This chapter shall be known and may be cited as the "Site Plan Review Ordinance of the Borough of Laurel Springs."
[HISTORY: Adopted by the Mayor and Council of the Borough of Laurel Springs 3-24-1980 by Ord. No. 317 (Ch. 67 of the 1973 Code); amended in its entirety 10-6-2025 by Ord. No. 902-2025. Subsequent amendments noted where applicable.]
The Mayor and Borough Council of the Borough of Laurel Springs, County of Camden, State of New Jersey, pursuant to the provisions of N.J.S.A. 40:55D-1 et seq. has established this Site Plan Review Ordinance for the purpose of determining whether the proposed use, building structure, development or addition to any building, use, structure or development conforms to the Revised Statutes of the State of New Jersey; the resolutions of the County of Camden; Chapter 270, Zoning, of the Code of the Borough of Laurel Springs; and all other applicable regulations; and to exercise the powers granted to the Borough of Laurel Springs pursuant to the provisions of the Municipal Land Use Law of the State of New Jersey (N.J.S.A. 40:55D-1 et seq.) Site plan review shall encourage adequate provisions for traffic and circulation; the provision for recreation and open space when required; the promotion of safety from fire and other dangers; adequate provision for light and air; the promotion of good design; the general purpose of guiding the development of the Borough; and to best promote the health, safety, order, convenience, and general welfare; as well as efficacy and economy in the process of development and the maintenance of established property values.
A. APPLICANT APPLICATION FOR DEVELOPMENT BOARD COMPLETE APPLICATION CONCEPT PLAN DEVELOPER DEVELOPMENT MAINTENANCE GUARANTY MAJOR SITE PLAN MINOR SITE PLAN(1) (2) (a) (b) (c) (d) ON-SITE ON-TRACT PERFORMANCE GUARANTY PLANNED DEVELOPMENT PREAPPLICATION CONFERENCE PRELIMINARY APPROVAL PRELIMINARY FLOOR PLANS AND ELEVATIONS PRELIMINARY SUBDIVISION PLAT SITE PLAN(1) (2) (3) SUBDIVISION, MAJOR SUBDIVISION, MINOR USE VARIANCE
Unless otherwise expressly stated, the following terms shall, for the purpose of this chapter, have the meanings herein indicated:
The landowner or the agent, optionee, contract purchaser, developer, or other person authorized in writing to act for the landowner submitting an application for development under this chapter, or any application relating to land use development.
The application or appeal forms, together with the required fees and all accompanying documents required for approval of a subdivision plat, site plan, planned development, conditional use, zoning variance or direction for issuance of a permit pursuant to the New Jersey Municipal Land Use Law.[1]
The Joint Land Use Board/Combined Land Use Board comprised of the Planning Board and/or the Zoning Board of Adjustment established by ordinance of the Borough of Laurel Springs as authorized by the New Jersey Municipal Land Use Law (N.J.S.A. 40:55D-25).
An application for development shall be complete for purposes of commencing the applicable time period for action by the Board when so certified by the Board or its authorized designee. In the event that the Board or its designee does not certify the application to be complete within 45 days of the date of its submission, the application shall be deemed complete upon the expiration of the 45-day period for purposes of commencing the applicable time period, unless (a) the application lacks information indicated on checklist adopted by ordinance and provided to the applicant; and (b) the Board or its authorized designee has notified the applicant, in writing, of the deficiencies in the application within 45 days of submission of the application. The applicant may request that one or more of the submission requirements be waived, in which event the Board or its authorized designee shall grant or deny the request within 45 days.
A preliminary presentation and attendant documentation or a proposed subdivision or site plan of sufficient accuracy to be used for the purpose of discussion and classification during a reapplication conference.
The legal or beneficial owner or owners of a lot or of any land proposed to be included in a proposed development, including the holder of an option or contract to purchase, or other person having enforceable proprietary interest in such land.
The division of a parcel of land into two or more parcels; the construction, reconstruction, conversion, structural alteration, relocation, enlargement of any building or other structure, or of any excavation or landfill; and any use or change of use of any building or other structure or land or extension of use of land for which permission may be required pursuant to this chapter.
