A. 
Any applicant wishing to subdivide land within South Harrison Township shall apply for and obtain the approval of the Planning/Zoning Board in accordance with the following procedure. Major subdivisions shall be formally reviewed and approved in two stages: preliminary and final. An informal discussion and concept plat stage is encouraged of applicants seeking major subdivision plat approval.
B. 
The applicant or his or her agent shall appear at all regular and special meetings of the Planning/Zoning Board whenever the application is being considered. Failure to appear shall give the Planning/Zoning Board the right to postpone action on the application for that particular meeting or deny and dismiss the application without prejudice if the applicant or his or her agent's absence deprives the Planning/Zoning Board of information necessary to make a decision.
A. 
Filing. The applicant shall submit 15 copies of all required exhibits as set forth under the appropriate subdivision review stage of this article together with an application form and all applicable fees to the Planning/Zoning Board Secretary. The time for the Board's review shall not begin to run until the receipt of a complete application with the required fee.
B. 
Referral. The Planning/Zoning Board Secretary shall forward upon receipt of a subdivision application in proper form with requisite fees, one copy of said application to the Environmental Commission and Township Engineer for their preliminary determination of completeness and classification of the subdivision. The Environmental Commission and the Township Engineer shall provide a written report to the Subdivision Committee within 14 days of the filing date whether the application is complete or noting items omitted or other deviations of ordinances.
C. 
If the application is deemed to be complete, the Planning/Zoning Board Secretary shall distribute copies as stipulated within this Part 2 for the appropriate subdivision review state. The Planning/Zoning Board may also designate other local or higher governmental agencies to receive copies of any application for review and recommendation beyond those agencies stipulated in this Part 2. If the application is found to be incomplete or in violation of any applicable codes and ordinances, the applicant shall be notified by certified mail as to the items omitted or other deviations of ordinances.
D. 
Classification. The Planning/Zoning Board Secretary shall determine whether the Planning/Zoning Board has approval jurisdiction on the application. The Planning/Zoning Board Secretary may confer with the Planning/Zoning Board Attorney in making this determination.
The Subdivision Committee shall review the complete application and report back to the Planning/Zoning Board within 30 days after the filing date of an application. In the event that during its review of an application it is found by the Subdivision Committee to be incomplete or in violation of any applicable codes or ordinances, the applicant shall be notified by the Planning/Zoning Board Secretary within 45 days of the official receipt of the application by certified mail as to the items omitted or ordinances violated.
A. 
Map details. All maps or other documents submitted for subdivision plat review shall contain the following information in addition to specific plat details as required for each approval stage noted herein:
(1) 
Title and location of the property.
(2) 
Name, address and signature of landowner and applicant. If a corporation is landowner or applicant, the principal office and name of president and secretary shall be included.
(3) 
Name, address and professional license number and seal of the professional preparing documents and drawings. All plats, except those prepared at the concept stage, shall be signed and sealed by a licensed land surveyor of the State of New Jersey.
(4) 
Place for signature of the Chair and Secretary of the Planning/Zoning Board.
(5) 
Date of plat and any modifications thereto.
(6) 
The following legends shall be on the plat map minor or preliminary or final:
a.
SUBDIVISION OF
LOT __________ BLOCK ___________ ZONE ____________
DATE __________ SCALE ____________________________
APPLICANT
ADDRESS
SUBDIVISION CONTROL NO.
b.
I CONSENT TO THE FILING OF THIS SUBDIVISION PLAT WITH THE PLANNING/ZONING BOARD OF SOUTH HARRISON TOWNSHIP.
(Owner)
(Date)
c.
To be signed before issuance of a building permit and incorporated only on a final plat of a major subdivision:
I HEREBY CERTIFY THAT ALL THE REQUIRED IMPROVEMENTS HAVE BEEN INSTALLED OR A BOND POSTED IN COMPLIANCE WITH ALL APPLICABLE CODES AND ORDINANCES.
(If improvements installed)
(Township Engineer)
(Date)
(If bond posted)
(Municipal Clerk)
(Date)
Building permit issued (date)
d.
To be incorporated on final plat for major or for minor and signed prior to issuance of a building permit:
VERIFICATION THAT PAYMENT OF MUNICIPAL TAXES OR ASSESSMENTS IS CURRENT.
(Tax Collector)
(Date)
e.
The appropriate approval signature block to be incorporated depending on whether subdivision is a minor or a major.
