[Added 10-18-1988 by Ord. No. 88-83]
The following information and documents must
be submitted to the Planning Board Secretary for a concept plan review:
A.
The name and address of the owner and applicant.
B.
The name, signature, license number and address of
the engineer, land surveyor, architect, professional planner and/or
landscape architect, as applicable, involved in the preparation of
the plat.
C.
A title block denoting the type of application, Tax
Map sheet, county, name of municipality, block and lot and street
location.
D.
A key map at a specified scale showing the location
of the tract with reference to surrounding properties, streets, municipal
boundaries, etc., within 500 feet.
E.
A schedule of required and provided zone district(s)
requirements, including lot area, width, depth, yard setbacks, building
coverage, open space, parking, etc.
F.
A North arrow and scale.
G.
The general size and location of any existing or proposed
structures.
H.
The general location and dimensions of any existing
or proposed streets.
I.
An existing copy and/or delineation of any existing
or proposed deed restrictions or covenants.
J.
Any existing or proposed easements or land reserved
for or dedicated to public use.
K.
Payment of the concept review fee.
L.
All existing streets, watercourses and floodplains
and the general location of wetlands or other environmentally sensitive
areas on and within 200 feet of the site.
M.
Existing rights-of-way and/or easements on and within
200 feet of the tract.
N.
Topographic features of the subject property from
the United States Coast and Geodetic Survey map or North America Vertical
Datum of 1988 (NAVD88).
[Amended 12-20-1988 by Ord. No. 88-95; 9-17-2002 by Ord. No. 2002-80]
O.
The general boundary, limits, nature and extent of
wooded areas, specimen trees and other significant physical features.
P.
The general vehicular and pedestrian circulation patterns.
[Amended 12-20-1988 by Ord. No. 88-95]
Q.
An aerial photograph or copy of an aerial photograph
with the site boundaries clearly indicated. This photograph or print
must be of a scale of one inch equals 400 feet or less, must have
been taken within a five-year period of the date of submission and
must clearly indicate existing vegetation, structures and surrounding
land uses.
[Added 1-31-1989 by Ord. No. 89-10]
A.
The following shall be addressed before the application
can be deemed complete:
(1)
Appropriate fees from the fee schedule.
(2)
One copy of the development application checklist.
(4)
Twenty copies of the development application (12 copies
for Zoning Board of Adjustment C variances).
(5)
One copy of the tax certification.
(6)
One copy of the notice of fees and agreement to pay
the same.
(7)
One copy of the affidavit of ownership.
(8)
One copy of the disclosure of ownership (if a partnership,
corporation or joint ownership).
(9)
One copy of the affidavit of noncollusion.
(10)
Twelve copies of the permit refusal from the
Zoning Officer.
(11)
Twelve copies of the Tax Map resolution sheet
(final only).
(12)
Five copies of the environmental assessment,
if required.
(13)
Five copies of the traffic impact study, if
required.
(14)
Five copies of the drainage calculations.
(15)
Five copies of the soils report.
B.
A minimum of four days prior to a public hearing,
the following additional items shall be submitted:
A.
Minor subdivisions.
(1)
General requirements. Minor subdivision shall be based
on a land survey and shall be drawn at a scale not more than 100 feet
to the inch for subdivisions up to 100 acres in size and not more
than 200 feet to the inch for subdivisions over 100 acres in size
and shall show or be accompanied by the information specified below.
(2)
Specific requirements shall be as follows:
(a)
Title block. The title block shall appear on
all streets and include:
[1]
The title of the minor subdivision.
[2]
The name, if any.
[3]
The Tax Map sheet, block and lot number(s) of
the tract to be subdivided as shown on the latest Township Tax Map.
[4]
The acreage of the tract to be subdivided.
[5]
The date (original and all revisions).
[6]
The names and addresses of the owner and the
subdivider, so designated.
[7]
The name(s), signature(s), address(es) and license
number(s) of the land surveyor who prepared the map. (The plat should
bear the embossed seal of the land surveyor.)
[8]
A schedule should be placed on the map indicating
the acreage of the tract, the approximate number of lots, the zone,
minimum required lot areas, setbacks, yards and dimensions.
(b)
Detailed information:
[1]
A key map, at a scale of one inch equals 2,000
feet, showing the location of the tract to be subdivided with reference
to surrounding areas, existing streets which intersect or border the
tract, the names of all such streets and the location of any Township
boundary which is within 500 feet of the subdivision.
[2]
The names of all owners of and property lines
of parcels within 200 feet of land to be subdivided, including properties
across the street, as shown by the most recent records of the Township.
[3]
All existing streets, watercourses, floodplains,
floodways and flood hazard areas within the proposed subdivision and
within 200 feet of the boundaries thereof.
[4]
All existing structures and uses, with an indication
of those which are to be destroyed or removed, as well as the shortest
distance between any existing building and a proposed or existing
lot line. All front, side and rear yard setback lines shall be shown
conforming to the Zoning Ordinance.
[5]
The boundaries, nature and extent of wooded
area and the location of any other significant physical features,
including swamps, bogs and ponds, within the proposed subdivision.
[6]
Existing and proposed rights-of-way and easements
within and adjoining the tract, with dimensions, existing driveways,
street names and the purpose of any easement. Sight triangles shall
be shown. Copies of the text of any deed restrictions shall be included.
[7]
A North arrow and written graphic scales.
[8]
It shall be one of four standard sizes, namely
thirty by forty-two (30 x 42) inches, twenty-four by thirty-six (24
x 36) inches, fifteen by twenty-one (15 x 21) inches or eight and
one-half by thirteen (8 1/2 x 13) inches, as measured from cutting
edges. If one sheet is not of sufficient size to contain the entire
territory, the map may be divided into sections, to be shown on separate
sheets of equal sizes, with references on each sheet to the adjoining
sheets.
[9]
It shall show the dimensions, bearings and curve
data, including lengths of tangents, radii, arcs, chords and central
angles, for all center-line and right-of-way-line curves on streets
sufficient to enable the definite location of all lines and boundaries
shown thereon, including drainage easements, public easements and
areas dedicated for public use.
[10]
Tangents, chord, arc, radius and
central angle at all street corners.
[11]
All dimensions, both linear and
angular, of the exterior boundaries of the subdivision and all lots
and all lands reserved or dedicated for public use shall balance,
and either description shall close within a limit of error of not
more than one part in 10,000.
[12]
Each block and each lot shall
be numbered in accordance with a scheme approved by the Tax Assessor.
[13]
All municipal boundary lines crossing
or adjacent to the territory intended to be subdivided shall be shown
and designated.
[14]
The names of adjoining subdivisions,
if any, and the file number of the recording or the names of the owners
of adjacent properties.
[15]
The map shall clearly show all
monumentation and property markers as required, including monuments
found, monuments set and monuments to be set. An indication shall
be made where monumentation found has been reset. All monuments, as
required, shall be placed in compliance with the New Jersey Map Filing
Law, as amended.[1]
[1]
Editor's Note: See N.J.S.A. 46:23-9.9 et seq.
