A.
At least 14 days before the date of the monthly meeting
of the Board, an applicant requesting minor subdivision approval must
submit to the proper administrative officer the following:
[Amended 2-5-1980 by Ord. No. 816; 12-15-1981 by Ord. No.
864]
B.
Upon receipt of a complete application as defined
herein and in accordance with the rules and regulations of the Planning
Board for minor subdivision approval, the Board shall, within the
time period prescribed by the Land Use Procedures Ordinance of the
Township of Wyckoff and the Municipal Land Use Act,[1] approve or conditionally approve the subdivision without the necessity of full notice and hearing, classify the subdivision as a major subdivision or disapprove the subdivision. The Board may, in addition to other conditions which the Board may deem necessary in order to carry out the purposes of this chapter, require as a condition for minor subdivision approval that the applicant install such improvements as required in Article VII of this chapter as the Board, in accordance with law, shall deem necessary. Such improvements shall be in accordance with the standards set forth in Article IX and performance guaranties may be required in accordance with Article VIII of this chapter.
C.
Before the administrative officer returns any approved
minor subdivision plat to the applicant, sufficient copies shall be
sent to each of the following:
(1)
Township Clerk.
(2)
Township Engineer.
(3)
Construction Official.
(4)
Tax Assessor.
(5)
Secretary of the Planning Board.
(6)
County Planning Board, if required.
(7)
Tax Collector.
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The cost of the copies will be charged to the
applicant and shall be collected before the return of the original
sketch plat to the applicant.
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D.
Either a deed description or a plat map drawn in compliance
with Chapter 141 of the Laws of 1960[2] shall be filed by the applicant with the County recording
officer, the Township Engineer and the Township Tax Assessor within
190 days from the date of municipal approval.
[2]
Editor's Note: See N.J.S.A. 46:23-9.9 et seq.,
the Map Filing Law.
F.
The zoning requirements and general terms and conditions,
whether conditional or otherwise, upon which minor subdivision approval
was granted thereunder shall not be changed for a period of two years
after the date of minor subdivision approval; provided that the approved
minor subdivision shall have been duly recorded as provided in this
chapter.
[Added 2-5-1980 by Ord. No. 816]
A.
At least 14 days before the date of the monthly meeting
of the Board, an applicant requesting minor site plan approval must
submit to the proper administrative officer the following:
[Amended 12-15-1981 by Ord. No. 864]
B.
Upon receipt of a complete application as defined
herein and in accordance with the rules and regulations of the Planning
Board for minor site plan approval, the Board shall, within the time
period prescribed by the Land Use Procedures Ordinance of the Township
of Wyckoff and the Municipal Land Use Act,[1] approve or conditionally approve the site plan without the necessity of full notice and hearing, classify the site plan as a conventional site plan or disapprove the site plan. The Board may, in addition to other conditions which the Board may deem necessary in order to carry out the purposes of this chapter, require as a condition for minor site plan approval that the applicant install such improvements as required in Article VII of this chapter as the Board, in accordance with law, shall deem necessary. Such improvements shall be in accordance with the standards set forth in Article IX and performance guaranties may be required in accordance with Article VIII of this chapter.
C.
Before the administrative officer returns any approved
minor site plan to the applicant, sufficient copies shall be sent
to each of the following:
(1)
Township Clerk.
(2)
Township Engineer.
(3)
Construction Official.
(4)
Tax Assessor.
(5)
Secretary of the Planning Board.
(6)
County Planning Board, if required.
(7)
Tax Collector.
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The cost of the copies will be charged to the
applicant and shall be collected before the return of the original
site plan to the applicant.
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D.
If the site plan is classified as a conventional site plan or site plan involving a planned development, a notation to that effect shall be made on the plan, which will be returned to the applicant for compliance with the procedure in §§ 168-8 and 168-9 of this Article. A public hearing shall be required on all conventional site plans or site plan involving a planned development.
E.
The zoning requirements and general terms and conditions,
whether conditional or otherwise, upon which minor site plan approval
was granted thereunder shall not be changed for a period of two years
after the date of minor site plan approval.
A.
At least 14 days before the date of the monthly meeting
of the Board, an applicant requesting preliminary approval of a major
subdivision or site plan must submit to the proper administrative
officer the following:
[Amended 2-5-1980 by Ord. No. 816; 12-15-1981 by Ord. No.
864]
(1)
A properly completed subdivision or site plan application
form furnishing pertinent data such as names and addresses of owner,
agent, engineer and identification of property involved.