(1)
Minor Subdivision Approved
(Date of Board Approval)
(Chair)
(Date)
(Planning/Zoning Board Secretary)
(Date)
Deed to subdivision must be filed with County Clerk within 190 days of date of Board Approval.
(2)
Major Subdivision Approved (Preliminary or Final)
(Date of Board Approval)
(Chair)
(Date)
(Planning/Zoning Board Secretary)
(Date)
(f)
EXPIRATION OF APPROVAL (1) Major: preliminary – 3 years; final – 2 years; or (2) minor: 2 years.
Date (without extensions)
B. 
Other information. The Planning/Zoning Board may require such additional information not specified in the ordinance, or any revisions in the accompanying documents, as are reasonably necessary to make an informed decision as to whether the requirements necessary for approval of the application for development have been met. The application shall not be deemed incomplete for lack of any such additional information or any revisions in the accompanying documents so required by the municipal agency.
A. 
Information and documents required for other Township codes and ordinances, such as soil erosion and sedimentation plans or stormwater management plans, shall be submitted as part of an application for subdivision approval and may be used to comply with subdivision submission requirements for particular stages as applicable.
B. 
Waiver of information required. The Planning/Zoning Board may waive submission of any required information, details, or exhibits in appropriate cases and for specific subdivision plats. Request for such waivers shall accompany a subdivision application, stating the reasons why such waiver(s) is being requested.
A. 
Objectives of submission.
(1) 
The concept plan may be submitted so that it can be informally reviewed to determine the plan's general compliance with applicable Township ordinances and design requirements as set forth herein. Also, the submission may form the basis for classification by the Subdivision Committee of the plan as a major or minor subdivision.
(2) 
Concept plans for major subdivisions shall be used as a basis for changes and redesign so as to avoid undue expense and delay in preparing more detailed plans and specifications in subsequent review stages. The Subdivision Committee shall not be governed by any statutory time limits in its review of concept plans for major subdivisions and it is expressly understood that compliance with the Subdivision Committee recommendations shall not bind the Planning/Zoning Board in subsequent deliberations.
B. 
Application. Fifteen copies of the concept plan, an application in a form approved by the Planning/Zoning Board, and the requisite fee shall be delivered to the Planning/Zoning Board Secretary in accordance with the procedures set forth herein.
C. 
Concept plan details. The concept plan, notwithstanding any other requirement stipulated by this Part 2, shall contain the following information, except that the Planning/Zoning Board may waive any requirement or request additional information where it is clearly appropriate to the particular application:
(1) 
All plans shall be based on accurate information at a scale of not more than one inch equals 100 feet to enable the entire tract to be shown on one sheet.
(2) 
A location map showing the entire tract to be subdivided, giving the accurate location of all existing and proposed property and street lines, at a scale of one inch equals 1,000 feet or larger scale, showing the entire subdivision and its relation to all features shown on the Official Map and Master Plan and located within 1/2 mile of the extreme limits of the subdivision, and the zoning classification of the proposed subdivision and of adjacent land.
(3) 
The location of existing houses, buildings and other structures, with accurate dimensions from all existing and proposed lot lines, wooded areas and isolated trees more than 10 inches diameter at breast height (dbh) and topography with the portion to be subdivided and within 200 feet thereof at twenty-foot, or smaller, contour intervals. (USGS topographic quadrant map series are acceptable for topography at this stage.)
(4) 
The name of the owner, all adjoining property owners within 200 feet and those across existing or proposed streets as disclosed by the most recent tax records.
(5) 
The Tax Map sheet, date of revision, block and lot numbers and zone district of the tract proposed to be subdivided.
(6) 
The location of existing or proposed streets, roads, easements, public rights-of-way, streams, bridges, culverts, drainage ditches and natural watercourses in and within 500 feet of the subdivision. Also, indicate all Township Master Plan proposals on-site or off-tract within 500 feet of the proposed subdivision. In assembling the required data, the applicant shall be required to rely only on existing information available from the Township Master Plan documents, Natural Resource Inventory and engineering data available from the Township Engineer.
(7) 
The existing and proposed lot layout, lot dimensions, all required setback lines, and lot area of each lot in square feet and acreage. Lots shall be designated by letters for minor subdivisions and by consecutive numbers for major subdivisions until given official lot number designations by the Township Engineer.
(8) 
As applicable, date of original preparation and date of revision, if any, or plat, as well as old name if submitted previously under different title.
(9) 
A preliminary environmental impact statement as outlined in § 90-3.20 of this chapter.
