant is the owner
or equitable owner of the land, or a representative thereof, or that
the owner has given consent under an option agreement.
(11)
As updated certification from the Tax Collector
shall show there are no delinquent taxes or other assessments charged
to the property involved in the subdivision.
(12)
The preliminary plat, engineering details, cross
sections and profiles of streets and plan and profiles of storm drainage
systems, approved by the Borough Engineer, shall be required to accompany
the final plat, with all conditions of preliminary approval met and
reviewed by the Engineer prior to final plat submission.
(13)
If applicable, plans and profiles of sanitary
sewers and water mains, approved by the Municipal Sewage Authority,
will be required to accompany the final plat.
(14)
When approval of a plat is required by an officer
or body of the municipality, county or state, approval shall be certified
on the plat prior to its filing in the office of the County Clerk.
(15)
All approvals and permits from other agencies.
(16)
Performance guaranties, approved by the Borough
Solicitor as to form and the Municipal Engineer as to amount, sufficient
to ensure the satisfactory completion of improvements and facilities
as required by the resolution of the Planning Board granting preliminary
approval. The developer's engineer shall submit a detailed engineer's
estimate for review and approval by the Municipal Engineer.
In cases requiring site plan review and approval, applications for development shall be in accordance with the provisions of § 141-32 of this chapter and shall be accompanied by information and documentation specified in this section.
A.
Preliminary site plan submission requirements. Site
plans submitted for conventional developments shall include materials
that clearly show conditions on the site at the time of the application,
the features of the site which are to be incorporated into the proposed
development and the appearance and function of the proposed development.
The various elements of the site plan shall be prepared by the professionals
as required in N.J.S.A. 13:40-7.1 licensed to practice in the State
of New Jersey according to the following instructions and including
the following information and data:
(1)
Site plans shall be drawn to a scale of not less than
100 feet to the inch. All distances shall be in decimals of a foot,
and all bearings shall be given to the nearest tenth-second, and the
error of closure of the tract shall be one in 10,000 and certified
by a licensed land surveyor. Distances and bearings shall be on the
North American Datum of 1927 or North American Datum of 1983, as specified
by the Borough Engineer.
(2)
Site plans shall be submitted on one of the following
standard sheet sizes: 15 inches by 21 inches or 24 inches by 36 inches.
If one sheet is not sufficient to contain the entire territory, one
composite map shall show the entire development with reference to
the sheets on which the various sections are shown.
(3)
A key map showing the entire parcel to be developed
and its relation to the surrounding area, based on the Borough of
Collingswood Zoning Map.
(4)
The title of the development, North arrow, scale,
name and address of the record owner as well as the applicant and
persons preparing the site development plan with their seal and signature
affixed to said plan.
(5)
The name of the owners of record of all adjacent properties
and the block and lot numbers of such adjacent properties.
(6)
All existing school, zoning and special district boundaries
located on or adjacent to the property involved. Such boundaries shall
be shown on the key map accompanying the detailed site plan.
(7)
The boundaries of the property involved, building
or setback lines and lines of existing streets, lots, reservations,
easements and other areas dedicated to public use.
(8)
The location of existing buildings and all other structures,
such as but not limited to signs, culverts, bridges (with spot elevations
of such structures), walls, fences, roadways and sidewalks.
(9)
The size, height, location, arrangement and use of
all proposed areas, buildings, structures (including fences, roadways
and sidewalks) and special sites for individual uses, all including
proposed grades.
(10)
The location and design of any off-street parking
or loading areas, showing size and location of bays, aisleways, barriers,
pedestrian access, vehicular access and number of parking or loading
spaces.
(11)
All means of vehicle access and egress proposed
for the site, showing size and location of driveways and driveway
or curb openings to existing public streets. Shall include access
streets by name; acceleration and deceleration lanes; curbs; sight
triangles; traffic channelization; traffic signs; fire lanes; pedestrian
walks; bikeways; and sidewalks.
(12)
The location of all storm drainage pipes, structures
and watercourses, whether publicly or privately owned, with pipe sizes,
grades and direction of flow, whether existing or proposed, and also
whether above or below the ground surface. Final stormwater outfalls
in streams, swales, retention basins or other receiving bodies of
water shall be identified by coordinates based on the datum specified
above.