[16]
An affidavit setting forth the
names and addresses of all the record title owners of the lands proposed
to be subdivided by the map and the consent, in writing, of all such
owners to the approval of such map shall accompany the plat or be
shown thereon.
[17]
Such other information as the
Board Engineer or Board may require or request during the informal
discussion of the subdivision.
[18]
The map must include certification
blocks for the signatures of the Chairman and Secretary of the Board,
the Board Engineer and such other certifications as required by law.
[20]
The location, size and type of
existing trees, shrubs and any significant natural features. The applicant
shall consult with the Board Landscape Architect and Engineer who
may require that the applicant locate and identify all trees of eight
inches or more in diameter on all or part of the site.
[Amended 9-17-2002 by Ord. No. 2002-80]
(c)
Required documentation:
[1]
Ocean County Planning Board approval, where
required.
[2]
Proof of payment of real estate taxes.
[3]
A certificate of title, which may be in letter
form, signed by a member of the New Jersey Bar or by a title officer
or authorized agency of a title insurance company licensed to do business
in the State of New Jersey, which certificate shall confirm that the
owner of the premises in question is the applicant as shown on the
plat.
[4]
Such other submittals as may be required by
state or local law. Unless other specific provisions are made in this
chapter or by statute, all approval required of federal, state, county
and local agencies or officials shall be obtained and evidence thereof
filed with the Planning Board prior to the signing of a plat. The
applicant shall specify whether any approval of federal, state, county
and local agencies or officials which requires as a condition of such
approval an off-site dedication of any kind and the nature of such
off-site dedication.
[Amended 2-17-2004 by Ord. No. 2004-20]
(3)
If the Board agrees, approval may be granted conditioned
upon the receipt of any necessary subsequent approval, but no approval
signatures will be affixed to any plat prior to obtaining any such
required approvals. The Board may determine a reasonable time for
obtaining all such required approvals; and such time in no case shall
exceed 190 days. In the event that such required approvals are not
obtained within such time, the conditional approval shall lapse, and
submission of a new application will be necessary.
B.
Preliminary plats for major subdivisions shall include
the following:
(1)
The preliminary plat shall be clearly and legibly drawn or reproduced at a scale of not less than 100 feet to the inch, on sheets of equal size and a maximum size of 30 inches by 42 inches. It shall be prepared and sealed by a land surveyor licensed by the State of New Jersey, with design and improvements prepared by a professional engineer licensed by New Jersey. The preliminary plat shall be designed in compliance with the provisions of § 130-34, shall contain the information required by this section and shall be submitted in both hard copy and, if available, electronic format.
[Amended 12-20-1988 by Ord. No. 88-95; 11-18-2003 by Ord. No. 2003-141]
(2)
Title block. The title block shall appear on all sheets
and include:
(a)
The title of the preliminary plat.
(b)
The name, if any.
(c)
The Tax Map sheet, block and lot number(s) of
the tract to be subdivided as shown on the latest Township Tax Map.
(d)
The acreage of the tract to be subdivided, to
the nearest tenth of an acre.
(e)
The date (of the original and all revisions).
(f)
The names and addresses of the owner and the
subdivider, so designated.
(g)
A schedule shall be placed on the map indicating
the acreage of the tract, the number of lots, the zone, minimum required
lot areas, setbacks, yards and dimensions.
(h)
The name(s), signature(s), address(es), and
license number(s) of the engineer and land surveyor who prepared the
map. (The plat shall bear the embossed seal of the engineer and land
surveyor.)
(3)
A key map, at a scale of one inch equals 2,000 feet,
showing the location of the tract to be subdivided, with reference
to surrounding areas, existing streets which intersect or border the
tract, the names of all such streets and any Township boundary which
is within 500 feet of the site.
(4)
The names of all owners of and property lines of parcels
within 200 feet of the site, including properties across the street,
as shown by the most recent records of the Township.
(5)
The plat shall be based on a current, certified boundary
survey. The date of the survey and the name of the person making the
same shall be shown on the map.
(6)
Existing one-foot interval contours based on United
States Coast and Geodetic Survey datum (MSL-0) shall be shown extending
a minimum of 100 feet beyond the boundary of the tract in question
and shall be certified by a New Jersey licensed surveyor or professional
engineer as to accuracy, except that where the slopes exceed 5%, a
two-foot interval may be used. The source of elevation datum base
shall be noted. North American Vertical Datum of 1988 (NAVD88) can
be used as an alternative to United States Coast and Geodetic Survey
datum, provided that conversion data is provided.
[Amended 9-17-2002 by Ord. No. 2002-80]
(7)
All existing streets, watercourses, floodplains, floodways
and flood areas within the proposed subdivision and within 200 feet
of the boundaries thereof, both the width of the paving and the width
of the right-of-way of each street, existing public easements and
Township borders within 200 feet of the subdivision.
(8)
All existing structures, an indication of those which
are to be destroyed or removed and the front, rear and side yard dimensions
of those to remain.
(9)
The boundaries, nature and extent of wooded areas
and other important physical features, including swamps, bogs and
ponds, within the proposed subdivision.
(10)
The layout of the proposed subdivision, drawn
in compliance with the provisions of this chapter.
(11)
All proposed public easements or rights-of-way
and the purposes thereof and proposed streets within the proposed
subdivision. The proposed streets shall show the right-of-way and
proposed pavement width.
(12)
The existing systems of drainage of the subdivision
and of any larger tract of which it is a part, together with information
on how it is proposed to dispose of surface drainage.
(13)
The acreage of the drainage area (or areas)
of each natural or man-made watercourse traversing the subdivision,
including the area within the subdivision and the area upstream from
the subdivision.
(14)
All proposed lot lines and the areas of all
lots in square feet.
(15)
A North arrow and written and graphic scales.
(16)
A copy of any existing or proposed covenants
or deed restrictions applying to the land being subdivided, or certification
that none exists.
(17)
Preliminary utility layouts showing methods
of connection and sources of service.
(18)
The proposed location and area, in acres or
square feet, of all required or proposed open space areas.
(19)
The preliminary plat shall indicate the zone
and tract acreage and shall show the required minimum lot area, front,
side and rear yard setback lines and the lot line dimensions and areas
of each lot being created by the proposed subdivision.
[Amended 12-20-1988 by Ord. No. 88-95]
(20)
Preliminary construction, grading, drainage
and utility plans and profiles, at a scale of one inch equals 100
feet horizontally and one inch equals five feet vertically, shall
accompany the final plat and show the following information:
(a)
A grading plan showing existing and proposed
grading contours at intervals of one foot throughout the tract, except
that if slopes exceed 5%, an interval of two feet is permissible.
Datum shall be United States Coast and Geodetic Survey, and the source
of the datum shall be noted.
(b)
The proposed spot or finished elevations at
all property corners, the curb opposite property corners, corners
of all proposed structures or dwellings, the first-floor elevation
of all proposed structures or dwellings and drainage arrows designating
direction of overland drainage flow on each lot.
(c)
Complete information for storm drainage and
sanitary sewer systems, including but not limited to invert, rim and
top-of-casting elevation for all drainage structures and the size,
length, type and class of pipe and slope of all pipe. The drainage
plan shall be accompanied by complete drainage calculations made in
accordance with the standards set forth herein.