(10) 
Acreage of tract to be subdivided to nearest tenth of an acre, and if open space cluster, area of the open space.
(11) 
A concept landscape plan, prepared by a qualified professional, showing existing structure and existing woodlands, isolated trees greater than eight inches in caliper, existing topographic contours, and all other natural features.
(12) 
An aerial photograph on the drawings with the site boundaries outlined to evaluate the effects upon existing vegetation and surrounding land uses.
D. 
Minor subdivision, plat details. The minor subdivision plat, notwithstanding any other requirement stipulated by this Part 2, shall be clearly and legibly drawn at a scale not less than one inch equals 50 feet and shall contain or be accompanied by the following information, except that the Planning/Zoning Board may waive any requirement or request additional information where it is clearly appropriate to a particular situation:
(1) 
A key map at a scale not smaller than one inch equals 1,000 feet showing the relation of the portion to be subdivided to the entire tract, and the relation of the entire tract to the neighborhood for at least 1,000 feet beyond its boundaries.
(2) 
The tract name, Tax Map sheet, block and lot number, date, reference meridian, graphic scale and the following names and addresses:
(a) 
Name and address of record owner or owners.
(b) 
Name and address of the subdivider (applicant), and if a partnership or corporation, names of all individuals having more than 10% ownership.
(c) 
Name and address of person who prepared plat.
(d) 
Names of adjacent and facing owners.
(3) 
Acreage of tract(s) to be subdivided to nearest tenth of an acre and the remaining parcel(s). The acreage shall be based on an outbound survey of the entire tract prepared by a New Jersey licensed surveyor. The date of survey is to be shown on the plan. The date of survey shall not be more than one year from the date of application. Existing and proposed monumentation are to be indicated.
(4) 
All proposed lot lines with bearings and distances.
(5) 
A table indicating the required (by ordinance), existing and proposed bulk requirements of the site.
(6) 
The location of the front, side and rear yard setback lines shown graphically.
(7) 
The location of all existing structures.
(8) 
The location of existing watercourses, floodplains, wetlands, wetland transition areas, railroads, bridges, culverts, drain pipes and wooded areas. Where wetlands are present on a subject premises, an NJDEP letter of interpretation is to be submitted in conjunction with the application.
(9) 
The proposed possible location of at least one driveway onto a public street for each lot.
E. 
Plat approval for minor subdivision.
(1) 
Distribution. If classified as a minor subdivision, one copy of the plat shall be retained for the Planning/Zoning Board file, and one copy of the plat shall be forwarded by the Planning/Zoning Board Secretary to each of the following for review and comment:
(a) 
Township Engineer.
(b) 
Township Construction Official.
(c) 
Planning/Zoning Board Attorney.
(d) 
Environmental Commission.
(e) 
Other agencies as may be determined by the Planning/Zoning Board (e.g. Secretary of School Board, Clerk of adjoining Township, NJDOT, etc.)
(2) 
Action. The Planning/Zoning Board shall act within 45 days of the filing date of a complete application for a minor subdivision. If rejected, the reasons for rejection shall be noted in the Board's decision and resolution. The Planning/Zoning Board may attach conditions of approval to any approval for minor subdivision.
(3) 
Filing with County Recording Officer. If approved as a minor subdivision, a plat drawn in compliance with Chapter 141 of the Laws of 1960 (N.J.S.A. 46:23-9.9) or a deed stamped with the date of the Planning/Zoning Board approval shall be signed by the Board Secretary and Chair after all conditions of approval have been satisfied and filed by the subdivider with the county recording officer within 190 days from the date of approval. Failure to file within 190 days shall void said subdivision approval. A copy of the recorded deed or plat shall be submitted to the Township Engineer within 14 days of the filing of said document with the county recording officer.
(4) 
Limit of minor subdivision. No minor subdivision shall be approved by the Planning/Zoning Board after three lots, plus the mother lot have been subdivided. This limitation prohibits the further minor subdivision of an original tract of land from which a minor subdivision has been approved. It also prohibits the further minor subdivision of the new lot created from such a minor subdivision.
(5) 
Approved minor subdivisions; municipal distribution. Before the Construction Official issues a building permit for the approved minor subdivision, the applicant shall provide the Planning/Zoning Board Secretary with a certificate of filing from the County Clerk's office. The Planning/Zoning Board Secretary shall distribute copies of the approved subdivision to each of the following:
(a) 
Construction Official: for each lot and block: one print.
