A sketch plat is required of all applicants
seeking a division of land and is intended to serve as an initial
step in subdivision procedure. It provides the subdivider and Planning
Board with an opportunity to discuss the subdivision in the formative
stages of design and provides the basis for classification.
[Added 8-6-1982 by Ord. No. 15-1982;
amended 4-6-1989 by Ord. No. 11-1989]
A. Applicability of procedures.
(1) No person shall carry out any development within the
Pinelands Area without obtaining approval from the approving agency
and without obtaining development approval in accordance with the
procedures set forth in this section.
(2) Except as provided in Subsection
A(3) below, the following shall not be subject to the procedures set forth in this section:
(a)
The improvement, expansion or reconstruction,
within five years of destruction or demolition, of any single-family
dwelling unit or appurtenance thereto;
(b)
The improvement, expansion, construction or
reconstruction of any structure accessory to a single-family dwelling;
(c)
The improvement, expansion, construction or
reconstruction of any structure used exclusively for agricultural
or horticultural purposes;
(d)
The construction, repair or removal of any sign,
except for the construction or replacement of any off-site commercial
advertising sign;
(e)
The repair of existing utility distribution
lines;
[Amended 4-3-1997 by Ord. No. 1-1997]
(f)
The clearing of less than 1,500 square feet
of land;
(g)
The construction of any addition or accessory
structure for any nonresidential use or any multifamily residential
structure, provided that:
[Amended 8-7-2019 by Ord. No. 24-2019]
[1] If the addition or structure will be located on or below an existing
impervious surface, either the existing use is served by public sewers
or the addition or structure will generate no wastewater flows, and
said addition or structure will cover an area of no more than 4,999
square feet; and
[2] If the addition or structure will not be located on or below an impervious
surface, said addition or structure will generate no wastewater flows
and will cover an area of no more than 1,000 square feet.
(h)
The demolition of any structure that is less
than 50 years old;
(i)
The installation of utility distribution lines,
except for sewage lines, to serve areas which are effectively developed
or development which has received all necessary approvals and permits;
[Added 4-3-1997 by Ord. No. 1-1997]
(j)
The repair or replacement of any existing on-site
wastewater disposal system;
[Added 4-3-1997 by Ord. No. 1-1997]
(k)
The repaving of existing paved roads and other
paved surfaces, provided no increase in the paved width or area of
said roads and surfaces will occur;
[Added 4-3-1997 by Ord. No. 1-1997;
amended 8-7-2019 by Ord. No. 24-2019]
(l)
The clearing of land solely for agricultural
or horticultural purposes;
[Added 4-3-1997 by Ord. No. 1-1997;
amended 8-7-2019 by Ord. No. 24-2019]
(m)
Fences, provided that no more than 1,500 square
feet of land is to be cleared;
[Added 4-3-1997 by Ord. No. 1-1997]
(n)
Aboveground telephone equipment cabinets;
[Added 4-3-1997 by Ord. No. 1-1997]
(o)
Tree pruning;
[Added 4-3-1997 by Ord. No. 1-1997]
(p)
The following forestry activities:
[Added 4-3-1997 by Ord. No. 1-1997]
[1]
Normal and customary forestry practices on residentially
improved parcels of land that are five acres or less in size;
[2]
Tree harvesting, provided that no more than
one cord of wood per five acres of land is harvested in any one year
and that no more than five cords of wood are harvested from the entire
parcel in any one year;
[3]
Tree planting, provided that the area to be
planted does not exceed five acres in any one year, no soil disturbance
occurs other than that caused by the planting activity and no trees
other than those authorized by N.J.A.C. 7:50-6.25 are to be planted;
and
[4]
Forest stand improvement designed to selectively
thin trees and brush, provided that no clearing or soil disturbance
occurs and that the total land area on the parcel in which the activity
occurs does not exceed five acres in any one year;
(q)
Prescribed burning and the clearing and maintaining
of fire breaks;
[Added 4-3-1997 by Ord. No. 1-1997]
(r)
Normal and customary landscape plantings, unless a landscaping plan is required pursuant to §
190-50C(3);
[Added 4-3-1997 by Ord. No. 1-1997]
(s) The installation of an accessory solar energy facility on any existing
structure or impervious surface;
[Added 8-7-2019 by Ord. No. 24-2019]
(t) The installation of a local communications facilities antenna on
an existing communications or other suitable structure, provided such
antenna is not inconsistent with any comprehensive plan for local
communications facilities approved by the Pinelands Commission pursuant
to N.J.A.C. 7:50-5.4(c)6;
[Added 8-7-2019 by Ord. No. 24-2019]
(u) The establishment of a home occupation within an existing dwelling
unit or structure accessory thereto, provided that no additional development
is proposed; or
[Added 8-7-2019 by Ord. No. 24-2019]
(v) The change of one nonresidential use to another nonresidential use,
provided that the existing and proposed uses are or will be served
by public sewers and no additional development is proposed.