(2)
The required fee as established by the rules and regulations
of the Planning Board.
(4)
The administrative officer shall forward copies of
the preliminary plat to the following persons and immediately file
proof by affidavit of the date said copies were sent:
(a)
The Township Engineer.
(b)
The Board of Health.
(c)
The Chief of Police.
(d)
The Environmental Commission.
(e)
The Fire Prevention Bureau.
(f)
The Shade Tree Commission.
(g)
Construction Official.
(h)
The engineering consultants for the Township
sewers.
(i)
Such other municipal, County or state officials
as directed by the Board.
B.
Upon receipt of a complete application for preliminary
site plan or subdivision approval, as defined herein, and in accordance
with the rules and regulations of the Planning Board, the Board shall
schedule a date for hearing and give due notice to the applicant,
who shall, in accordance with the Land Use Procedures Ordinance of
the Township of Wyckoff,[1] notify the surrounding property owners of such hearing;
provided, however, that when reviewing an application for conventional
site plan pursuant to Section 34 of the Municipal Land Use Act (N.J.S.A.
40:55D-46), the Planning Board or Board of Adjustment, as the case
may be, shall have the power to waive public notice of the hearing.
[Amended 2-5-1980 by Ord. No. 816]
C.
The Board shall act on the preliminary plat within
the time period prescribed in the Land Use Procedures Ordinance of
the Township of Wyckoff[2] and in accordance with the Municipal Land Use Law,[3] and with respect to senior citizen residential cluster
development and cluster development in the RC-25 Zone,[4] the resolution of the preliminary approval of the Board
shall find the following facts and conclusions:
[Amended 11-6-1978 by Ord. No. 784; 1-16-1979 by Ord. No.
791]
(2)
That the proposals for maintenance and conservation
of the common open space are reliable, and the amount, location and
purpose of the common open space are adequate.
(3)
That provisions through the physical design of the
proposed development for public services, control over vehicular and
pedestrian traffic and the amenities of light and air, recreation
and visual enjoyment are adequate.
(4)
That the proposed planned development will not have
an unreasonably adverse impact upon the area in which it is proposed
to be established.
(5)
In the case of a proposed development which contemplates
construction over a period of years, that the terms and conditions
intended to protect the interests of the public and of the residents,
occupants and owners of the proposed development in the total completion
of the development are adequate.
(6)
In the case of a proposed development which will require the excavation or removal of more than 100 cubic yards of soil over and above any such excavation or removal required for construction of basements or swimming pools, the application shall include all information and the Board shall give all the consideration and make all the findings required in § 186-36B of the Code of the Township of Wyckoff.
[Added 6-18-1985 by Ord. No. 959]
D.
Preliminary approval of a major subdivision shall, except as provided in Subsection E, confer upon the applicant the following rights for a three-year period from the date of the preliminary approval:
[Added 1-16-1979 by Ord. No. 791]
(1)
That the general terms and conditions on which preliminary
approval was granted shall not be changed, including but not limited
to use requirements; layout and design standards for streets, curbs
and sidewalks; lot size; yard dimensions and off-tract improvements;
and, in the case of a site plan, any requirements for preservation
of existing natural resources, for safe and efficient vehicular and
pedestrian circulation, parking and loading, for screening, landscaping
and location of structures and for exterior lighting, except that
nothing herein shall be construed to prevent the Township from modifying
by ordinance such general terms and conditions of preliminary approval
as relate to public health and safety.
(2)
That the applicant may submit for final approval on
or before the expiration date of preliminary approval the whole or
a section or sections of the preliminary subdivision plat or site
plan, as the case may be.
(3)
That the applicant may apply for and the Board may
grant extensions on such preliminary approval for additional periods
of at least one year, but not to exceed a total extension of two years,
provided that if the design standards have been revised by ordinance,
such revised standards may govern.
E.
In the case of a subdivision or a site plan for an area of 50 acres or more, the Board may grant the rights referred to in Subsection D(1), (2) and (3) above for such period of time longer than three years as shall be determined by the Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval, economic conditions and the comprehensiveness of the development. The applicant may apply for thereafter and the Board may thereafter grant an extension to preliminary approval for such additional period of time as shall be determined by the Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval, the potential number of dwelling units and nonresidential floor area of the section or sections awaiting final approval, economic conditions and the comprehensiveness of the development, provided that if the design standards have been revised, such revised standards may govern.
A.
An applicant requesting final approval of a major
subdivision or site plan must submit to the proper administrative
officer the following:
(1)
The plat and an application for final approval, in
triplicate and in a form approved by the Board, shall be submitted
to the proper administrative officer, together with the fee required
by the rules and regulations of the Planning Board.