(b) 
Tax Assessor: one print.
(6) 
Effect of minor subdivision approval. The granting of minor subdivision approval shall guarantee that the zoning 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 of minor subdivision approval, provided that the approved minor subdivision shall have been duly recorded as provided herein. Applicants shall be responsible for necessary approvals prior to development as may be required by other Township, county, state and federal codes and ordinances.
A. 
Objective of submission. The objective of submission is to transfer the general and approximate ideas of the concept plan more exactly to a precise base to verify their feasibility and merit before proceeding with detailed construction and engineering documents.
B. 
Application. Fifteen copies of the preliminary plat, an application in a form approved by the Planning/Zoning Board and the requisite fee shall be delivered to the Planning/Zoning Board Secretary in accordance with the procedures set forth herein.
C. 
Preliminary plat details. The preliminary plat, notwithstanding any other requirement stipulated by this Part 2, shall be clearly and legibly drawn or reproduced at a scale of not less than one inch equals 50 feet and shall contain or be accompanied by the following information, except that the Planning/Zoning Board may waive any requirement or request additional information where it is clearly appropriate to the particular application:
(1) 
A key map at a scale not smaller than one inch equals 1,000 feet showing the relation of the portion to be subdivided to the entire tract, and the relation of the entire tract to the neighborhood for at least 1,000 feet beyond its boundaries.
(2) 
The tract name, tax map sheet, block and lot number, date reference meridian, graphic scale and the following names and addresses:
(a) 
Name and address of record owner or owners.
(b) 
Name and address of the subdivider, and if a partnership or corporation, names of all individuals having more than 10% ownership.
(c) 
Name and address of person who prepared plat.
(d) 
Names of adjacent and facing owners.
(3) 
Acreage of tract to be subdivided to nearest tenth of an acre. The acreage shall be based on an outbound survey performed by a New Jersey licensed land surveyor. The date of the survey is to be shown on the plan. The date of survey shall not be more than one year from the date of application.
(4) 
Contours at five-foot intervals for slopes averaging 10% or greater, and at two-foot intervals for land of lesser slope shall be required. Contours shall be in the United States Coast and Geodetic Control Survey Datum. At least two permanent bench marks for each 50 acres or portion thereof shall be established on opposite ends of the proposed subdivision and their locations, descriptions and elevations shall be noted on the preliminary plat.
(5) 
For preliminary applications only, the applicant may rely on existing topographic information on file in the Township Engineer's office, provided that there have been no major changes in the site's topography and that if requested by the Township Engineer, specific portions of the site topography will be updated if required, at the applicant's expense, to approve the project's stormwater control drainage plan.
(6) 
The location of existing and required setback lines, streets within 200 feet of the subdivision, the location of existing and proposed buildings, watercourses, floodplains, wetlands, wetland transition areas, railroads, bridges, culverts, drainpipes, and all natural features such as wooded areas and rock formations. Also indicate all Township Master Plan proposals or special areas identified in the Township's Natural Resource Inventory on-site or off-tract within 500 feet of the proposed subdivision.
(7) 
A copy of any existing protective covenants, easements or deed restrictions applying to the land being subdivided shall be submitted with the preliminary plat.
(8) 
Plans and profiles showing proposed utility layouts (sanitary sewers, storm drains, water, gas, electric, detention basins, etc.) showing feasible connections to existing or proposed utility systems. Cross sections of streets may be required by the Township Engineer. Locations of fire hydrants and streetlights shall be established with the aid of the Township.
(9) 
The proposed names of all streets within the subdivision shall be shown and shall be subject to approval by the Planning/Zoning Board.
(10) 
Each block and lot shall be numbered in accordance with the system of numbers which will ultimately be the numbers shown on the Township tax map.
(11) 
A drainage plan shall be submitted which shall show the existing contours, proposed finished grade elevations at street intersections and breaks in grade, proposed rates of grades of streets, locations of drainage subbasin limits, proposed method of block drainage including proposed (down) slope arrows, all drainage systems and structures, including sizes and invert and casting elevations. The plan shall be accompanied by a set of drainage computations certified by a professional engineer. Where brook or stream channel improvements are proposed or required, the plans for such improvement shall be approved by the State Department of Environmental Protection or the Gloucester County Planning Board, where applicable.
(12) 
All proposed lot lines, dimensioned in feet and tenths, and the approximate area of all lots in square feet as well as any open spaces proposed to be dedicated for public use.