Any security, other than cash, which may be adopted by the Borough for the maintenance of any improvements required by this chapter.
Any development plan not classified as a minor site plan.
Any development plan which:
Is limited to the proposed construction or any permitted accessory use(s) other than fences and signs such as a home occupation or off-street parking area as such accessory uses are specifically permitted in this chapter; or
Consists of an expansion of or addition to or alteration of an existing conforming structure and/or use not exempted from site plan review and:
Not accounting for more than 5% additional building coverage nor 5% additional lot coverage;
Not exceeding more than 2,000 cubic feet of enclosed and roofed area;
Not involving a planned unit development; and
Not entailing the installation of any road improvements or the expansion of public facilities.
Located on the property which is the subject of a development application.
Located on the property which is the subject of a development application or a contiguous portion of a street or right-of-way.
Any security, in accordance with the requirements of this chapter, which may be accepted, subject to review and approval by the Borough Attorney, in lieu of a requirement that certain improvements be completed prior to final approval of a development application, including performance bonds, letters of intent, escrow agreements and other similar collateral or surety agreements.
Planned unit development, planned unit residential development, residential cluster, planned commercial development or planned industrial development.
An initial meeting between applicants and/or developers and municipal representatives which afford applicants and developers the opportunity to present their proposals informally.
The conference of certain rights prior to final approval after specific elements of a development plan have been agreed upon by the Board and the applicant.
Architectural drawings prepared during early and introductory stages of the design of the project illustrating in a schematic form its scope, scale and relationship to its site and immediate environs.
A map indicating the proposed layout of a development and related information that is submitted for preliminary approval.
A development plan of one or more lots on which is show:
The existing and proposed conditions of the lot, including but not necessarily limited to topography, vegetation, drainage, floodplains, marshes and waterways;
The location of all existing and proposed buildings, drives, parking spaces, walkways, means of ingress and egress, drainage facilities, utility services, landscaping, structures and signs, lighting, screening devices; and
Any other information that may be reasonably required in order to make an informed determination for review and approval by the Board.
Any division of land not classified as a minor subdivision.
Any division of land containing an aggregate of two lots (one new lot and the remaining parcel) each fronting on an existing street or streets, not involving any new street or the installation of any street improvements or the extension of Borough facilities; not involving any streets requiring additional right-of-way width as specified in the Master Plan or Official Maps and/or the street requirements of Chapter 270, Zoning Code, or this chapter, unless such additional right-of-way width, either along one or both sides of said street(s), as applicable, shall be deeded to the Borough or to the appropriates governmental authority prior to classification as a "minor subdivision"; not involving any required off-tract improvements; not adversely affecting the development of the remainder of the parcel of adjoining property; not being a further division of an original tract of land for which previous subdivision(s) have been approved by the Borough within the current calendar year and where the combination of the proposed and previously approved minor subdivision constitute a major subdivision; not involving a planned development; and not being deficient in those details and specifications required of minor subdivisions as specified in this chapter. The original tract of land shall be considered any tract in existence at the time of the adoption of the Zoning Code as shown on the Official Map of the Borough and on the Borough Tax Maps. Any readjustment of lot lines resulting in new lots shall be classified as a "minor subdivision" for purposes of the application submission and review requirements, but not for purposes of counting whether there has been a subdivision within the current calendar year.
The purpose for which land or structure(s) is arranged, designed or intended or for which either land or structure(s) is or may be used, occupied or maintained.
Permission granted by the Board to an applicant to depart from the literal requirements of the Borough Zoning Code (Chapter 270) and of this chapter.
[1]
Editor's Note: See N.J.S.A. 40:55D-1 et seq.
In accordance with N.J.S.A. 40:55D-25, the Borough has established by ordinance the Joint Land Use Board ("Board"), which exercises the powers of the Planning Board and the Zoning Board of Adjustment, as such powers are identified and limited pursuant to the statute, as well as Chapter 157 (Land Use Procedures) and this chapter. The Planning Board and Zoning Board have certain overlapping powers to expedite the review process. Their respective responsibilities, as exercised by the Joint Land Use Board, are as outlined below.
A.
The Planning Board shall have the power to grant subdivision or conditional use approval simultaneously with site plan approval.