(d)
The slope, direction of flow and typical section
for all streams, swales and ditches.
(e)
Preliminary center-line profile grades, correct
to one-hundredth (1/100) foot, with full information concerning vertical
curve elevation.
(f)
All center-line elevations of each street at
a maximum interval of 100 feet.
(g)
Complete construction details for all structures,
including but not limited to manholes, inlets, headwalls, yard drains,
culverts, bridges and pumping stations.
(h)
Complete off-site information concerning final
disposition of stormwater runoff and sanitary sewer connections to
existing or proposed facilities.
(i)
Utility layouts and cross sections (sewers,
water, gas, electric, telephone, etc.) showing feasible connections
to any existing or proposed utility systems; provided, however, that
layouts of gas, electric and telephone lines are not required. An
indication of these on a typical road cross section shall be sufficient.
Layouts shall include proposed locations of fire hydrants. If private
utilities are proposed, they shall comply with all local, county and
state regulations.
(j)
The tops of the banks and boundaries of the
floodways and flood hazard areas of all existing watercourses, where
such have been delineated, or the limits of alluvial soil where the
boundaries of floodways and flood hazard areas have not been determined,
and/or such other information as may assist the Planning Board in
the determination of floodway and flood hazard area determination
limits.
(k)
The limits of all areas of proposed cuts and
fills, exclusive of excavations for basements, shall be clearly designated.
(21)
Sectionalization and staging plan. The plat
may be accompanied by a preliminary sectionalization and staging plan
showing the following. If the subdivision is proposed to be filed
for final approval in sections, the plan shall show each such section.
The staging of the various sections in the subdivision shall be such
that, if development of the subdivision were to be discontinued after
the completion of any section, the developed portion of the subdivision
would be provided with adequate street drainage and utility systems.
The size and staging of the section in a subdivision shall be established
to promote orderly development and shall be subject to the approval
of the Board. In no instance shall any single section of a subdivision
include more than 100 lots. During construction of the development,
the developer shall fully comply with the sectionalization and staging
plan in accordance with the preliminary approval. If, for any reason,
the developer does not fully comply with the approved sectionalization
and staging plan, no building permits shall be issued until such time
as the developer makes application to and receives approval from the
Board for a revised staging and sectionalization plan. The Board may
modify the plan and pose time restrictions or require the developer
to construct the development in accordance with an approved staging
and sectionalization plan.
(22)
The map must include certification for the signatures
of the Chairman, the Secretary and the Board Engineer.
(23)
Soil borings to a depth of 10 feet, indicating
soil types and the seasonal high-water-table elevations, along with
percolation tests, shall be submitted (one for each five acres) for
all subdivisions where on-site sanitary sewer disposal septic systems
are proposed. The location of soil borings and percolation tests shall
be indicated on the plat.
(24)
An affidavit setting forth the names and addresses
of all record title owners of the land proposed to be subdivided by
the map and the consent, in writing, of all such owners to the approval
of such map shall accompany the plats or be shown.
(25)
All municipal boundary lines crossing or adjacent
to the territory intended to be subdivided shall be shown and designated.
(26)
The names of adjoining subdivisions, if any,
and the file number of the recording or the names of the owners of
adjacent properties.
(27)
The applicant shall be required to submit certification,
in writing, from the Stafford Municipal Utilities Authority indicating
that the plans have been reviewed and approved or conditionally approved
at their preliminary stage by the Municipal Utilities Authority.
[Amended 12-20-1988 by Ord. No. 88-95]
(28)
The preliminary plat shall indicate the limits
of land clearing and land disturbance of the proposed major subdivision.
(30)
The specific size and species of individual
existing mature trees of a size of eight inches in diameter at breast
height (dbh) and masses of existing mature woodland [predominantly
trees greater than eight inches in diameter at breast height (dbh)]
and any other significant natural vegetation or natural features.
The applicant shall consult with the Board Landscape Architect and
Engineer who may require that the applicant locate and identify all
trees of eight inches or more in diameter on all or part of the site.
The plans must indicate all existing mature vegetation to be preserved,
relocated (including the proposed location of transplanted trees)
or removed and appropriate details and plans for tree protection fencing.
The plans shall include an aerial photograph or copy of an aerial
photograph with the site boundaries clearly indicated. This photograph
or print must be of a scale of one inch equals 400 feet or less, must
have been taken within a five-year period of the date of submission
and must clearly indicate existing vegetation, structures and surrounding
land uses.
[Amended 1-31-1989 by Ord. No. 89-10; 11-21-1989 by Ord. No. 89-66; 9-17-2002 by Ord. No. 2002-80]
(31)
A preliminary landscape plan, prepared by a
certified landscape architect. The plan shall be prepared on a halftone
sheet of the Engineer's grading plan showing existing and proposed
grades and shall indicate the location and spacing of shade trees,
ornamental trees, evergreen trees, shrubs, ground cover and lawn,
utilizing different graphic symbols for each which are representative
of the size of the plant, within a period of 10 years after installation,
and shown to scale. The plan shall include a planting schedule indicating
the quantity, common name, botanical name, installed size (including
height and caliper for shade and ornamental trees), root and quality
for all proposed plantings. The plan shall indicate the construction
materials, location and size of any berms, walls, fences, pavements
or site amenities to be provided. When appropriate or required, a
graphic section illustration at a scale of one inch equals 10 feet
or larger shall be provided to indicate the effectiveness of proposed
or existing materials as a buffer in relation to the height of the
area being screened.
[Amended 1-31-1989 by Ord. No. 89-10]
(32)
Preliminary details of all proposed recreational
areas, including details of both active and passive areas, and the
lot in which the recreation area, if required, is to be located shall
be included as an integral part of the preliminary plan submission.
(33)
Such other information as the Board and/or Board
Engineer may require or request.
C.
Final plats for major subdivisions. The final plat
shall be clearly and legibly drawn in final form at a scale of not
less than one inch equals 50 feet, in compliance with the New Jersey
statutes, for purposes of recording and shall also be submitted in
electronic format, if available. The final plat shall conform to the
preliminary plat as approved, shall not contain more than 100 lots
and, at a minimum, shall show and be accompanied by the following:
[Amended 11-18-2003 by Ord. No. 2003-141]
(1)
Required documentation:
(a)
Stafford Municipal Utilities Authority approval.
(b)
Ocean County Planning Board approval, where
required.
(c)
State and/or federal regulatory agencies approval,
as required.
(d)
A soil disturbance permit.
(e)
Proof of payment of real estate taxes.
(f)
A certificate of title, which may be in letter
form, signed by a member of the New Jersey Bar or by a title officer
or authorized agent of a title insurance company licensed to do business
in the State of New Jersey, which certificate shall confirm that the
owner of the premises in question is the applicant as shown on the
plat.