(13)
Existing and proposed topography with a contour
interval of one foot where slopes are 3% or less, two feet where slopes
are more than 3% but less than 15% and five feet where slopes are
greater than 15%, referenced to the National Geodetic Vertical Datum,
1929, and indicated by a dashed line. Where any regrading is proposed,
finished grade contours should be shown in solid lines.
(14)
The location of existing high points, depressions,
ponds, marshes, wooded areas and other significant existing natural
features.
(15)
An environmental impact statement.
(16)
A certified survey prepared by a land surveyor
licensed in the State of New Jersey shall accompany site plans and
shall show the boundaries of the parcel and the limits of all proposed
streets and other property to be dedicated to public use or to common
open space. In the case of new commercial, industrial or public buildings,
the site plan shall be accompanied by preliminary architectural floor
plans and elevations, with the name, address, professional number
and seal of the architect involved. In apartment, townhouse, or other
residential projects, the number of dwelling units, by type, shall
be shown.
(17)
All proposed street profiles and cross sections
shall be shown, indicating width of roadway, location and width of
sidewalks and location and size of utility lines according to standards
and specifications of the Borough. Such features are to be shown on
a separate map when necessary.
(18)
The location of all proposed utilities, including
but not limited to electrical, natural gas, telephone, cable, solid
waste disposal, sewer and water lines, valves, hydrants and other
appurtenances in conformance with applicable standards of the appropriate
Borough, county and state agencies.
(19)
The proposed positioning, direction, illumination, wattage and periods of operation of all proposed outdoor lighting to be used anywhere on the site or in connection with any proposed building or structure, including signs, thereon. Standards are outlined in § 141-71 of this chapter.
(20)
The location of all proposed signs, their size,
nature of construction, height and orientation, including all identification
signs, traffic and directional signs and freestanding and facade signs,
together with the nature and time control of sign lighting.
(22)
A copy of any covenants or deed restrictions
that are intended to cover all or any part of the tract.
(23)
An internal surface drainage plan designed to
produce no greater volume of surface runoff from the site subsequent
to development than that existing prior to development.
(24)
A written description of the proposed use(s)
of nonresidential buildings, including the number of employees; the
proposed number of shifts to be worked and the maximum number of employees
on each shift; expected truck and tractor-trailer traffic.
(25)
A listing of other required permits from agencies
having jurisdiction and the status of each permit required.
(26)
Such other information or data as may be required
by the Planning Board, as set forth in its rules of procedure, in
order to determine that the proposed development is in accord with
the Borough Master Plan and all applicable ordinances of the Borough.
B.
Final submission requirements. Site plans shall be submitted for final approval in accordance with the provisions of § 141-32 of this chapter and shall contain or be accompanied by the following:
(1)
Information and data contained in the submission for
preliminary approval. Final site plans shall be drawn to a scale of
not less than 50 feet to the inch.
(2)
Any site plan revisions, additional data or revised
documentation required by the Planning Board in its resolution granting
preliminary approval.
(3)
Offer of dedication of streets or other public ways
and deed for any public open space resulting from preliminary development
approval.
(4)
Performance guaranties, approved by the Borough Solicitor
as to form and the Borough Engineer as to amount, sufficient to ensure
the satisfactory completion of improvements and facilities as required
by the resolution of the Planning Board granting preliminary approval.
The developer's engineer shall submit a detailed engineer's estimate
to review and approval by the Borough Engineer.
(5)
A statement from the Borough Engineer that adequate
construction plans for all streets, drainage and other facilities
covered by the Borough's standards are adequate and comply with Borough's
standards.
(6)
All approvals from other agencies having jurisdiction.
A.
Completeness of applications. The approving authority
shall accept or reject the submission as a complete application within
45 days of submission to the Planning Board Secretary and, if rejected,
notify the applicant within the same 45 days. If the Planning Board
or designated authority does not notify the applicant within 45 days,
the application is considered complete.
B.
Public hearing. If the submission is accepted as a
complete application, a public hearing shall be set and proper notice
given.
C.
Upon submission of a plat, the Secretary of the Planning
Board shall submit one copy of the plat and supporting data to the
County Planning Board, the Municipal Engineer, the Environmental Commission
and any other agency or person, as directed by the approving authority,
for review and action. Each shall have not more than 30 days from
receipt of the plat to report to the approving authority. In the event
of disapproval, such report shall state the reasons therefor. If any
agency or person fails to submit a report within 30 days, the plat
shall be deemed to have been approved by it or him. Upon mutual agreement
between the County Planning Board and the approving authority, with
approval of the developer, the thirty-day period for a County Planning
Board report may be extended for an additional 30 days; and any extension
shall so extend the time within which the approving authority is required
to act.