B.
The Planning Board shall have the power to act in lieu of the Zoning Board of Adjustment and subject to the same extent and restrictions of the Zoning Board of Adjustment on the following matters when the Planning Board is reviewing applications for approval of subdivision plans, site plans or conditional uses. Whenever relief is requested pursuant to this subsection, public notice shall be given and shall include reference to the request for a variance or direction for issuance of a permit, as the case may be:
(1)
To grant variances pursuant to N.J.S.A. 40:55D-70, Subdivision c.
(2)
To direct, pursuant to N.J.S.A. 40:55D-34, for issuance of a permit for a building or structure in the bed of a mapped street or public drainageway, flood control basis or public area reserved pursuant to N.J.S.A. 40:55D-32.
(3)
To direct, pursuant to N.J.S.A. 40:55D-36, for issuance of a permit for a building or structure not related to a street.
C.
Zoning Board of Adjustment action in lieu of Planning Board. The Zoning Board of Adjustment shall have the power to grant, to the same extent and subject to the same restrictions as the Planning Board, site plan, subdivision or conditional use approval whenever the proposed development requires approval by the Zoning Board of Adjustment of a variance pursuant to N.J.S.A. 40:55D-70d.
A.
Site plan review and approval shall be required before any change of use or before any excavation, removal of soil, clearing of site or placing of any fill on lands contemplated for development, and, except as hereinafter provided, no building permit shall be issued for any building or use or reduction or enlargement in size or other alternation of any building, or change of use of any building, including accessory structures, unless a site plan is first submitted and approved by the Board, and no certificate of occupancy shall be given unless all construction and development conform to the plans as approved by the Board.
B.
Exception. Site plan approval shall not be required for any detached single-dwelling unit buildings or any uses accessory thereto, such as a private garage or storage shed incidental to residential uses; but this exception shall not limit the requirements for submission and approval of subdivision plats as may otherwise be required.
C.
Waiver. The Board may waive site plan approval requirements if the construction or alteration or change of occupancy or use does not affect existing circulation, drainage, relationship of buildings to each other, landscaping, buffering, lighting and other considerations of site plan review.
A.
Variance relief. All applications to the Board for use variances and for variance relief not involving any related site plan, subdivision or conditional use approval shall be filed at least three weeks prior to the meeting of the Board at which discussion is desired. The filing shall include 12 copies of any maps and related material, 12 copies of the completed application form and the fee in accordance with the Fee Ordinance of the Borough. The Board shall act upon the application as stipulated by law.
B.
Informal review by Board; concept plan.
(1)
A concept plan of a proposed subdivision or site plan is not required but is encouraged for development proposals involving complex planning and engineering details. A prospective applicant desiring to submit a concept plan shall notify the Board Engineer.
(2)
A concept plan submission shall include sufficient detail to apprise the Board of the nature of the of the proposed development.
(3)
At the request of the applicant, the Board shall grant one informal review of a concept plan for a development for which the developer intends to prepare and submit an application for development.
(4)
The applicant shall not be required to submit any fees for such an informal review; however, no professional review(s) will be undertaken unless the developer agrees to pay for said review(s).
(5)
The applicant shall not be bound by any concept plan for which review is requested, and the Board shall not be bound by any such review.
(6)
An applicant desiring to have a concept plan informally reviewed by the Board shall so notify the Board Secretary at least 14 days prior to the first regularly scheduled monthly meeting of the Board. The Board Secretary shall thereafter notify the applicant of the time and place which has been scheduled by the Board for the informal review.
A.
The applicant shall submit to the Board Secretary at least 30 days prior to the regularly scheduled monthly meeting of the Board, a fee in accordance with the Borough's Fee Ordinance and three copies each of the application and the minor subdivision plat or minor site plan for a determination by the Borough Engineer that the application is complete. Upon determining that the application is complete, the Board Secretary shall request 12 additional copies of the application and plans and, upon receipt thereof, shall process the application, shall issue an application number and shall place the item on the agenda. Once an application has been assigned a number, such number shall appear on all papers, maps, plats or plans and other documents submitted for processing in conjunction with the application.
B.
