A.
The applicant shall submit seven copies of his complete
application to the Secretary of the Board or the administrative officer
of the reviewing board. The time for the Board's review shall not
begin to run until the submission of a complete application with the
required fee. Unless the applicant is informed in writing by the Secretary
of the reviewing board within 45 days of the actual submission of
the application that it is incomplete, said application shall be deemed
complete as of the date it was submitted.
B.
A complete application for preliminary approval shall
also consist of the following:
(1)
A properly completed preliminary site plan information
form available from the Secretary of the Planning Board.
(2)
The required fee.
(3)
A preliminary site plan which shall be legibly drawn
or reproduced at a scale no smaller than one inch equals 50 feet.
Deviations from this requirement may be permitted for certain items
of the plans upon request prior to submission and upon the recommendation
of the Planning Board. The preliminary site plan shall be prepared
under the supervision of a New Jersey licensed land surveyor and a
New Jersey licensed engineer and shall show or include the following
information:
(a)
A key map at a scale of one inch equals 2,000
feet, if greater than five acres, clearly showing the location of
the proposed development within the township and in relation to major
streets, water bodies and political boundaries within the area.
(b)
The tract or development name, Tax Map sheet,
block and lot numbers, North arrow, graphic scale, reference meridian,
date and the zoning district in which the lot or lots are located
and the following names and addresses: the name and address of the
owner or owners; the name and address of record of owner or owners
of tracts abutting onto and within 200 feet of the tract to be developed;
the name and address of the developer; and the name and address of
the person who prepared the map.
(c)
The acreage of the tract to be developed to
the nearest tenth of an acre.
(d)
The location of existing and proposed property
lines, building setback lines from streets, existing buildings and
structures with an indication of whether they will be retained or
removed.
(e)
All existing elements, including but not limited
to sidewalks, streets, paved areas, buildings, utilities, plant materials
and drainage lines that are to be removed and/or demolished.
(f)
Typical profiles and cross sections of proposed
streets within the development and existing streets and highways abutting
the development. Detailed plans and specifications for all proposed
culverts and bridges in the development. Traffic patterns and access
aisles shall also be shown. The typical cross sections of streets
shall clearly indicate the type and width of the pavement and the
location of curbs, the location of sidewalks and shade tree planting
strips, any existing or proposed sight triangles and radii of curblines
at intersections.
(g)
All existing and proposed setback dimensions,
landscaped areas, freestanding trees over four-inch caliper, the boundaries
of all wooded areas and rows of trees, the location and extent of
rock formations and fencing within 100 feet of a street right-of-way
line or proposed street right-of-way.
(h)
Existing and proposed contours at two-foot intervals
referenced to the United States Coast and Geodetic Survey datum and
extending 200 feet beyond the lot lines where possible and necessary.
(i)
All existing watercourses within the development
accompanied by the following information or data:
[1]
When a brook or stream is proposed for alteration,
improvement or relocation or when a drainage structure is proposed
on a running stream with a drainage area of 50 acres or greater, evidence
of submission of the improvement to the New Jersey Division of Water
Policy and Supply as a condition of preliminary approval.
[2]
When a ditch, stream, brook or watercourse is
to be altered, improved or relocated, the method of stabilizing slopes
and measures to control erosion and siltation, as well as typical
ditch sections and profiles.
(j)
The location and extent of the one-hundred-year
floodplain within and adjacent to the development.
(k)
The total acreage in the drainage basin of any
watercourse running through or adjacent to the development in the
area upstream of the development.
(l)
The total acreage in the drainage basin to the
nearest downstream drainage structure and the acreage in the development
that drains to the structure.
(m)
The location and extent of drainage and conservation
easements and stream encroachment lines within the development.
(n)
The location, extent and water level elevation
of all existing or proposed lakes or ponds within or adjacent to the
development.
(o)
Plans and computations showing existing and
proposed storm drainage systems serving the development, including
the following:
[1]
All existing or proposed storm sewer lines within
or adjacent to the development showing size and profile of the lines,
direction of flow and the location of each manhole and inlet; and
[2]
The location and extent of any proposed dry
wells, groundwater recharge basins, retention basins or other water
conservation devices.
(p)
Plans showing existing and proposed sanitary
sewerage facilities serving the development, including the following:
(q)
Plans showing the size and location of all water
mains within the development.
(r)
Identification of lands within the development
to be dedicated or reserved for public use.
(s)
The location of any other underground utilities
and easements to accommodate them, clearly indicated on the plan.
(4)
A copy of any protective covenants or deed restrictions
applying or to apply to the land being developed.
(5)
For any development in which buildings at the time of construction will not be connected to a public sewerage disposal system, three copies of a sewage disposal report as required in Subsection B(7) below.
(6)
Erosion-sedimentation control plan as required by
law for review by the Gloucester County Soil Conservation District.
(7)
Soil percolation test requirements.
(a)
Soil percolation tests shall be performed for
all developments containing buildings that at the time of construction
will not be connected to a public sewage disposal system.
(b)
Soil percolation tests shall be made in accordance
with the applicable state and local regulations.
(c)
The applicant's engineer shall enter the results of the tests on three copies of a sewage disposal report and shall submit these with the preliminary site plan; provided, however, that, where the approval of the proposed sanitary sewage disposal facilities by the appropriate county or state health agency is otherwise required, two copies of its report of investigation and approval may be submitted in lieu of the sewage disposal report as required in this Subsection B(7).
(d)
Soil percolation tests shall be performed at
the site(s) of the proposed on-site sanitary sewage disposal facility
throughout the tract being developed.
(e)
The results of the soil percolation tests shall
be analyzed by the Planning Board and the County Planning Board in
conjunction with the appropriate characteristics of the tract being
developed and the general area surrounding the tract being developed,
and the final site plan layout shall be based on this analysis.