D.
Time periods for approvals.
(1)
Site plans.
(a)
Upon the submission of a complete application
for a site plan which involves 10 acres of land or less or 10 dwelling
units or fewer, the Planning Board shall grant or deny preliminary
approval within 45 days of the date of such submission or within such
further time as may be consented to by the applicant.
(b)
Upon the submission of a complete application
for a site plan which involves more than 10 acres or more than 10
dwelling units, the Planning Board shall grant or deny preliminary
approval within 95 days of the date of such submission or within such
further time as may be consented to by the applicant.
(c)
Final approval shall be granted or denied within
45 days after submission of a complete application to the Planning
Board Secretary or within such further time as may be consented to
by the applicant.
(2)
Conditional uses. Upon the submission of a complete
application, including a site plan, for a conditional use, the Planning
Board shall grant or deny preliminary approval of it within 95 days
of the date of such submission or within such further time as may
be consented to by the applicant.
(3)
Subdivisions.
(a)
Upon the submission of a complete application
for a subdivision of 10 or fewer lots, other than a minor subdivision,
the Board shall grant or deny preliminary approval within 45 days
of the date of such submission or within such further time as may
be consented to by the applicant, except that if the application for
subdivision approval also involves an application for a variance,
the Board shall grant or deny preliminary approval within 95 days
of the date of such submission of a complete application or within
such further time as may be consented to by the applicant.
(b)
Upon the submission of a complete application
for a subdivision of more than 10 lots, the Planning Board shall grant
or deny preliminary approval within 95 days of the date of such submission
or within such further time as may be consented to by the applicant.
(c)
Final approval shall be granted or denied within
45 days after submission of a complete application to the Planning
Board Secretary or within such further time as may be consented to
by the applicant.
E.
Failure of the Planning Board to reach a decision
within the specified time periods or extensions thereof shall result
in the approval of the subdivision, site plan or conditional use as
submitted.
F.
The approving authority may approve, disapprove or
approve with conditions the preliminary application, including action
on the environmental impact report. If the Planning Board requires
any substantial amendments in the layout of improvements proposed
by the developer that have been the subject of a hearing, an amended
application for development shall be submitted and shall proceed as
in the case of the original application for development.
G.
The approving authority shall grant final approval
if the application conforms to the standards of this chapter, the
conditions of preliminary approval and, in the case of a major subdivision,
the standards prescribed by the Map Filing Law (N.J.S.A. 46:23-9.9
et seq.). In the case of a minor or exempt subdivision or site plan
where there has been no previous submission of an informal or preliminary
plat, the approving authority may waive the required notices and hearing.
Minimal deviations shall not require the developer to submit another
application. Whenever review or approval of the application by the
County Planning Board is required by N.J.S.A. 40:27-6.3 or 40:27-6.6,
the approving authority shall condition any approval that it grants
upon timely receipt of a favorable report from the County Planning
Board or upon its failure to submit a report within the required time
period.
H.
An approved final plat shall be signed by the Chairman
and the Secretary of the approving authority (or the Vice Chairman
or the Assistant Secretary in their absence, respectively).
I.
Nothing herein shall be construed to limit the right
of a developer to submit a sketch plat to the Planning Board for an
informal review, and neither the Planning Board nor the developer
shall be bound by any discussions or statements during such review,
provided that the right of the developer at any time to submit a complete
application for subdivision or site plan approval shall not be limited
to submission of a sketch plat, and the time for Planning Board decision
shall not begin to run until the submission of a complete application.
J.
The Planning Board will not provide any professional
review, outside the Planning Board meetings, to applicants without
the payment of a required escrow fee for review costs.
A.
Final approval of a major subdivision shall expire
95 days from the signing of the plat unless, within such period, the
plat shall have been duly filed by the developer with the County Clerk.
The approving authority may, for good cause shown, extend the period
for recording for an additional period not to exceed 190 days from
the date of signing of the plat. The Planning Board may extend the
ninety-five- or one-hundred-ninety-day signing period if the developer
proves to the reasonable satisfaction of the Board that the developer
was barred or prevented, directly or indirectly, from filing because
of delays in obtaining legally required approvals from other governmental
agencies and that the developer applied promptly for and diligently
pursued the required approvals. The length of extension shall be equal
to the period of delay caused by the wait for the required approvals,
as determined by the Planning Board. The developer may apply for an
extension either before or after the original expiration date.
