For preliminary approval of a major subdivision or site plan,
the procedure shall be as follows:
A.
An application shall be submitted to the Secretary of the Planning
Board, in writing, in duplicate, on forms supplied by the Planning
Board, furnishing pertinent data such as the names and addresses of
the owner, agent, engineer and identification of the property involved.
B.
The application shall be accompanied by 10 copies of a preliminary plat of the proposed subdivision or of the site plan, accurate and to scale as to boundaries and existing features, but approximate as to proposed features. The accuracy of the boundaries and existing features shall be certified by a licensed professional engineer or land surveyor. All design shall be done by a licensed professional engineer. The details of the plat shall be in conformity with § 310-89.
C.
Simultaneously with filing the application, copies of the preliminary
plat shall be forwarded by the applicant to the following persons:
(1)
The Land Use Officer.
(2)
The Borough Engineer.
(3)
The Board of Health.
(4)
The Chief Law Enforcement Officer.
[Amended 5-13-1997by Ord.
No. 97-8]
(5)
The Department of Public Works.
(7)
The Recreation Commission.
(8)
The Board of Education.
(9)
The Environmental Commission.
(10)
The Planning Board Engineer.
D.
The applicant shall produce proof by affidavit of the date such copies
were sent. The said persons and Boards may make recommendations, in
writing, to the Board within 30 days after service of the preliminary
plat on them. The Board shall take the said recommendations into account,
but shall have the authority to proceed in the absence of such recommendation
or to disregard or modify such recommendations. Copies of all recommendations
shall be sent to the applicant by the recommending professionals and
Boards.
E.
Upon receipt of a completed application, the Planning Board shall schedule a public hearing, but in no event shall such hearing be scheduled earlier than 30 days after the service of the documents on the persons and bodies required by Subsection C of this section. The applicant shall thereupon give notice of such hearing in accordance with the requirements of this chapter and of law.
[Amended 10-8-1985 by Ord. No. 85-16]
A.
The preliminary plat of a site plan, subdivision or conditional use
shall contain the following:
(1)
Date: all revisions shall be noted and dated.
(2)
Key map showing the location of the tract with reference to surrounding
properties and existing street intersections.
(3)
Title of the development, North arrow, scale, block and lot number,
the name and address of the record owner, the name and address, license
number and seal of the person preparing the plat. If the owner of
the premises is a corporation, the name and address of the president
and secretary shall be submitted with the application.
(4)
A scale of not less than one inch equals 50 feet. All distances shall
be in feet and decimals of a foot and all bearings shall be given
to the nearest 10 seconds.
(5)
The names and addresses, as shown on the current tax records, of
all owners of the property within 200 feet of the subdivision, together
with the block and lot numbers of said property.
(6)
The zoning district in which the parcel is located, together with
zone boundaries included within the boundaries of the parcel or within
200 feet therefrom.
(7)
Survey data showing boundaries of the property, building or setback
lines and lines of existing and proposed streets, lots, reservations,
easements and areas dedicated to public use, including grants, restrictions
and rights-of-way.
(8)
Reference to any existing or proposed covenants, deed restrictions
or exceptions covering all or any part of the parcel. A copy of such
covenants, deed restrictions or exceptions shall be submitted with
the application.
(9)
The distances, measured along the right-of-way lines of existing
streets abutting the property, to the nearest intersections with other
public streets.
(10)
Location of existing buildings and all other structures, including
walls, fences, culverts and bridges, with spot elevations of such
buildings and structures. Structures to be removed shall be indicated
by dashed lines; structures to remain shall be indicated by solid
lines.
(11)
Location of all existing and proposed storm drainage structures
and utility lines, whether publicly or privately owned, with pipe
sizes, grades and direction of flow, locations of inlets, manholes
or other appurtenances and appropriate invert and other elevations.
If any existing utility lines are underground, the estimated location
of said utility lines shall be shown.
(12)
Existing and proposed contours, referred to U.S. Coast and Geodetic
data, with a contour interval of one foot for slopes of less than
10% and an interval of two feet for slopes of more than 10%. Existing
contours are to be indicated by dashed lines and proposed contours
are to be indicated by solid lines.
(13)
Location of existing rock outcrops, high points, watercourses,
depressions, ponds, marshes, wooded areas and other significant existing
features, including previous flood elevations of watercourses, ponds
and marsh areas as determined by survey.
(14)
All proposed streets, with profiles, indicating grading; and
cross-sections showing width of roadway, location and width of sidewalk
and location and size of utility lines conforming to the standards
and specifications of the Borough.