(8)
Environmental impact statement.
[Added 5-1-1989 by Ord. No. 89-8; amended 8-21-1989 by Ord. No. 89-16]
(a)
The applicant for any site plan approval that
requires certification by the Soil Conservation District of a plan
for soil erosion and sediment control shall also submit an environmental
impact statement, in triplicate, signed and sealed by a New Jersey
licensed engineer or a New Jersey licensed professional planner, preferably
with experience in environmental studies. As used in this chapter,
an "environmental impact statement" means a written description and
analysis of all possible direct and indirect effects the development
will have upon the development's site as well as upon the surrounding
region affected thereby, with particular reference to the effect of
the development upon the public health, welfare and safety, the protection
of public and private property and the preservation and enhancement
of the natural environment. Every environmental impact statement shall
contain the following:
[1]
A key map showing the location of the development
and how it relates to the surrounding region affected thereby.
[2]
A description of the development specifying,
in the form of maps, drawings, graphs or similar visual aids, and
also by narrative, what is to be done and how it is to be done during
and after construction of the development, including information and
technical data adequate to permit a careful assessment of the environmental
impact of the development.
[3]
An inventory of the existing environmental conditions
at the development site and in the surrounding region affected thereby
which shall describe the following:
[a]
Physical characteristics:
[i]
Air quality.
[ii]
Hydrology, including maps and
descriptions of streams, water bodies and floodplains and a discussion
of water quality.
[iii]
Geology.
[iv]
Soils and their properties, including
capabilities and limitations.
[v]
Topography and slope.
[vi]
Drainage.
[vii]
Vegetation.
[viii]
Air quality and water quality
described with reference to the standards promulgated by the Department
of Environmental Protection of the State of New Jersey and soils shall
be described with reference to criteria contained in the Gloucester
County, New Jersey Soil Survey Standards and Specifications, issued
by the United States Department of Agriculture Soil Conservation Service.
[e]
A listing of all licenses, permits
or other approvals required by municipal, county or state law, the
status of each, and proof that the applicant has contacted officials
of any federal, state, county or municipal agency affected by the
proposed development.
[4]
An assessment of the probable impact of the development upon all of the topics listed in Subsection B(8)(a)[3] above.
[5]
A listing and evaluation of adverse environmental
impacts which cannot be avoided, with particular emphasis upon air
or water pollution, increase in noise during and after construction,
damage to plant, tree and wildlife systems, damage to natural resources,
displacement of people and businesses, increase in sedimentation and
siltation, flooding, potential stormwater runoff damage both on and
off site, increase in municipal services, and health, safety and well-being
of the public. Off-site and off-tract impact shall also be set forth
and evaluated.
[6]
A thorough description of the steps to be taken
to minimize adverse environmental impact before, during and after
construction of the development, both at the development site and
in the surrounding region affected thereby, such description to be
accompanied by necessary maps, schedules and other explanatory data
as may be needed to clarify and explain the actions to be taken.
[7]
Identification and description of any irreversible
and irretrievable commitment of resources which would be involved
in the proposed action.
[8]
A statement of alternatives to the proposed
development which might avoid some or all of the adverse environmental
effects, including a no-action alternative, with an objective evaluation
of each alternative, including the no-action alternative.
[9]
A reference list of available pertinent, published
information relating to the development, the development site and
the surrounding region affected thereby.
(b)
Notwithstanding the foregoing, the reviewing
board may waive the requirement for an environmental impact statement
if sufficient evidence is submitted by the applicant to support a
conclusion that the proposed development will have a slight or negligible
environmental impact. Portions of such requirement may likewise be
waived upon a finding by the reviewing board that a complete statement
need not be prepared in order to evaluate adequately the environmental
impact of the development.
All applications for site plan approval shall
be submitted to the County Planning Board for its review and recommendations,
and where applicable, approval. The applicant shall furnish proof
of such submission at the time of the submission of his application
to the municipal reviewing board by presenting a copy of his site
plan with an indication from the county that it has been filed with
it. Any application for site plan approval shall not be deemed complete
in the absence of proof that it has been filed with the County Planning
Board. If the County Planning Board has failed to grant or deny approval
of the site plan at the time of preliminary approval of applicant's
application, such preliminary approval shall be conditioned on approval
of said site plan by the County Planning Board.
No application for site plan approval shall
be deemed complete in the absence of proof that a plan for soil erosion
and sedimentation control has been submitted to the relevant reviewing
authority, pursuant to the requirements of N.J.S.A. 4:24-39 et seq.
or proof that such a plan is not required by said statute for the
particular application. If the reviewing authority has failed to grant
or deny certification of the erosion plan at the time of preliminary
approval of applicant's site plan, preliminary approval may be denied,
or, at the direction of the reviewing authority, it may be conditioned
on certification of applicant's erosion plan.
After preliminary site plan approval and prior
to consideration of the final site plan, detailed plans and specifications
for all proposed culverts and bridges within county jurisdiction or
improvements to existing county culverts or bridges shall be submitted
to the County Planning Board for review and approval of the County
Engineer. The plans shall also be accompanied by the permit of the
New Jersey Division of Water Policy and Supply indicating its approval
of the proposed facility.
The Secretary of the reviewing board shall distribute
the site plan application for review and report, and approval where
required, as follows:
A.
One copy to the Municipal Clerk.
B.
One copy to the Municipal Engineer.
C.
One copy to the Municipal Zoning Officer.
D.
One copy to the Chairman of the County Planning Board.
E.
One copy to the Municipal Tax Assessor.
F.
One copy to the County Board of Health.
G.
One copy to the local Fire Department or Fire Marshal.