[Added 8-7-2019 by Ord. No. 24-2019]
(3) The exceptions contained in Subsection
A(2) above shall not apply to any historic resources designated by the Pinelands Commission pursuant to N.J.A.C. 7:50-6.154.
(4) Nothing herein shall preclude any local or state agency
from reviewing, in accordance with the provisions of any applicable
ordinance or regulation, any proposed development which does not require
an application to the Pinelands Commission pursuant to this section.
B. Application requirements for minor development. Any
application for approval of minor development shall include at least
the following information:
(1) The applicant's name and address and his interest
in the subject property.
(2) The owner's name and address, if different from the
applicant's, and the owner's signed consent to the filing of the application.
(3) The legal description, including block and lot designation
and street address, if any, of the subject property.
(4) A description of all existing uses of the subject
property.
(5) A brief written statement generally describing the
proposed development.
(6) A United States Geological Survey quadrangle map,
or copy thereof, and a copy of the Municipal Tax Map sheet on which
the boundaries of the subject property and the Pinelands management
area designation and the zoning designation are shown.
(7) A plat or plan showing the location of all boundaries
of the subject property and the location of all proposed development
and existing or proposed facilities to provide water for the use and
consumption of occupants of all buildings and sanitary facilities
which will serve the proposed development. The following information
shall be included with respect to existing or proposed sanitary facilities:
(a)
On-site treatment facilities: location, size,
type and capacity of any proposed on-site wastewater treatment facilities.
(b)
Soil borings and percolation tests. If on-site sewage disposal is proposed, results of soil borings and percolation tests in accordance with N.J.S.A. 58:11-23 et seq., and the regulations adopted pursuant thereto, shall be submitted at suitable location with a tract map showing location, logs, elevations of all test holes, indicating where ground water was encountered, estimating the seasonal high-water table and demonstrating that such facility is adequate to meet the water quality standards contained in §
190-50H of Chapter
190, Zoning.
(8) A location map, including the area extending at least
300 feet beyond each boundary of the subject property, showing ownership
boundary lines, the boundary of the proposed development, owners of
holdings adjoining and adjacent to the subject property, existing
facilities, buildings and structures on the site; all proposed development,
wetlands, streams (including intermittent streams), rivers, lakes
and other water bodies and existing roads.
(9) A soils map, including a county soils survey which
conforms to the guidelines of the United States Department of Agriculture
Soil Conservation Service, showing the location of all proposed development.
(10)
A map showing existing vegetation, identifying
predominant vegetation types in the area and showing proposed landscaping
of the subject property, including the location of the tree line before
and after development and all areas to be disturbed as a result of
the proposed development.
(11)
A certificate of filing from the Pinelands Commission
issued pursuant to N.J.A.C. 7:50-4.34 or, until January 14, 1991,
evidence of prior approval from the Pinelands Development Review Board
or the Pinelands Commission pursuant to the interim rules and regulations.
(12)
When prior approval for the development has been granted by the approving agency, evidence of Pinelands Commission review pursuant to §
159-7E below.
(13)
In lieu of Subsection
B(1) through
(12) above,the application requirements of §
190-66.1 shall apply to applications for the development of a single-family dwelling on an existing lot of record.
[Added 8-7-1997 by Ord. No. 19-1997]
C. Application requirements for major development. All
applications for major development shall be accompanied by the information
required in N.J.A.C. 7:50-4.2(b)5, as well as the following:
(1) A certificate of filing from the Pinelands Commission
issued pursuant to N.J.A.C. 7:50-4.34 or, until January 14, 1991,
evidence of prior approval from the Pinelands Development Review Board
or the Pinelands Commission pursuant to the interim rules and regulations.
(2) When prior approval for the development has been granted by the approving agency, evidence of Pinelands Commission review pursuant to §
159-7E below.
D. Notice to the Pinelands Commission.
[Amended 8-7-1997 by Ord. No. 19-1997; 8-7-2019 by Ord. No. 24-2019]
(1) Applications submission and modifications. Written notification shall
be given by the Township, by email or regular mail, to the Pinelands
Commission within seven days after a determination is made by the
Township that an application for development in the Pinelands Area
is complete or if a determination is made by the approval agency that
the application has been modified. Said notice shall contain:
(a)
The name and address of the applicant.
(b)
The legal description and street address, if any, of the parcel
that the applicant proposes to develop.
(c)
A brief description of the proposed development, including uses
and intensity of uses proposed.
(d)
The application number of the certificate of filing issued by
the Pinelands Commission and the date on which it was issued.
(e)
The date on which the application, or any change thereto, was
filed and any application number or other identifying number assigned
to the application by the approval agency.