(13) 
When the development of the subdivision or improvements within the subdivision are contingent upon improvements outside the boundaries of said subdivision, information shall be supplied by the subdivider prior to Planning/Zoning Board consideration for preliminary approval that the improvements outside the subdivision shall be installed and shall be available to the subdivider prior to the issuance of any construction permit or certificate of occupancy for the project or phase of a project that is the subject of a development application.
[Amended 4-8-1998 by Ord. No. 0-98-05]
(14) 
Any open space and recreational facilities to be dedicated for public use or playgrounds or other public purpose and the location and use of all such property shall be shown on the plat. Public open space and recreational requirements shall be as required and described in § 90-3.29.
[Amended 4-12-2006 by Ord. No. 0-06-06]
(15) 
When deemed necessary to determine the suitability of the soil to support new construction, the Planning/Zoning Board may require as a condition of preliminary approval, test holes or borings to be made by a New Jersey licensed engineer or an approved testing laboratory at the expense of the subdivider under the direction of the Township Engineer, prior to the commencement of construction.
(16) 
Statement accompanying preliminary plat indicating type of structure(s) to be erected; approximate date of construction start; a tentative section plan for the entire subdivision indicating the estimated number of lots on which final approval will be requested for the first section.
(17) 
Full or partial environmental impact statement as may be required by the Planning/Zoning Board at the time of preliminary plat approval.
(18) 
A traffic signage plan in conformance with accepted engineering standards.
(19) 
When required by § 90-2.04 the following legend shall appear on the preliminary plat:
[Added 4-8-1998 by Ord. No. 0-98-05]
"No construction permit or certificate of occupancy or other required permits for construction of any building on any lot within this subdivision will be issued and no building shall be constructed on any lot in this subdivision until the following on-tract and off-tract improvements have been constructed as required by the final subdivision approval and approved by the Township Engineer:
(a) 
Curbs, roadway subbase and roadway bituminous stabilized base course on the full width of the road fronting the lot on which the permit is to be issued, and along the entire frontage of that lot and continuing from that lot to the existing improved public road system outside the subdivision. In addition, in order to provide adequate access for police, fire and rescue vehicles during emergencies for the lot on which the permit is to be issued-curbs, roadway subbase and roadway bituminous stabilized base course must be completed on a road or combination of roads or portions thereof within the subdivision to the extent necessary to provide a second route of access from the existing improved public road system outside the subdivision to a point within 600 feet of the lot for which the permit is to be issued.
(b) 
Storm drainage necessary in the opinion of the Township Engineer for the lot on which the permit is to be issued, including but not limited to pipes, inlets, manholes, headwalls, swales, channels, detention basins, retention basins and conduit outlet protection.
(c) 
Streetlighting or evidence of payment to the electric utility company for installation by it of all streetlights (complete with poles and fixtures) in accordance with the approved subdivision plans.
Upon the issuance of a certificate of occupancy for a building on a lot in this subdivision the foregoing restrictions will no longer apply to that lot."
(20) 
On sites with historical agricultural uses, soil testing for historic pesticide residuals performed in accordance with the NJDEP Findings and Recommendations for the Remediation of Historic Pesticide Contamination - Final Report, March 1999, and as may be amended, must be performed, and the results of said testing must be submitted.
[Added 2-9-2005 by Ord. No. 0-05-03]
(21) 
Location and details of minimum ten-thousand-gallon underground water storage tank for fire protection or fire protection standpipe and associated easement(s).
[Added 2-9-2005 by Ord. No. 0-05-03]
(22) 
For any application for preliminary major subdivision, the applicant shall submit a traffic impact study prepared by a New Jersey-licensed traffic engineer to address the impacts of a proposed development on existing roads within the Township. The traffic impact study shall include existing average daily traffic data, existing a.m. and p.m. peak hour traffic data as well as proposed average weekday and weekend daily traffic data and proposed a.m. and p.m. peak hour traffic data as well as weekend peak hour data. The report shall be based on current traffic data (i.e., traffic counts) and shall evaluate the impacts a proposed development will have on existing roadways. The report shall also include recommendations for any road or intersection improvements that may be required in conjunction with the application.
[Added 8-10-2005 by Ord. No. 0-05-11]
D. 
Preliminary plan review. Within 45 days of the submission to the Planning/Zoning Board Secretary of a complete subdivision plat application for 10 lots or less or within 95 days of submission of a complete application for a subdivision application of more than 10 lots, or within such further time as may be agreed upon by the developer the Planning/Zoning Board shall act upon the application.