(15)
The location of all existing and proposed water lines, valves
and hydrants and all sewer lines or alternative means of water supply
or sewage disposal and treatment.
(16)
Existing and proposed stormwater drainage system. All site plans
and major subdivisions shall be accompanied by a plan sketch showing
all existing drainage within 500 feet of any boundary and all areas
such as paved areas, grassed areas, wooded areas and any other surface
area contributing to the calculations and showing methods used in
the drainage calculations.
(17)
Acreage, to the nearest tenth of an acre, of the tract to be
subdivided and the area, in square feet, of all lots.
(18)
Such other information or data as may be required by the Planning
Board or the County Planning Board for determination that the details
of the subdivision are in accordance with the standards of this chapter
and all other ordinances of the Borough of Hillsdale and all other
applicable laws, ordinances or resolutions.
B.
In addition to the requirements of Subsection A of this section, the preliminary plat of a site plan shall contain the following:
(1)
The proposed use or uses of land and buildings, together with the
floor space of all buildings and the estimated number of employees.
If the precise use of the building is unknown at the time of application,
an amended plan showing the proposed use shall be required prior to
issuance to a certificate of occupancy.
(2)
The means of vehicular access for ingress to and egress from the
site, showing in particular the size and location of driveways and
curb cuts; walkways; the proposed traffic channels, if any; additional
width, if any: and any other means of controlling vehicular and pedestrian
traffic.
(3)
The location and design of any off-street parking areas or leading
areas showing size and location of bays, aisles and barriers.
(4)
The location, direction of illumination, power and hours of operation
of existing and proposed outdoor lighting.
(5)
The location and elevation plan of existing and proposed signs.
(6)
The proposed screening, landscaping planting plan.
(7)
Elevation drawings of proposed addition or structure.
(8)
Location of existing and proposed retention basins.
C.
In addition to the requirements of Subsections A and B of this section, the preliminary plan of a site plan or an application for conditional use approval shall contain the following:
(1)
A bulk zone schedule indicating the required and proposed information
should be provided to enable the Planning Board to determine if all
the zoning criteria have been complied with.
(2)
Location of the proposed solid waste storage area together with the
screening for same.
(3)
Photographs of the property in question and the surrounding properties.
(4)
Standard detail designs for curb, sidewalk, pavement and other appurtenances
shown on the plat.
(5)
Provisions for barrier-free designs.
Preliminary approval of a major subdivision or of a site plan
shall, except as provided in Subsection D of this section, confer
upon the applicant the following rights for a three-year period from
the date of the preliminary approval:
A.
That the general terms and conditions on which preliminary approval
was granted shall not be changed, including but not limited to the
following: use requirements; layout and design standards for streets,
curbs and sidewalks; lot size; yard dimensions and off-tract improvements;
and, in the case of a site plan, any requirements for preservation
of existing natural resources, for safe and efficient vehicular and
pedestrian circulation, parking and loading, for screening, landscaping
and location of structures and for exterior lighting, 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;
B.
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, as the
case may be; and
C.
That the applicant may apply for and the Planning 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.
D.
In the case of a subdivision of or site plan for an area of 50 acres or more, the Planning Board may grant the rights referred to in Subsections A, B and C of this section for such period of time in excess of three years as shall be determined by the Planning 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 Board may thereafter grant, an extension to preliminary approval for such additional period of time as shall be determined by the Planning Board to be reasonable, taking into consideration: the number of dwelling units and nonresidential floor area permissible under preliminary approval; and 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.
For final approval of a major subdivision or site plan, the
procedure shall be as follows:
A.
The plat and an application for final approval, in duplicate and
in a form approved by the Board, shall be submitted to the Secretary
of the Planning Board, together with the fee required by this chapter.
B.
The original cloth tracing and 10 white prints (blue or black on
white) of the plat shall accompany the application.
C.
The plat shall not differ substantially from the preliminary plat
as approved.
E.
Prior to final approval, the Board shall determine:
(1)
The nature of the improvements to be required as a condition of final
approval.
(2)
The estimated value of the improvements or to be installed in accordance
with this chapter.
(3)
The nature and amount of performance guaranties, if any, to be required
as a condition to final approval.
(4)
The amounts to be deposited to reimburse the Planning Board and Borough
for costs incurred or to be incurred for legal, engineering and other
consultant reports, for recording fees and for any other costs anticipated
by the Board.
(5)
Any other conditions upon which final approval will be granted.
F.