(2)
The original cloth tracing, one transparent copy and
the number of white prints of the plat as determined by the rules
and regulations of the Board shall accompany the application. No final
plat shall be required for a site plan.
B.
The plat of a subdivision shall not differ substantially
from the preliminary plat as approved.
D.
The administrative officer shall make a record of
the date of submission of the final plat and complete application
to him and shall forthwith transmit the final plat and application
to the Board.
E.
Prior to final approval, the Board, upon the advice
of the Township Engineer, shall determine:
(1)
The nature of the improvements to be required as a
condition of final approval.
(2)
The estimated value of the improvements installed
or to be installed in accordance with this chapter.
(3)
The nature and amount of performance guaranties, if
any, to be required as a condition to final approval.
(4)
The amounts to be deposited to reimburse the Board
and Township for costs incurred or to be incurred for legal, engineering
and other consultant reports, for recording fees and for any other
costs anticipated by the Board.
(5)
Any other conditions upon which final approval will
be granted.
F.
Prior to final approval, the applicant shall submit
to the Board:
(1)
A developer's agreement, if required by the Board,
setting forth the obligations of the applicant in connection with
the final approval. Such agreement shall be prepared by the Attorney
for the Board, and the reasonable cost of drafting the same as set
by the rules and regulations of the appropriate Board shall be paid
by the applicant.
(2)
A performance guaranty, in a form satisfactory to
the Board and Township Committee, complying with this chapter and
guaranteeing performance of the developer's agreement, if required
by the Board, or guaranteeing any conditions which may be set forth
in the resolution of the Board granting final approval.
(3)
Maintenance guaranties, if any, for work completed
prior to final approval.
(4)
Deeds for any easements, rights-of-way or public lands
in a form satisfactory to the Board Attorney.
(5)
Funds to be deposited to reimburse the Board for costs
incurred or to be incurred for legal, engineering and other consultant
reports, for recording fees and for any other costs anticipated by
the Board.
(6)
Evidence of compliance with any other conditions imposed
by the Board.
(7)
With respect to senior citizen residential cluster
development and cluster development in the RC-25 Zone, agreement between
the developer and the Township providing for the use of common open
space; deed of conveyance of the common open space to a homeowners'
association; Articles of Incorporation and bylaws of said association
setting forth the rights and obligations of any homeowner in the cluster
development, along with the covenants and model deeds; and any other
documents or information as the Township and its Attorney may deem
necessary to assure that the standards for such development as set
forth in the Zoning Ordinance[1] and in this chapter are complied with.
[Added 11-6-1978 by Ord. No. 784; amended 1-16-1979 by Ord. No.
791]
G.
Upon receipt of a complete application as defined
herein and in accordance with the rules and regulations of the Planning
Board, the Board shall act on said application within the time period
prescribed in the Land Use Procedures Ordinance of the Township of
Wyckoff and in accordance with the Municipal Land Use Act[2] and amendments and supplements thereto. The Board shall
approve, conditionally approve or disapprove the final plat and shall
report said action, whether it be approval, conditional approval or
disapproval. The final plat shall be so certified. The applicant shall
be notified of the Board's action and the reasons therefor.
H.
Upon final approval by the Board and after all required
signatures are placed on the original tracing, the applicant shall
deliver one cloth print and one Mylar reproducible and 10 copies made
of such final plat to the administrative officer, who shall file a
copy thereof with each of the following:
I.
Final site plan and major subdivision as-built plans.
After installation of all the improvements required by this chapter,
the subdivider or applicant for site plan approval shall cause to
be prepared, signed and sealed by a licensed professional engineer,
land surveyor, architect or planner:
[Amended 8-19-1980 by Ord. No. 829]
(1)
Plan showing:
(a)
The contours [at five-foot intervals for lands
having slopes averaging 10% or greater and at two-foot intervals for
lands of lesser average slopes] of the land as finally graded.
(b)
The location, as built, of all improvements
required by this chapter, including, without intending to limit the
generality hereof, the location of water mains, gas mains and underground
supply lines for light, power and telephone service, and all of their
appurtenances, shade trees and sidewalks.
(2)
Profiles, as built, of streets, storm sewers and sanitary
sewers and their respective appurtenances. The design and location
of said sanitary sewers, including dry sewers, shall be approved by
the Township Sewer Consultant, Township Engineer and Construction
Official.
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The plans and profiles required by this subsection
are herein referred to as "as-built" plans.
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