E. 
Preliminary plan hearing. All actions of the Planning/Zoning Board on preliminary subdivision plats shall be at a public hearing. Public notice of an application as provided in § 90-4.06 of this chapter shall be required for all major subdivision plats. Applicants for major subdivision plats requiring variances by the Planning/Zoning Board shall also be required to provide public notice of application.
F. 
Decisions of Planning/Zoning Board. See § 90-4.07 of this chapter for decisions on subdivision plat application, under varying procedural conditions.
G. 
Effect of preliminary approval. Preliminary approval of a subdivision plat shall, except as provided in § 90-2.13H herein, confer upon the applicant the following rights for a three-year period from the date of the preliminary approval:
(1) 
That the general terms and conditions on which preliminary approval was granted shall not be changed including but not limited to use requirements, layout and design standards for streets, curbs and sidewalks, lot size, yard dimensions and on-site and off-tract improvements. The Township may modify by ordinance such general terms and conditions of preliminary approval as they relate to public health and safety, provided that such modifications are in accord with amendments adopted by ordinance subsequent to approval.
(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.
H. 
Extension of preliminary approval. The applicant may apply for and the Planning/Zoning Board may grant extensions on 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.
I. 
In the case of a subdivision plat for an area of 50 acres or more, the Planning/Zoning Board may grant the rights referred to above for such period of time, longer than three years, as shall be determined by the Planning/Zoning Board to be reasonable taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval, economic conditions, and the comprehensiveness of the development. The applicant may apply for thereafter and the Planning/Zoning Board may thereafter grant an extension to preliminary approval for such additional period of time as shall be determined by the Planning/Zoning Board to be reasonable taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval; the potential number of dwelling units and nonresidential floor area of the section or sections awaiting final approval; economic conditions; and the comprehensiveness of the development, provided that if the design standards have been revised, such revised standards may govern.
J. 
Granting of variances under Planning/Zoning Board review. The Planning/Zoning Board when reviewing applications for subdivision plats shall have the power to grant variances from lot area, lot dimensions, setback, and yard requirements, but not variances pursuant to N.J.S.A. 40:55D-70d.
K. 
Distribution of approved preliminary plat. The Planning/Zoning Board Secretary shall distribute copies of the approved preliminary plat with construction plans to each of the following:
(1) 
Township Engineer: one print.
(2) 
Applicant: one print.
(3) 
Planning/Zoning Board file: one print.
A. 
Objectives of review. The final plat shall be reviewed to determine whether the construction documents to be utilized in construction of the project substantially conform with the approved preliminary plat and to assure proper posting of performance and maintenance bonds.
B. 
Application. Fifteen copies of the final plat and application in a form approved by the Planning/Zoning Board, and the requisite fee shall be delivered to the Planning/Zoning Board Secretary. The final plat shall be submitted to the Planning/Zoning Board for final approval within three years from the date of preliminary plat approval or within such extension as provided herein.
C. 
Final plat details. The final plat, notwithstanding any other requirements stipulated by this Part 2 or other Township ordinances, shall be drawn in ink on tracing cloth, Mylar, or equal at a scale of one inch equals 50 feet, except where otherwise permitted by the Planning/Zoning Board and in compliance with all the provisions of the Map Filing Law (N.J.S.A. 46:23-9.9 et seq.). The final plat shall contain or be accompanied by:
(1) 
Date, name and location of the subdivision, name of owner, graphic scale and reference meridian.
(2) 
Tract boundary lines, right-of-way lines of streets, street names, easements and other rights-of-way, land reserved or dedicated to public use, all lot lines and other site lines; with accurate dimensions, bearings or deflection angles, and radii, arcs and central angles of all curves.
(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) 
Each block and lot shall be numbered in accordance with the system of numbers which will ultimately be the numbers shown on the Township Tax Map.
(5) 
Location of all monuments.
(6) 
Names of owners of adjoining unsubdivided land.
(7) 
Certification by a land surveyor licensed in the State of New Jersey as to accuracy of details of plat.
(8) 
Certification that the applicant is agent or owner of the land, or that the owner has given consent under an option agreement.
(9) 
When approval of a plat is required by any officer or body of such municipality, county or state, approval shall be certified on the plat.
(10) 
Final construction plans and profiles showing proposed utility layouts (sanitary sewers, storm drains, water, gas, electric, detention basins, etc.) showing connections to existing or proposed utility systems. Cross sections of streets may be required by the Township Engineer.