(g)
Such other submittals as may be required by
federal, state or local law. Unless other specific provisions are
made in this chapter or by statute, all approvals required of federal,
state, county and local agencies or officials shall be obtained and
evidence thereof filed with the Board prior to the signing of a final
plat. If the Board agrees, final approval may be granted conditioned
upon the receipt of any necessary subsequent approvals, but no approval
signatures will be affixed to any plat prior to obtaining any such
required approvals. The Board may determine a reasonable time for
obtaining all such required approvals; and such time in no case shall
exceed one year. In the event that such required approvals are not
obtained within such time, the conditional approval shall lapse, and
submission of a new application will be necessary.
(2)
The final plat shall contain all general requirements, details and supporting data as required for the preliminary plat as specified in § 130-91B.
(3)
It shall show the dimensions, bearings and curve data,
including the lengths of tangents, radii, arcs, chords and central
angles, for all center-line and right-of-way-line curves on streets
sufficient to enable the definite location of all lines and boundaries
shown thereon, including drainage easements. public easements and
areas dedicated for public use.
(4)
Tangents, chord, arc, radius and central angle at
all street corners.
(5)
All dimensions, both linear and angular, of the exterior
boundaries of the subdivision and all lots and lands reserved or dedicated
for public use shall balance, and their description shall close within
a limit of error of not more than one part in 10,000. Where feasible,
the control points of the subdivision shall be referenced to three
permanent coordinated monuments.
(6)
Any easement or land reserved for or dedicated to
the public use shall be designated, and the proposed use of sites
other than residential shall be noted.
(7)
Each block and each lot shall be numbered in accordance
with a scheme approved by the Tax Assessor.
(8)
The map shall clearly show all monumentation and property
markers as required, including monuments found, monuments set and
monuments to be set. An indication shall be made where monumentation
found has been reset. All monuments, if required, shall be placed
in compliance with the Map Filing Law.[2]
[2]
Editor's Note: See N.J.S.A. 46:23-9.9 et seq.
(9)
Subdivision names and street names shown on the final
plat shall not be the same or similar to any name of an existing subdivision
or street in the Township.
(10)
In addition to the final plat scale requirements
of this subsection, the final plans shall include a Tax Map resolution
sheet drawn to the scale of the appropriate Tax Map of Stafford Township
depicting the subdivision on the Tax Map.
[Added 11-5-2007 by Ord. No. 2007-99]
A.
Installation of on-tract improvements for subdivisions. Prior to the granting of final subdivision approval, the applicant shall have installed, or furnished performance guaranties for the ultimate installation of, the improvements described below. All improvements shall be subject to approval and inspection by the Township Engineer, who shall be notified by the developer at least two weeks prior to the start of construction of any improvement. All installation shall be in accordance with Article X. The following improvements will be required, except where the Board waives the requirement by specific resolution in conjunction with hardship, peculiar situations or special development provisions:
(1)
Streets and pavements. The subdivider shall
design and construct streets and pavements meeting the minimum specifications
as set forth in RSIS.
(2)
Curbs and sidewalks. The subdivider shall construct
curbs and sidewalks on both sides of all new and existing streets,
avenues, highways and public lanes to the extent that such will be
on tract.
(3)
Storm drains and culverts. All streets shall
be provided with sufficient catch basins, storm sewers, culverts,
water detention basins and other drainage appurtenances for the proper
drainage of the area, in light of existing and future conditions.
(4)
Monuments. Monuments shall be of the size and
shape required by N.J.S.A. 46:23-9.11g and shall be placed in accordance
with said statute.
(5)
Street name signs. Street name signs shall be
placed at all street intersections within the subdivision. Such signs
shall be of a type approved by the Township and shall be placed in
accordance with the standards of the Township.
(6)
Streetlighting. The subdivider shall be responsible
for the installation of streetlighting facilities as approved by the
Board.
(7)
Topsoil protection. Topsoil which shall be removed
in the course of regrading a subdivision shall be redistributed as
to provide at least six inches of cover on areas to be used as building
sites from which topsoil was removed and shall be stabilized by seeding
or planting.
(8)
Shade trees. Shade trees shall be located within
the street right-of-way in such a manner so as not to interfere with
utilities or sidewalks and shall be of a type and species approved
by the Board as part of subdivision approval.
(9)
Sanitary sewers.
(a)
Where a public sanitary sewer system is reasonably
accessible, each lot within a subdivision shall be provided with sewage
disposal facilities by the required extension of sewer mains and connections
thereto, the cost thereof to be borne by the subdivider.
(b)
Where a public sanitary sewer system is not
reasonably accessible, a statement from the appropriate agency controlling
sanitary sewer connections shall be required indicating that such
service is not practicable. In this case, on-lot sewage disposal may
be allowed and shall require a minimum of two percolation tests on
each lot. The percolation tests shall include all required data, including
but not limited to the date of the tests, the soil log at least 10
feet below the finished grade, the groundwater level, the rate of
percolation, the weather conditions prevailing at the time of the
test(s) as well as for the preceding 48 hours, and the layout and
grades for the proposed septic field. The tests shall be performed
at the applicant's expense and shall be approved by the Board of Health.
The results of the percolation tests and the location of each test
shall be shown on the subdivision plat. Installation of septic systems
shall conform to the standard requirements of the Township and State
Boards of Health or other authority having jurisdiction thereof.
(c)
Where a public sanitary sewer is not reasonably
accessible, the subdivider may be required by the Board to install
within the subdivision a complete sewer pipe system in addition to
individual on-site systems, including provision for connection thereto
at each lot, provided that there is reliable information to indicate
that connection of the development to a public sanitary sewer system
can be anticipated within a reasonable period of time.
(10)
Water supply.
(a)
Where a public water supply system is reasonably
accessible to the subdivision, each lot within the subdivision shall
be provided with water supplied by said water system.
(b)
Where a public water supply system is not reasonably
accessible, a statement from the appropriate agency controlling public
water connections shall be required indicating that such service is
not practicable. In this case, each lot shall be served by an individual
driven well, the installation of which shall conform to the standard
requirements of the Township and State Boards of Health or other authority
having jurisdiction thereof.
(c)
Where both on-site sewage disposal and on-site
water supply is proposed, the location of the proposed individual
water supply and its location relative to the sewage disposal system
for each proposed lot shall be shown on the plat.
(11)
Fire hydrants. Fire hydrants shall be installed
in all subdivisions when a central water supply exists. Fire hydrants
shall be of the type approved by the Township Fire Department and
shall be placed and installed in accordance with its requirements.
(12)
Electric, telephone and cable antenna television
service. Except as otherwise provided in the regulations of the Board
of Public Utilities Commission, in all major subdivisions, electric,
telephone and cable antenna television facilities shall be installed
underground. Arrangements for such underground installation shall
be made by the subdivider with the appropriate utility company.
(13)
Easements. Easements of a width sufficient to
allow proper maintenance shall be provided for the installation of
all drains, storm drains, gas mains, etc. Such easements shall be
dedicated to the Township by approved legal procedure.
B.
On-tract installations for site plans. Prior to the granting of final approval, the applicant shall have installed or furnished performance guaranties for the ultimate installation of any required public on-tract improvements as the same are described in Subsection A above. In addition, the Board may require the installation of on-site improvements, as described in Subsection C below, prior to the granting of final approval, which it finds essential before the issuance of a building permit. All such improvements shall be subject to approval and inspection of the Township Engineer.
