[HISTORY: Adopted by the Township Committee of the Township of Woolwich 4-7-2003 by Ord. No. 2003-05. Amendments noted where applicable.]
GENERAL REFERENCESWP1602-109a Grading Plan Checklist
Fees — See Ch. 95.
Site Plan Review — See Ch. 149.
Soil removal — See Ch. 153.
Subdivision of Land — See Ch. 163.
Topsoil — See Ch. 173.
Zoning — See Ch. 203.
A building permit shall not be issued until a grading plan has been reviewed and approved by the Township Engineer in accordance with the provisions of this chapter.
The requirements set forth herein shall apply for the development of all lots within the Township of Woolwich, whether for residential or commercial purposes, and when there is an application for development before a development review board of the Township. Expressly excluded from the requirements set forth herein is the construction of proposed additions and/or buildings, having at grade or floor level, a total of 600 square feet or less.
The developer of a tract of land in the Township must provide grading plans for each lot proposed to be developed. The grading plans shall contain all the information required below in the grading plan checklist, which shall be made available to all applicants in the form that follows. The developer must submit a completed grading plan checklist with the application for development.
The following shall be the grading plan checklist. The applicant must complete this checklist and supply the required information.
Editor’s Note: Said checklist is included at the end of this chapter.
The grading plan must conform to the following standards:
All grading shall be done in such a way as to not result in any adverse effects to adjacent properties. The plan shall not increase the amount of water which drains onto adjoining lots. For properties where a drainage problem already exists, the drainage plan shall reduce the impact on adjoining tracts to the greatest extent possible by causing the surface water to drain to nearby streets, into approved drainage facilities or into other accepted devices. All lots shall be graded to direct surface water runoff away from structures and toward the frontage road or other defined drainage paths.
Lawn areas shall be sloped away from the buildings and structures at a minimum of 5% for the first 10 feet from a foundation wall. A minimum slope of 1% should be maintained in all other lawn areas. A minimum slope of 2% shall be maintained for all swales. Swales are normally placed at the edge of both lots so that water will flow from the back of the house to the curb. Water also may be directed to flow on neighboring lots where easements are applicable to the curb or to the source where the water will be discharged.
All slopes shall be no greater than 3:1.
Driveway grades shall not exceed 12%.
No grading shall occur within five feet of a property line unless necessary to direct drainage off the site and into acceptable drainage facilities in accordance with these standards. When an applicant proposes to grade over an adjoining property line, written permission/agreement from the adjoining property owner must be obtained and a waiver from the minimum requirements must be obtained. Where an applicant proposes to grade over an adjoining property line, written permission in the form of an agreement for easement shall be recorded in the Gloucester County Clerk’s Office, from the adjoining property or developer, and a copy shall be filed with the Building Office of the Township of Woolwich, and the Planning Board or Zoning Board of the Township of Woolwich, where a subdivision or a variance shall have been approved. The document between the parties must be notarized in order to file and record. (The office of the County Clerk acts as a registrar of deeds and all other recorded documents, and the right to grade on an adjoining property becomes an easement or right against the adjoining property).
The top of any excavation of slope shall be no closer than five feet to an adjoining property and shall not provide for water runoff to the adjoining property unless an agreement shall have been provided and recorded as indicated under § 109-5E.
If a retaining wall is proposed, construction details must be provided. In cases where a retaining wall is higher than 48 inches, calculations prepared by a licensed professional engineer must be submitted certifying the stability of the structure.
Each person to whom this chapter applies must obtain approval of his/her grading plan in the following manner.
The Township Planning Board or Zoning Board of Adjustment is designated the Board to receive, review and determine site plans, for purposes of establishing drainage and other issues relating to applications for development. Grading is a part of a site plan application. In the event any grading plan submitted under this chapter shall not be approved by the Township Engineer, an application for site plan with either the Planning Board or the Zoning Board of Adjustment, wherever jurisdiction shall lie, shall be submitted for purposes of a final determination.
The Township Engineer will oversee the grading operation during normal site inspections, and shall inspect the final grade, with written notice to the applicable board and to the developer. The final grade inspection shall be 14 working days preceding the issuance of any certificate of occupancy. Notification to the Township Engineer shall not be less than 48 hours prior to rough grading by any applicant/developer.
Following completion of all grading and drainage work, the applicant must submit two copies of an as-built survey, prepared by a New Jersey licensed surveyor or professional engineer, with final grades, and request a final inspection. If any discrepancy exists between the grading plan and actual construction, the developer will be required to perform any necessary site work to correct the deficiency. All as-built site work must be done in conformity with the approved grading plans. Any significant deviations may be approved only by the relevant approving agency.
Following completion of all work, the Township Engineer shall conduct the final inspection and notify the Construction Official, in writing, whether the final construction is in compliance with the approved grading plan and that a certificate of occupancy may be issued. The Construction Official shall issue the certificate of occupancy only if all conditions for the approved grading plan have been satisfied.
All grading work shall be completed within 180 calendar days from the issuance of the grading permit. The grading permit and building permit shall be issued simultaneously. The 180 days shall be counted from approval of the actual final grading plan.
The person to whom this chapter applies must pay the following fees for application, review and inspection of the site.
Application fee: $35.
A flat fee in the amount of $300 shall be paid at the time of submission of a grading plan (per lot) and a sum of $100 in the event upon submission of any revised grading plan. These fees are flat fees and constitutes by this chapter the actual fee charged to the Township of Woolwich by its Engineer.
Inspection fees. A flat inspection fee of $200 per lot for subdivisions shall be submitted by the applicant to be utilized for the payment of the Township Engineer’s inspection of the site in accordance with this chapter.
Reinspection. A flat fee of $100 shall be paid to the Township of Woolwich for any reinspection of a grading plan in the event the initial inspection shall reveal errors/omissions and construction not in accordance with the filed plan. Each reinspection shall be charged at the flat rate of $100 and shall be paid at the time of the request for any reinspection.
No certificate of occupancy shall be issued until the grading plan shall have been submitted and finally approved as built.
All fees paid under this chapter shall be paid to the Treasurer of Woolwich Township.