(11) 
A final drainage plan shall accompany the final plat. Such drainage plan shall show the same information as required on the preliminary plat with the addition that the individual lot grading shall be shown as follows: Final grades shall be shown for each lot corner, all high and low points and breaks in grade and at the corners of tentative house locations. If it is intended to use drainage swales, the elevations and profiles of these swales shall be shown.
(12) 
A soil erosion control plan and narrative shall accompany the final plat. Such soil erosion control plan shall show the same information as required on the final drainage plan. The soil erosion control plan and the final drainage plan may be combined as one plan.
(13) 
When required by § 90-2.04 the following legend shall appear on the final plat:
[Added 4-8-1998 by Ord. No. 0-98-05]
"No construction permit, or certificate of occupancy or other required permits for construction of any building on any lot within this subdivision will be issued and no building shall be constructed on any lot in this subdivision until the following on-tract and off-tract improvements have been constructed as required by the final subdivision approval and approved by the Township Engineer:
(a) 
Curbs, roadway subbase and roadway bituminous stabilized base course on the full width of the road fronting the lot on which the permit is to be issued, and along the entire frontage of that lot and continuing from that lot to the existing improved public road system outside the subdivision. In addition, in order to provide adequate access for police, fire and rescue vehicles during emergencies for the lot on which the permit is to be issued, curbs, roadway subbase and roadway bituminous stabilized base course must be completed on a road or combination of roads or portions thereof within the subdivision to the extent necessary to provide a second route of access from the existing improved public road system outside the subdivision to a point within 600 feet of the lot for which the permit is to be issued.
(b) 
Storm drainage necessary in the opinion of the Township Engineer for the lot on which the permit is to be issued, including but not limited to pipes, inlets, manholes, headwalls, swales, channels, detention basins, retention basins and conduit outlet protection.
(c) 
Streetlighting or evidence of payment to the electric utility company for installation by it of all streetlights (complete with poles and fixtures) in accordance with the approved subdivision plans. Upon the issuance of a certificate of occupancy for a building on a lot in this subdivision the foregoing restrictions will no longer apply to that lot."
Upon the issuance of a certificate of occupancy for a building on a lot in this subdivision the foregoing restrictions will no longer apply to that lot.”
D. 
Final plat review. Within 45 days after the filing date of a complete final plat application, or within such further time as may be agreed upon by the applicant, the Planning/Zoning Board shall approve the application for final plat approval with or without conditions, provided the following requirements are met:
(1) 
That the detailed drawings and specifications meet all applicable Township codes and ordinances;
(2) 
That the final plats are substantially the same as the approved preliminary plats;
(3) 
That performance and maintenance guaranties approved by the Township Solicitor have been posted to ensure the installation and maintenance of all improvements;
(4) 
That the applicant agrees in writing to all conditions of final approval;
(5) 
That proof has been submitted that all taxes and assessments for local improvements on the property have been paid.
(a) 
Distribution. Upon receipt of a complete application, the Planning/Zoning Board Secretary shall submit one copy to each member of the Subdivision Committee and one copy to each of those professionals and boards or agencies having received a copy of the preliminary plat.
(b) 
Review. The professionals and boards or agencies shall provide a report and recommendation concerning the final plat. The Planning/Zoning Board shall have the right to proceed in the absence of any such recommendation.
E. 
Final plat hearing. Planning/Zoning Board action shall take place at a public meeting. No public notice of application shall be required.
F. 
Decision of Planning/Zoning Board. As set forth in § 90-4.07 of this chapter for decisions on subdivision applications under varying procedural conditions.
G. 
Effect of final approval. Final approval shall terminate the time period of preliminary approval for the section granted final approval and shall guarantee the applicant that the zoning requirements applicable to the preliminary approval and all other rights conferred upon applicant as part of preliminary approval shall not be changed for a period of two years after the date of final approval, provided that these rights shall expire if the plat has not been duly recorded within the time prescribed in § 90-2.14J herein.
H. 
Time limit for final approval and extensions.
(1) 
Final approval shall expire two years from the date of final approval unless the applicant has secured a building permit to commence construction. The Planning/Zoning Board may extend final approval, and the protection offered under § 90-2.14G herein, for one year. Up to three such extensions may be granted.