C.
On-site installation for site plans.
(1)
Pavement. All parking and loading areas shall be constructed and paved in accordance with the specifications in § 130-81.
(2)
Drainage. All sites shall be drained and graded
so as to control surface runoff efficiently. Storm drainage shall
be connected to existing facilities whenever possible. Retention facilities
may be required by the Township in cases where existing systems lack
capacity or where needed to protect downstream properties. Drainage
design shall be as set forth in the Stormwater Regulations.
(3)
Parking. Parking spaces, pedestrian walkways
and entrance and exit driveways shall be painted on the finished pavement
in traffic paint.
(4)
Curbs. All paved areas shall be bounded by curbs
constructed of concrete in residential and commercial developments
and of concrete in industrial developments.
(5)
Sidewalks. Concrete sidewalks, at least four
feet in width and four inches in thickness, shall be constructed where
required.
(6)
Screening. All off-street parking and loading areas shall be effectively screened on any side which adjoins or faces premises situated in any residential zone, in accordance with § 130-51G.
(7)
Lighting. Adequate lighting shall be provided for parking areas in operation between 1/2 hour before sunset and 1/2 hour after sunrise. In addition, the premises shall have adequate lighting for security purposes during the foregoing period when the facility is not in operation. All exterior lighting shall meet the design standard established in § 130-51G.
(8)
Landscaping. All portions of the property not
used for off-street parking shall be attractively landscaped with
grass lawn, trees and shrubs as approved by the Board. Shade trees
shall be installed within the street right-of-way in accordance with
the approved plan.
(9)
Utilities. All uses shall be provided with adequate
water supply and sanitary disposal facilities, in accordance with
applicable local and state regulations.
(10)
The Board may require items of construction
such as retaining walls, guardrails, safety fencing, traffic barricades
and other devices necessary in the interest of public safety and convenience.
[Added 11-5-2007 by Ord. No. 2007-99]
The approving authority may require an applicant,
as a condition for approval of a subdivision or site plan, to pay
his or her pro rata share of the cost of providing only reasonable
and necessary street improvements and water, sewerage and drainage
facilities, and easements therefor, located outside the property limits
of the subdivision or development that are necessitated or required
by construction or improvements within such subdivision or development.
"Necessary improvements" are those clearly, directly and substantially
related to the development in question. The approving authority shall
base its determinations regarding proportionate or pro rata shares
to be paid by an applicant on the circulation and comprehensive utility
service plans pursuant to the Municipal Land Use Law.[1] The proportionate or pro rata amount of the cost of such
facilities within a related or common area shall be based on the following
criteria, and any such amount shall be determined after a full hearing
and after consideration of time and cost factors as well as the effect
of the proposed improvements on adjoining properties.
A.
Cost allocation.
(1)
Full allocation. In cases where off-tract improvements
are necessitated by the proposed development and where no other property
owner(s) receive(s) a special benefit thereby, the applicant may be
required at his or her sole expense and as a condition of approval
to provide and install such improvements.
(2)
Proportionate allocation. Where it is determined
that properties outside the development will also be benefited by
the off-tract improvement, the following criteria shall be utilized
in determining the proportionate share of the cost of such improvements
to the developer (allocation formula):
(a)
Roadways. The applicant's proportionate share
of street improvements, the alignment, channelization, barriers, new
or improved traffic signalization, signs, curbs, sidewalks, trees,
utility improvements uncovered elsewhere, the construction or reconstruction
of new or existing streets and other associated street or traffic
improvements shall be as follows:
[1]
The Municipal Engineer or Planner
shall provide the applicant with the existing and reasonably anticipated
future peak-hour flows for the off-tract improvements.
[2]
The applicant shall furnish a plan
for the proposed off-tract improvement which shall include the estimated
peak-hour traffic generated by the proposed development and the proportion
thereof which is to be accommodated by the proposed off-tract improvement.
The ratio of the peak-hour traffic generated by the proposed development
which is to be accommodated by the off-tract improvement to the future
additional peak-hour traffic anticipated to impact the proposed off-tract
improvement shall form the basis of the proportionate share. The proportionate
share shall be computed as follows:
|
Total cost of enlargement or improvement
|
Capacity of enlargement or improvement (peak-hour
traffic)
| ||
|---|---|---|---|
|
|
=
|
| |
|
Developer's cost
|
Development peak-hour traffic to be accommodated
by the enlargement or improvement
|
(b)
Drainage improvements. The applicant's proportionate
share of stormwater and drainage improvements, including the installation,
relocation or replacement of storm drains, culverts, catch basins,
manholes, riprap, improved drainage ditches and appurtenances thereto
and relocation or replacement of other storm drainage facilities or
appurtenances associated therewith shall be determined as follows:
[1]
The capacity and the design of
the drainage system to accommodate stormwater runoff shall be based
on the standards specified in this article, computed by the developer's
engineer and approved by the Municipal Engineer.
[2]
The capacity of the enlarged, extended
or improved system required for the subdivision and areas outside
of the developer's tributary to the drainage system shall be determined
by the developer's engineer subject to approval of the Municipal Engineer.
The plan for the improved system shall be prepared by the developer's
engineer and the estimated cost of the enlarged system calculated
by the Municipal Engineer. The prorated share for the proposed improvement
shall be computed as follows:
|
Total cost of enlargement or improvement
|
Capacity of enlargement or improvement (peak
rate of runoff)
| ||
|---|---|---|---|
|
|
=
|
| |
|
Developer's cost
|
Development peak rate of runoff to be accommodated
by the enlargement or improvement
|
(3)
Escrow accounts. Where the proposed off-tract
improvement is to be undertaken at some future date, the moneys required
for the improvement shall be deposited in an interest-bearing account
to the credit of the municipality in a separate account until such
time as the improvement is constructed. If the off-tract improvement
is not begun within 10 years of deposit, all moneys and interest shall
be returned to the applicant.
B.
Sale before final approval. Any developer, owner or
other person who, prior to final approval, transfers, sells or agrees
to sell, as owner or agent, any land which forms a part of a subdivision
on which the approving authority is required to act, such person shall
be subject to a fine not to exceed $1,000 or to imprisonment for not
more than 30 days, and each parcel, plot or lot so disposed of shall
be deemed a separate violation. In addition to the foregoing, if the
streets in the subdivision are not such that a structure on said land
in the subdivision would meet requirements for a building permit,
the municipality may institute and maintain a civil action for injunctive
relief or to set aside and invalidate any conveyance made pursuant
to such a contract or sale. In any such action, the transferee, purchaser
or grantee shall be entitled to a lien upon the portion of the land
from which the subdivision was made that remains in the possession
of the subdivider or his or her assigns or successors, to secure the
return of any deposit made or purchase price paid, and also a reasonable
search fee, survey expense and title closing expense, if any. Any
such action must be brought within two years after the date of the
recording of the instrument of transfer, sale or conveyance of said
land or within six years if unrecorded.
