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:
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a.
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SUBDIVISION OF
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LOT __________ BLOCK ___________ ZONE ____________
DATE __________ SCALE ____________________________
APPLICANT
ADDRESS
SUBDIVISION CONTROL NO.
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b.
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I CONSENT TO THE FILING OF THIS SUBDIVISION
PLAT WITH THE PLANNING/ZONING BOARD OF SOUTH HARRISON TOWNSHIP.
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(Owner)
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(Date)
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c.
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To be signed before issuance of a building permit
and incorporated only on a final plat of a major subdivision:
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I HEREBY CERTIFY THAT ALL THE REQUIRED IMPROVEMENTS
HAVE BEEN INSTALLED OR A BOND POSTED IN COMPLIANCE WITH ALL APPLICABLE
CODES AND ORDINANCES.
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(If improvements installed)
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(Township Engineer)
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(Date)
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(If bond posted)
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(Municipal Clerk)
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(Date)
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Building permit issued (date)
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d.
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To be incorporated on final plat for major or
for minor and signed prior to issuance of a building permit:
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VERIFICATION THAT PAYMENT OF MUNICIPAL TAXES
OR ASSESSMENTS IS CURRENT.
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(Tax Collector)
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(Date)
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e.
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The appropriate approval signature block to
be incorporated depending on whether subdivision is a minor or a major.
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(1)
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Minor Subdivision Approved
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(Date of Board Approval)
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(Chair)
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(Date)
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(Planning/Zoning Board Secretary)
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(Date)
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Deed to subdivision must be filed with County
Clerk within 190 days of date of Board Approval.
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(2)
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Major Subdivision Approved (Preliminary or Final)
(Date of Board Approval)
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(Chair)
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(Date)
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(Planning/Zoning Board Secretary)
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(Date)
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(f)
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EXPIRATION OF APPROVAL (1) Major: preliminary
– 3 years; final – 2 years; or (2) minor: 2 years.
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Date (without extensions)
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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.
(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:
(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:
(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:
(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:
(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]
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"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.
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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."
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(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.
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]
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"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:
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(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."
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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.”
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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:
[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.