B.
No subdivision plat shall be accepted for filing by
the county recording officer until it has been approved by the Planning
Board as indicated on the instrument of signature of the Chairman
and the Secretary of the approving authority or a certificate has
been issued pursuant to Sections 35, 38, 44, 48, 54, or 63 of P.L.
1975, c. 291. The signatures of the Chairman and Secretary of the
approving authority shall not be affixed until the applicant has posted
the appropriate guarantees.
A.
Preliminary approval of a major subdivision or major site plan, except as provided in Subsection B of this section, shall confer upon the applicant the following rights for a three-year period from the date on which the resolution of preliminary approval is adopted:
(1)
That the general terms and conditions on which preliminary
approval was granted should not be changed, including but not limited
to use requirements; layout and design standards for streets, curbs
and sidewalks, if any; lot size; yard dimensions and off-tract improvements;
and in the case of a site plan, existing natural resources to be preserved
on the site; vehicular and pedestrian circulation, parking and loading;
screening, landscaping and location of structures; and exterior lighting
both for safety reasons and streetlighting; except that nothing herein
shall be construed to prevent the Borough from modifying by ordinance
such general terms and conditions of preliminary approval as relate
to public health and safety.
(2)
That the applicant may submit for final approval on
or before the expiration date of preliminary approval the whole or
a section or sections of the preliminary subdivision plat or site
plan.
(3)
That the applicant may apply for and the reviewing
board may grant extensions of such preliminary approval for additional
periods of at least one year, but not to exceed a total extension
of two years, provided that, if the design standards have been revised
by ordinance, such revised standards may govern.
B.
Whenever the Planning Board grants an extension of preliminary approval pursuant to Subsection A(3) of this section and preliminary approval has expired before the date on which the extension is granted, the extension shall begin on what would otherwise be the expiration date. The developer may apply for the extension either before or after what would otherwise be the expiration date.
C.
The Planning Board shall grant an extension of preliminary approval for a period determined by the Board but not exceeding one year from what would otherwise be the expiration date, if the developer proves to the reasonable satisfaction of the Board that the developer was barred or prevented, directly or indirectly, from proceeding with the development because of delays in obtaining legally required approvals from other governmental entities and that the developer applied promptly for and diligently pursued the required approvals. A developer shall apply for the extension before what would otherwise be the expiration date of preliminary approval or before the 91st day after the developer receives the last legally required approval from other governmental entities, whichever occurs later. An extension granted pursuant to this subsection shall not preclude the Planning Board from granting an extension to Subsection A(3) of this section.
A.
Requirements applicable to the preliminary approval
first granted and all other rights conferred upon the developer pursuant
to this chapter, whether conditionally or otherwise, shall not be
changed for a period of two years after the date on which the resolution
of final approval is adopted, provided that, in the case of major
subdivisions, the rights conferred by this section shall expire if
the plat has not been duly recorded within the time period provided
in this chapter. If the developer has followed the standards prescribed
for final approval and, in the case of a subdivision, has duly recorded
the plat as required in this chapter, the reviewing board may extend
such period of protection for extensions of one year, but not to exceed
three extensions. Notwithstanding any other provision of this chapter,
the granting of final approval terminates the time period of preliminary
approval pursuant to this chapter for the section granted final approval.
B.
Whenever the Planning Board grants an extension of final approval pursuant to Subsection A of this section and final approval has expired before the date on which the extension is granted, the extension shall begin on what would otherwise be the expiration date. The developer may apply for the extension either before or after what would otherwise be the expiration date.
C.
The Planning Board shall grant an extension of final approval for a period determined by the Board but not exceeding one year from what would otherwise be the expiration date if the developer proves to the reasonable satisfaction of the Board that the developer was barred or prevented, directly or indirectly, from proceeding with the development because of delays in obtaining legally required approvals from other governmental entities and that the developer applied promptly for and diligently pursued these approvals. A developer shall apply for the extension before what would otherwise be the expiration date of final approval or before the 91st day after the developer receives the last legally required approval from other governmental entities, whichever occurs later. An extension granted pursuant to this subsection shall not preclude the Planning Board from granting an extension pursuant to Subsection A of this section.