[1]
Editor's Note: See N.J.S.A. 40:55D-1 et seq.
A.
The following shall be addressed before the application
can be deemed complete:
(1)
Appropriate fees from the fee schedule.
(2)
One copy of the development application checklist.
(4)
Twenty copies of development application (12 copies
for Zoning Board of Adjustment C variances).
(5)
One copy of the tax certification.
(6)
One copy of the notice of fees and agreement to pay
the same.
(7)
One copy of the affidavit of ownership.
(8)
One copy of the disclosure of ownership (if a partnership,
corporation or joint ownership).
(9)
One copy of the affidavit of noncollusion.
(10)
Twelve copies of the permit refusal from the
Zoning Officer.
(11)
Twelve copies of the Tax Map resolution sheet
(final only).
(12)
Five copies of the environmental assessment,
if required.
(13)
Five copies of the traffic impact study, if
required.
(14)
Five copies of the drainage calculations.
B.
A minimum of four days prior to a public hearing,
the following additional line items shall be submitted:
A.
Preliminary site plan details shall include the following:
(1)
The site plan shall be clearly and legibly drawn or
reproduced, at a scale of not less than 50 feet to the inch, on sheets
of equal size and a maximum size of 30 inches by 42 inches. It shall
be drawn and sealed by a land surveyor and/or professional engineer
licensed by the State of New Jersey. The site plan shall be submitted
in hard copy and, if available, electronic format. The site plan shall
be designed in compliance with the provisions of this section and
shall contain the following information.
[Amended 11-18-2003 by Ord. No. 2003-141]
(2)
Title block. The title block shall appear on all sheets
and include:
(a)
The title of the site plan.
(b)
The name, if any.
(c)
The Tax Map sheet, block and lot number(s) of
the tract as shown on the latest Township Tax Map.
(d)
The acreage of the tract to the nearest tenth
of an acre.
(e)
The date (of the original and all revisions).
(f)
The names and addresses of the owner and application,
so designated.
(g)
A schedule shall be placed on the map indicating
the acreage of the tract, the zone, minimum required lot areas, setbacks,
yards and dimensions.
(h)
The name(s), signature(s), address(es) and license
number(s) of the engineer and land surveyor who prepared the map.
(The plat shall bear the embossed seal of the engineer and land surveyor.)
(3)
A key map, at a scale of one inch equals 2,000 feet,
showing the location of the tract with reference to surrounding areas,
existing streets which intersect or border the tract, the names of
all such streets and any Township boundary which is within 500 feet
of the site.
(4)
The names of all owners of and property lines of parcels
within 200 feet of the site, including properties across the street,
as shown by the most recent records of the Township.
(5)
The plat shall be based on a current, certified boundary
survey. The date of the survey and the name of the person making the
same shall be shown on the map.
(6)
Existing one-foot interval contours based on United
States Coast and Geodetic Survey datum (MSL-O) shall be shown extending
a minimum of 100 feet beyond the boundary of the tract in question
and shall be certified by a New Jersey licensed surveyor or professional
engineer as to accuracy, except that where the slopes exceed 5%, a
two-foot interval may be used. The source of elevation datum base
shall be noted. North American Vertical Datum of 1988 (NAVD88) can
be used as an alternative to United States Coast and Geodetic Survey
datum, provided that conversion data is provided.
[Amended 9-17-2002 by Ord. No. 2002-80]
(7)
All existing streets, watercourses, floodplains, floodways
and flood areas within the proposed site and within 200 feet of the
boundaries thereof, both the width of the paving and the width of
the right-of-way of each street and existing public easements.
(8)
All existing structures, an indication of those which
are to be destroyed or removed and the front, rear and side yard dimensions
of those to remain. Structures to be removed shall be indicated by
dashed lines; structures to remain shall be indicated by solid lines.
(9)
The boundaries, nature and extent of wooded areas
and other important physical features, including swamps, bogs and
ponds, within the proposed site and within 200 feet thereof.
(10)
All proposed public easements or rights-of-way
and the purposes thereof and proposed streets within the proposed
site. The proposed streets shall show the right-of-way and proposed
pavement width.
(11)
The existing system of drainage of the site
and of any larger tract of which it is a part, together with information
on how it is proposed to dispose of surface drainage.
(12)
The acreage of the drainage area (or areas)
of each natural or man-made watercourse traversing the site, including
the area within the site and the area upstream from the site.
(13)
A North arrow and written and graphic scales.
(14)
A copy of any existing or proposed covenants
or deed restrictions applying to the site or certification that none
exist.
(15)
Utility layouts showing the methods of connection
and the source of service.
(16)
The proposed location and area, in acres or
square feet, of all required or proposed open space areas.
(17)
Such other information or data as may be required
by the Board in order to determine that the details of the site plan
are in accordance with the standards of the ordinances of the Township
and all other general laws.
(18)
On-site grading and drainage plan.
(a)
The plat shall show or be accompanied by a grading
and drainage plan which will show locations of all existing and proposed
drainage swales and channels, retention and recharge basins, the scheme
of surface drainage and other items pertinent to drainage, including
the approximate proposed grading contours at one-foot intervals, except
that, if slopes exceed 5%, a two-foot interval may be used.
(b)
The plan shall outline the approximate area
contributing to each inlet.
(c)
All proposed drainage shall be shown, with pipe
type and sizes, invert elevations, grades and direction of flow. The
direction of flow of all surface waters and of all watercourses shall
be shown.
(d)
The grading and drainage plan shall be accompanied
by drainage calculations made in accordance with standards set forth
herein.
(19)
Off-site drainage plan. The plat shall also
be accompanied by an off-site drainage plan prepared in accordance
with the following standards:
(a)
The plan shall consist of an outline of the
entire drainage basin in which the property is located. The terminus
of the basin and existing ground contours or other basins for determining
basin limits shall be shown.
(b)
Pertinent off-site existing drainage, which
receives or discharges runoff from or onto the site, shall be shown
with elevations of inverts, pipe types and sizes or other appropriate
physical data for open or nonpipe conduits.
(20)
Profiles showing all proposed drainage, all
existing and proposed finished roadway grades, channel section details,
pipe sizes, type, inverts, road crowns and slopes and all other proposed
drainage structures and connections.
(21)
Sectionalization and staging plan. The plat
shall be accompanied by a sectionalization and staging plan, if applicable,
showing the following. If the site plan is proposed to be constructed
in sections, the plan shall show each such section. The staging of
the various sections shall be such that, if development were to be
discontinued after the completion of any section, the developed portion
would be provided with adequate street drainage and utility systems.
The size and staging of each section shall be established to promote
orderly development and shall be subject to the approval of the Board.
During construction of the development, the developer shall fully
comply with the sectionalization and staging plan in accordance with
the preliminary approach. If, for any reason, the developer does not
fully comply with the approved sectionalization and staging plan,
no building permits shall be issued until such time as the developer
makes application to and receives approval from the Board for a revised
staging and sectionalization plan. The Board may modify the plan and
impose time restrictions or require the developer to construct the
development in accordance with an approved staging and sectionalization
plan.