(f)
The approval agency with which the application or change thereto
was filed.
(g)
The content of any change made to the application since it was
filed with the Commission, including a copy of any revised plans or
reports.
(h)
The nature of the municipal approval or approvals being sought.
(2) Meetings and hearings. Where a meeting, hearing or other formal proceeding
on an application for development approval in the Pinelands Area is
required, the applicant shall provide notice to the Pinelands Commission
by email, regular mail or delivery of the same to the principal office
of the Commission at least five days prior to such meeting, hearing
or other formal proceeding. Such notice shall contain at least the
following information:
(a)
The name and address of the applicant.
(b)
The application number of the certificate of filing issued by
the Pinelands Commission and the date on which it was issued.
(c)
The date, time and location of the meeting, hearing or other
formal proceeding.
(d)
The name of the approval agency or representative thereof that
will be conducting the meeting, hearing or other formal proceeding.
(e)
Any written reports or comments received by the approval agency
on the application for development that have not been previously submitted
to the Commission.
(f)
The purpose for which the meeting, hearing or other formal proceeding
is to be held.
(3) Notice of approvals and denials. The Pinelands Commission shall be
notified of all approvals and denials of development in the Pinelands
Area, whether the approval occurs by action or inaction of any approval
agency or an appeal of any agency's decision. The applicant shall,
within five days of the approval or denial, give notice by email or
regular mail to the Pinelands Commission. Such notice shall contain
the following information:
(a)
The name and address of the applicant.
(b)
The legal description and street address, if any, of the parcel
that the applicant proposes to develop.
(c)
The application number of the certificate of filing issued by
the Pinelands Commission and the date on which it was issued.
(d)
The date on which the approval or denial was issued by the approval
agency.
(e)
Any written reports or comments received by the approval agency
on the application for development that have not been previously submitted
to the Commission.
(f)
Any revisions to the application not previously submitted to
the Commission.
(g)
A copy of the resolution, permit or other documentation of the
approval or denial. If the application was approved, a copy of any
preliminary or final plan, plot or similar document that was approved
shall also be submitted.
(4) Except as provided in §
190-66.1, the requirements of §
159-7D shall not apply to the issuance of a preliminary zoning permit or a refusal to issue a preliminary zoning permit for the development of a single-family dwelling on an existing lot of record.
E. Review by the Pinelands Commission.
(1) Upon receipt by the Pinelands Commission of a notice of approval pursuant to §
159-7D(3) above, the application for development shall be reviewed in accordance with the provisions in N.J.A.C. 7:50-4.37 through N.J.A.C. 7:50-4.42. The approval of the Township shall not be effective and no development shall be carried out prior to a determination of whether the development approval will be reviewed by the Commission. If the applicant is notified that the Commission will review the application for development, no development shall be carried out until such review has been completed.
(2) Until January 14, 1991, approvals issued by the Pinelands
Development Review Board or the Pinelands Commission under the interim
rules and regulations shall serve as the basis for Pinelands Commission
review of the local approval under this section.
(3) Although the Pinelands Commission shall be notified
of all denials, no such denial actions are subject to further review
and action by the Pinelands Commission.
(4) Except as provided in §
190-66.1, the requirements of §
159-7E shall not apply to the issuance of a preliminary zoning permit or a refusal to issue a preliminary zoning permit for the development of a single-family dwelling on an existing lot of record.
[Added 8-7-1997 by Ord. No. 19-1997]
F. Condition on prior approvals of the Township. Where
a prior approval has been granted by the Township, no subsequent approval
of an application for development approval shall be obtained until
one of the following is satisfied:
(1) Notification is received from the Pinelands Commission
that review of the Township's approval is not required; or
(2) Review of the Township's approval has been completed
pursuant to N.J.A.C. 7:50-4.37 through 7:50-4.42 and a final order
regarding the approval is received by the Township from the Pinelands
Commission.
G. Effect of Pinelands Commission decision on Township
approval. If the Pinelands Commission disapproves an application for
development previously approved by the approving agency, such approval
shall be revoked by the approving agency within 30 days, and the agency
shall thereafter deny approval of the application. If the Commission
approves the decision of the approval agency subject to conditions,
the approval agency which had previously approved the application
shall, within 30 days, modify its approval to include all conditions
imposed by the Commission and, if final approval of the application
is required, shall grant final approval only if the application for
approval demonstrates that the conditions specified by the Commission
have been met by the applicant.
H. Participation of Pinelands Commission in public hearings.
The Pinelands Commission may participate in a hearing held in the
Township involving the development of land in the Pinelands Area pursuant
to N.J.A.C. 7:50-4.36.
I. Environmental Commission review. All applications
for major development shall be referred to the Environmental Commission
for review and comment.