Prior to final approval, the applicant shall submit to the Board:
(1)
A developer's agreement, prepared by the Board Attorney, setting
forth the obligations of the applicant in connection with the final
approval.
(2)
A performance guaranty, in a form satisfactory to the Board and Borough,
complying with this chapter and guaranteeing performance of the developer's
agreement.
(3)
Maintenance guaranties, if any, for work completed prior to final
approval.
(4)
Deeds for any easements, rights-of-way, public lands or any other
interest in land in a form satisfactory to the Board Attorney and
the Borough Attorney.
(5)
Funds to be deposited to reimburse the Board for costs incurred or
to be incurred for legal, engineering and other consultant reports,
for recording fees and for any other costs anticipated by the Board.
(6)
Evidence of compliance with any other conditions imposed by the Board.
G.
Within 45 days after submission of a complete final plat or within
such further time as may be agreed to by the applicant, but in no
event less than the thirty-day reporting period within which the County
Planning Board may act, the Planning Board shall approve, conditionally
approve or disapprove the final plat and report said action, whether
it be approval, conditional approval or disapproval, to the governing
body. In case of approval, the final plan shall be so certified. The
applicant shall be notified of the Board's action and the reasons
therefor.
H.
Upon final approval by the Planning Board and after all required
signatures are placed on the original tracing, the Planning Board
Secretary shall request the Planning Board Engineer to have prepared,
at the cost and expense of the applicant, two cloth prints and one
Mylar reproducible and sufficient copies of such final plat to enable
the Secretary to file a copy thereof with each of the following:
(1)
Secretary of the Board.
(2)
Engineer of the Board.
(3)
Land Use Officer.
(4)
Construction Code Agency.
(5)
Tax Assessor.
(6)
Borough Clerk.
(7)
Board of Health.
(9)
Environmental Commission.
(10)
Board of Education.
(11)
Such other officer or agency as the Planning Board shall deem
necessary or desirable.
The final plat of a site plan or subdivision shall contain the
following:
A.
Date, name and location of the subdivision, the name of the owner,
graphic scale and reference meridian.
B.
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, all lot lines and other site lines; with accurate dimensions,
bearings or deflection angles and radii, arcs and central angles of
all curves; area of each lot.
C.
The names, exact locations and widths of all existent recorded streets
intersecting or paralleling the plot boundaries within a distance
of 200 feet.
D.
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.
E.
Lot, block and street numbers as approved by the Borough Engineer,
including lot and block numbers of abutting property.
F.
Minimum building setback line on all lots and other sites.
G.
Location and description of all monuments.
H.
Names of owners of adjoining unsubdivided land.
I.
Certification by a surveyor as to the accuracy of the details of
the plat.
J.
Certification that the applicant is agent or owner of the land or
that the owner has given consent under a written agreement.
K.
When approval of a plat is required by any other officer or body
of a municipality, county or state, such approval shall be certified
on the plat or evidence shall be submitted that an application has
been made for such approval.
L.
Proposed final grades of all streets shall be shown to a scale of
one inch equals five feet vertical and one inch equals 50 feet horizontal,
on sheets 22 inches by 36 inches, and drawings shall include both
plans and profiles and shall show elevations of all monuments referred
to U.S.C. & G.S. level benchmarks, and such elevations shall be
shown in feet and hundredths of feet.
M.
Plans and profiles of storm and sanitary sewers and water mains.
N.
Certificate from the Tax Collector that all taxes and assessments
are paid to date.
O.
Written proof that the land set aside or shown for easement, public
use or streets are free and clear of all liens and encumbrances.
After installation of the improvements required by this chapter,
the subdivider or applicant for site plan approval shall cause to
be prepared, signed and sealed by a licensed professional engineer
or land surveyor:
A.
Plans showing:
(1)
The contours (at two-foot intervals for lands having slopes averaging
10% or greater and at one-foot intervals for lands of lesser average
slopes) of the land as finally graded; and
(2)
The location, as built, of all improvements required by this chapter, including, without intending to limit the generality hereof, the location of water mains, gas mains and underground supply lines for light, power and telephone service and all of their appurtenances, including building sewer laterals as defined in Chapter 240, Sewers, of the Code of the Borough of Hillsdale, stubs and taps for building connections.
B.
Profiles, as built, of streets, storm sewers and sanitary sewers
and their respective appurtenances.
C.
Cross sections, as built, of streets. The plans, profiles and cross-sections
required by this section are hereinafter referred to as "as-built
plans." One complete set of the as-built plans shall be filed with
the Borough Engineer and one complete set with the Land Use Officer.