(22)
The map must include certification for the signatures
of the Chairman, the Secretary and the Board Engineer.
(23)
The proposed spot or finished elevations at
all property corners, curb, corners of all proposed structures, first-floor
elevation of all proposed structures and those to remain, and drainage
arrows designating the direction of overland drainage flow and the
proposed use or uses of land and all structures.
(24)
Detailed utility layouts and cross sections
(sewers, water, gas, electric, telephone, etc.) showing feasible connections
to any existing or proposed utility systems; provided, however, that
detailed layouts of gas, electric and telephone lines are not required.
Layouts shall include the proposed location of fire hydrants. If private
utilities are proposed, they shall comply with all local, county and
state regulations.
(25)
The limits of all areas of proposed cuts and
fills, exclusive of excavations for basements, shall be clearly designated.
(26)
The method of sewage and solid waste disposal
shall be described.
(27)
The distances measured along the right-of-way
lines of existing streets abutting the property to the nearest intersections
with other public streets.
(28)
The vehicular circulation pattern on the site
and the means of ingress to and egress from the development, showing,
in particular, the size and location of driveways and curb cuts, walkways,
the proposed traffic channels, acceleration and deceleration lanes,
if any, and any other means of controlling vehicular and pedestrian
traffic.
(29)
The location and design of any on-site parking
areas or loading areas, showing the size and location of spaces, bays,
aisles and barriers.
(30)
The location, direction of illumination, height,
intensity and hours of operation of the existing or proposed outdoor
lighting, to be expressed in average horizontal footcandles.
(31)
The location, size and type of directional,
regulatory or advisory signs or pavement markings.
(32)
The location and use of existing structures
within 100 feet of the tract boundaries.
(33)
The specific size and species of individual
existing mature trees of a size of eight inches in diameter at breast
height (dbh) and masses of existing mature woodland [predominantly
trees greater than eight inches in diameter at breast height (dbh)]
and any other significant natural vegetation or natural features.
The applicant shall consult with the Board Landscape Architect and
Engineer who may require that the applicant locate and identify all
trees of eight inches or more in diameter on all or part of the site.
The plans must indicate all existing mature vegetation to be preserved,
relocated (including the proposed location of transplanted trees)
or removed. The plans shall include an aerial photograph or copy of
an aerial photograph with the site boundaries clearly indicated. This
photograph or print must be of a scale of one inch equals 400 feet
or less, must have been taken within a five-year period of the date
of submission and must clearly indicate existing vegetation, structures
and surrounding land uses.
[Amended 1-31-1989 by Ord. No. 89-10; 11-21-1989 by Ord. No. 89-66; 9-17-2002 by Ord. No. 2002-80]
(34)
The location of driveways within 100 feet of
the site boundaries.
(35)
The location and type of garbage and refuse
disposal facilities.
(36)
Soil erosion and sedimentation control plans
shall be submitted.
(37)
Preliminary architectural plans and elevations
shall accompany the site plan submission.
(38)
The locations and type of the nearest and/or
proposed fire hydrants.
(39)
Sight triangles shall be provided and shown
on the plat as required by this chapter.
(40)
The Board may waive any of the requirements
of this section of details specified to be shown on the site plan
in any given application if the Board determines that strict adherence
to the requirements or details would be superfluous or unduly burdensome
to the applicant and not in the best interest of the Township. The
Board, in its discretion, may permit an applicant to use alternative
types of improvements where good cause is shown and where the proposed
type of improvement would at least be the equivalent of the improvement
standards in this chapter.
(41)
A preliminary landscape plan, prepared by a
certified landscape architect. The plan shall be prepared on a halftone
copy of the Engineer's grading plan, showing existing and proposed
grades, and shall indicate the location and spacing of shade trees,
ornamental trees, evergreen trees, shrubs, ground cover and lawn,
utilizing different graphic symbols for each which are representative
of the size of the plant, within a period of 10 years after installation,
and shown to scale. The plan shall include a planting schedule indicating
the quantity, common name, botanical name, installed size (including
height and caliper for shade and ornamental trees), root and quality
for all proposed plantings. The plan shall indicate the construction
materials, location and size of any berms, walls, fences, pavements
or site amenities to be provided. When appropriate or required, a
graphic section illustration at a scale of one inch equals 10 feet
or larger shall be provided to indicate the effectiveness of proposed
or existing materials as a buffer in relation to the height of the
area being screened.
[Amended 1-31-1989 by Ord. No. 89-10]
(42)
The applicant shall detail what provisions are
to be incorporated in the site development with regard to access for
emergency and firefighting equipment and for firesafety.
(43)
An environmental impact assessment shall be required where the property for which an approval is sought contains wetlands or is within 200 feet of wetlands. In addition, the Planning Board may require an environmental impact assessment in regard to any application before the Board. Where an environmental impact assessment is required, the applicant shall provide such a submission in accordance with the requirements of § 130-94 and the New Jersey Department of Environmental Protection. The environmental impact assessment shall be required to be prepared and submitted with the preliminary application, and the application may be deemed incomplete without it. In those cases where an impact statement is required by the New Jersey Department of Environmental Protection for a CAFRA permit, said impact statement may be substituted for the report required herein. A copy of the same shall be submitted to the Planning Board for its review.
[Amended 9-17-2002 by Ord. No. 2002-80]
B.
Final site plan details. The final site plan shall
be clearly and legibly drawn or reproduced at a scale of not less
than 50 feet to the inch, on sheets of equal size and a maximum size
of 30 inches by 42 inches. It shall be drawn and sealed by a land
surveyor and/or professional engineer licensed by the State of New
Jersey. The final site plan shall be submitted in hard copy and, if
available, electronic format. The final site plan shall conform to
the preliminary site plan as approved, shall be designed in compliance
with the provisions of this section in addition to the following:
[Amended 12-20-1988 by Ord. No. 88-95; 11-18-2003 by Ord. No. 2003-141]
(1)
Required documentation:
(a)
Stafford Municipal Utilities Authority approval.
(b)
Ocean County Planning Board approval, where
required.
(c)
State and/or federal regulatory agency approval,
as required.
(d)
Ocean County Conservation District approval,
where required.
(e)
Proof of payment of real estate taxes.
(f)
An affidavit setting forth the names and addresses
of all record title owners of the subject property included on the
site plan and the consent, in writing, of all such owners to the approval
of such site plan shall accompany the final plat or shall be shown
thereon.
(g)
Such other submittals as may be required by
federal, state or local law. If the Board agrees, final approval may
be granted conditioned upon the receipt of any necessary subsequent
approvals, but no approval signatures will be affixed to any plat
prior to obtaining any such required approvals. The Board may determine
a reasonable time for obtaining all such required approvals; and such
time in no case shall exceed one year. In the event that such required
approvals are not obtained within such time, the conditional approval
shall lapse, and submission of a new application will be necessary.
(h)
A written description of the proposed operations
in sufficient detail to indicate the efforts of those operations in
producing traffic congestion, noise, glare, air pollution, fire hazards
or safety hazards; in addition, a description of the proposed number
of shifts, if shiftwork operation is contemplated, together with a
projection of the maximum number of employees per shift or, where
shiftwork is not contemplated, then a projection of the proposed hours
of operation for commercial use.