(2) 
In the case of a conventional subdivision for 150 acres or more, the Planning/Zoning Board may extend the rights granted under final approval for such period of time, longer than two years, as shall be determined by the Planning/Zoning Board to be reasonable taking into consideration the number of dwelling units and nonresidential floor area permissible under final approval, economic conditions, and the comprehensiveness of the development. The developer may apply for thereafter, and the Planning/Zoning Board may thereafter grant, an extension of final approval for such additional period of time as shall be determined by the Planning/Zoning Board to be reasonable taking into consideration the above factors.
I. 
County Planning Board approval. Any plat which requires County Planning Board approval, pursuant to N.J.S.A. 40:27-6.2 shall be forwarded to the County Planning Board for its action. The Planning/Zoning Board may grant final approval subject to approval by the County Planning Board.
J. 
Filing of approved final plat. The final plat shall be filed by the subdivider with the county recording officer within 95 days from the date of such approval. If any final plat is not filed within that period, the approval shall expire. For good cause, the Planning/Zoning Board may extend the time for the filing of the plat for an additional period not to exceed 95 days. No plat shall be accepted for filing by the Clerk of the County of Gloucester unless it has been duly approved by the Township of South Harrison Planning/Zoning Board and signed by its Chair and Secretary.
K. 
Distribution of approved final plat. Before the Zoning Officer issues a zoning permit to the subdivider, or the Construction official issues a building permit for the subdivision, the applicant shall provide the Planning/Zoning Board Secretary with a certificate of filing from the County Clerk's office.
L. 
The Planning/Zoning Board Secretary shall distribute copies of the approved final plat as follows:
(1) 
Township Engineer: one polyester film and cloth print one paper print.
(2) 
Tax Assessor: one print.
(3) 
Construction Official: one print.
(4) 
Municipal Clerk: one print.
(5) 
Planning/Zoning Board file: one print.
[Added 2-12-1997 by Ord. No. 0-1-97]
Divisions of land found by the Planning/Zoning Board to be for agricultural purposes where all resulting parcels are five acres or larger in size, and no new streets are created, shall not be considered subdivisions within the meaning of the Municipal Land Use Law. Procedures for this type of application are as follows:
A. 
Filing. The applicant must submit 15 copies of a certified survey plat depicting the property in question and clearly showing the location of existing houses, buildings and other structures, with accurate dimensions for all existing and proposed lot lines and identifying any adjacent lot(s) owned by proposed grantor(s) or grantee(s) of lots to result from the proposed division. The plan must also include Tax Map sheet, block and lot numbers, and the zone district designation(s) of the lot(s) to be divided, and the acreage of all existing and proposed lots as measured to the roadway right-of-way. The applicant must submit an original and three copies of the deeds which shall effectuate the division, which deeds must meet all recording requirements set forth at N.J.S.A. 46:15-1.1, and include the metes and bounds descriptions drawn from the aforementioned plan. The deeds must include the language "This division of farmland has been found by the South Harrison Township Planning/Zoning Board to be for agricultural purposes and exempt from subdivision review and approval pursuant to N.J.S.A. 40:55D-7.," followed by signature lines for the Planning/Zoning Board Chair and Secretary. All information must be submitted at least 10 days prior to the Planning/Zoning Board meeting at which the application will be considered. The Board shall not review the application until it has received a complete application and all applicable fees.
B. 
Referral. Upon receipt of the above described materials, the Planning/Zoning Board Secretary shall forward a copy of the plan and deeds to the Township Engineer and Planning/Zoning Board Solicitor. The Township Engineer shall review the plan to confirm that the acreage is greater than five acres and any other necessary determinations. The Township Engineer shall also review the legal descriptions contained in the deeds to ascertain that they conform to the metes and bounds measurements as depicted on the plan. The Planning/Zoning Board Solicitor shall review the form of the proposed deeds.
C. 
Hearing. At the next regular meeting to take place no less than 10 days subsequent to receipt of all of the above referenced materials, the applicant(s) and the proposed owners for each of the proposed lots must testify as to the nature of the proposed division and answer any questions Board members and its officials may have. The Board shall approve the division if:
(1) 
It meets the requirements set forth in N.J.S.A. 40:55D-7;
(2) 
The Township Engineer and Planning/Zoning Board Solicitor have approved the legal descriptions and form of deeds; and
(3) 
All other application requirements are met. Upon approval, the Chair and Secretary shall sign the deeds in the appropriate spaces. If the Board determines that the requirements of N.J.S.A. 40:55D-7 have not been met it shall memorialize its findings and conclusions in a duly adopted resolution, and the applicant may make further application as may be permitted and/or required by law.