(2)
Planting details which conform with the standard details provided in § 130-69, details and plans for the protection of existing vegetation and plans, documents or specifications for the irrigation and maintenance of all landscape areas.
[Added 1-31-1989 by Ord. No. 89-10]
(3)
Complete construction details for all structures,
including but not limited to manholes, inlets, headwalls, yard drains,
culverts, bridges and pumping stations.
(4)
A complete signage package plan or document graphically
indicating the dimensions, area, height, location, copy and type for
all existing and proposed signage to be erected in conjunction with
the proposed development.
[Added 1-31-1989 by Ord. No. 89-10]
[Amended 10-18-1983 by Ord. No.
88-76; 10-15-1996 by Ord. No. 96-56; 8-3-1999 by Ord. No. 99-38; 9-17-2002 by Ord. No. 2002-80; 11-1-2004 by Ord. No. 2004-84; 11-5-2007 by Ord. No. 2007-99]
An environmental impact assessment shall be
required for major subdivisions and/or major or minor site plans where
the property for which an approval is sought contains wetlands or
is within 200 feet of wetlands. In addition, the Planning Board may
require an environmental impact assessment in regard to any application
before the Board. Where an environmental impact assessment is required,
the applicant shall provide such a submission in accordance with the
requirements of this section and the Stafford Township Environmental
Commission. The environmental impact assessment shall be required
to be prepared and submitted with the preliminary application, and
the application may be deemed incomplete without it. In those cases
where an impact statement is required by the New Jersey Department
of Environmental Protection for a CAFRA permit, said environmental
impact statement may be substituted for the report required herein.
A copy of the same shall be submitted to the Planning Board for its
review. Environmental impact assessments shall be certified by a licensed
professional engineer and shall include the following:
A.
A composite environmental constraints map at the same
scale as the preliminary plat or site plan. The applicant shall, utilizing
existing map sources, present a plan indicating:
B.
An environmental impact statement containing data
reflecting:
(1)
A statement describing and explaining the impact and
effect of the proposed subdivision or site plan upon the ecological
systems and environment of Stafford Township's land and waters, giving
consideration to the applicable natural processes and social values
of:
(a)
Geology.
(b)
Aquifers.
(c)
Hydrology.
(d)
Depth of the seasonal high-water table.
(e)
Stormwater runoff.
(f)
Soils.
(g)
Potential soil loss.
(h)
Soil nutrient retention.
(i)
Vegetation.
(j)
Wetland and coastal vegetation.
(k)
Recreation value of vegetation.
(l)
Historic value.
(m)
Scenic features.
(n)
Wildlife: high-value areas.
(o)
Wildlife: rare and beneficial species.
(p)
Water quality.
(q)
Air quality.
(2)
When field investigations are performed to determine
existing conditions, methods used shall be addressed.
(3)
Specific plans proposed by the subdivider or developer
to alter, preserve or enhance and mitigate or minimize adverse impacts
on the natural resources and natural features of the land within the
proposed subdivision or site.
C.
Borings.
(1)
Test boring, percolation rates, water levels and groundwater
samples shall be submitted by a licensed engineer in accordance with
the following standards:
(a)
To a two-acre site: one test hole.
(b)
Two-acre site: three test holes.
(c)
Three-acre site: six test holes.
(d)
Five- to ten-acre site: eight test holes.
(e)
Eleven- to forty-acre site: 10 test holes.
(f)
Forty-one to one-hundred-acre site: 16 test
holes.
(g)
Over one-hundred-acre site: 10 test holes.
(2)
These borings shall be distributed over the tract
to adequately represent site conditions and shall be to a minimum
depth of 10 feet.
D.
Groundwater impact assessment. In addition to Subsections A, B and C above, a separate section of the environmental impact assessment shall assess the impact of the proposed development on groundwater quality, particularly private and public potable water supply wells. Such assessment shall, at a minimum, provide the following:
(1)
Description of proposed use: type of use or activity;
commercial (trades and services); industrial (manufacturing and processing);
product produced, Standard Industrial Code (SIC) if applicable.
(2)
A complete list of the types and volumes of all hazardous
materials (including fuels) used, stored, processed, handled or disposed,
other than those volumes and types associated with normal household
use.
(3)
Description of the types of wastes generated and method
of disposal, including solid wastes, hazardous wastes, sewage and
nonsewage wastewater discharges.
(4)
Location of all private potable water supply wells
within 200 feet of the property line.
(5)
Description of the risks associated with the use,
handling and/or disposal of any hazardous wastes.
(6)
Description of plans to detect and control hazardous
material leaks and spills and plans, inspections and monitoring, emergency
notification and emergency containment and clean-up procedures.
(7)
Description of best available technologies to safely
store and handle any hazardous wastes and to detect releases of any
hazardous materials.
E.
An endangered or threatened wildlife species habitat impact assessment when the site contains or abuts areas mapped as endangered or threatened wildlife species habitat utilizing NJDEP Landscape Project dataset ranks 3, 4, and 5. In addition to Subsections A, B, C, and D above, a separate section of the environmental impact assessment shall assess the impact of the proposed development on threatened and endangered wildlife species habitat, particularly to demonstrate that endangered or threatened wildlife species habitat would not directly or through secondary impacts on the relevant site or in the surrounding area be adversely affected by the proposed development. The endangered or threatened wildlife species habitat impact assessment shall consider the likely effects of the proposed development on the local populations of the particular species on or abutting the site. The impacts shall be assessed using accepted ecological principles and scientific literature on each species, and both direct and indirect impacts of the proposed development shall be considered. This assessment shall be based on habitat requirements and life history of each species and the manner in which the proposed development may alter habitat, including, but not limited to, vegetation, soils, hydrology, human disturbance, and effects on competitor, parasite, or predator species. Such assessment shall, at a minimum, provide the following:
[Added 11-5-2007 by Ord. No. 2007-99]
(1)
An introduction describing the goals of the impact
assessment;
(2)
The lot, block, municipality and county in which the
site is located;
(3)
A map identifying the site, and the areas mapped as
endangered or threatened wildlife species habitat on the landscape
maps on site and abutting the site, along with a list of the endangered
or threatened species that resulted in the mapping of endangered or
threatened species habitat;
(4)
A description of the habitat requirements for each of these species identified at Subsection E(3) above, including appropriate literature citations;
(5)
The names and qualifications of all investigators
who performed habitat evaluations, species surveys, and/or impact
assessments;
(6)
A comparison of the findings of the habitat evaluation with the known habitat requirements for each species, as provided at Subsection E(4) above, and a description of the specific attributes and characteristics of the site that limit or eliminate the site’s suitability as habitat;
(7)
A description for each species of how the proposed
development will alter habitat, including vegetation, soils, hydrology,
human disturbance, and effects on competitor, parasite, or predator
species; and
(8)
A description of the likely effects of the proposed
development on the local populations of the particular species on
or abutting the site and why the proposed development would not directly
or through secondary impacts adversely affect each endangered or threatened
species habitat.