The Board Secretary shall retain one copy each of the completed application and the minor subdivision plat or minor site plan and shall forward one copy each of the minor plat or plan and the application to the following: (1) Borough Engineer/Planner, (2) Construction Official, and (3) Zoning Enforcement Officer, who shall furnish a written report to the Board within 30 days. At the direction of the Board, additional copies shall be sent to other Borough, county or state agencies or officials. The remaining copies shall be submitted to the Board.
C.
Submission and approval requirements:
(1)
Each minor plat or minor site plan shall be drawn by and shall bear the signature, seal, license number and telephone number of a professional engineer, professional architect and/or land surveyor licensed to practice in the State of New Jersey; provided, however, that all engineering data shall be signed and sealed by a professional engineer.
(2)
Each submission shall be at a scale of one inch equals 30 feet. Each submission shall be on one of four of the following standard sheet sizes: 8 1/2 x 13 inches; 15 x 21 inches; 24 x 36 inches; and 30 x 42 inches. If one sheet is not sufficient to contain the entire territory, the map may be divided into sections to be shown on separate sheets of equal sizes, with reference on each sheet to the adjoining sheets.
(3)
Each minor plat or site plan shall show the following information:
(a)
A key map showing the entire tract and its relation to the surrounding area, at a scale of one inch equals not more than 30 feet.
(b)
A title block showing:
[1]
The name of the subdivision or development, Laurel Springs Borough and Camden County.
[2]
The name, title, address and telephone number of the subdivider or developer.
[3]
The name, title, address and license number of the professional or professionals who prepared the plat or plan.
[4]
The name, title and address of the owner or owners of record.
[5]
The scale.
[6]
The date of original preparation and of each subsequent revision and a list of the specific revisions on each sheet.
(c)
Acreage figures, to the nearest tenth of an acre.
(d)
A North arrow.
(e)
Certification that the applicant is the owner of the land, or his properly authorized agent, or that owner has given his consent under an option agreement.
(f)
Approved signatures of (1) the Chairman and (2) the Secretary.
(g)
Existing block and lot number(s) of the lot(s) to be subdivided or developed as they appear on the Borough's Tax Map.
(h)
Tract boundary line, clearly delineated.
(i)
The location of existing and proposed property, streets, structures (with an indication as to whether existing structures will be retained or removed), parking spaces, loading areas, driveways, watercourses, railroads, bridges, culverts, drainpipes and any natural features such as wetlands and treed areas, both within the tract and within 200 feet of its boundary.
(j)
The location and width of all existing and proposed utility easements.
(k)
Zoning districts affecting the tract, including district names and requirements.
(l)
Proposed buffer and landscaped areas.
(m)
Delineation of floodplains, including both floodway and flood fringe areas.
(n)
Delineation of wetlands and wetland buffers.
(o)
Contours as shown on the United States Geological Survey topographic sheets or based on more precise sources, if available, but no less than one-foot intervals.
(p)
Concerning minor subdivisions only, existing and proposed monuments.
(q)
The names of all adjacent property owners as they appear in the most recent tax list prepared by the Borough Tax Assessor.
(r)
A certificate from the Borough Tax Collector that all taxes and assessments are paid to date.
(s)
Road right-of-way dedication and improvement, as applicable.
(t)
Sight triangle easements, as applicable.
(u)
Deed descriptions, including metes and bounds, easements, covenants, restrictions and roadway and sight triangle dedications.
(v)
Plans of proposed improvements and/or utility layouts as required by ordinance and required letters from appropriate state and county agencies granting approval for the extension of utility service(s).
(w)
Proposed and existing signs (details).
(x)
The location of existing buildings to remain or to be removed.
(y)
An indication of improvement coverage and land area.
D.
Within 45 days from the date of submission of the application, the Board Secretary shall notify the applicant in writing by certified mail that the application has been determined to be incomplete or shall certify that the submission constitutes a complete application. If the application is determined to be incomplete, the reasons for such determination shall be specified to the applicant and an appropriately revised plan may thereafter be submitted in the same manner as in the first instance. If the Board Secretary neither certifies to the applicant that the application is complete, nor notified the applicant that the application has been determined to be incomplete, then the application shall be considered certified complete and the period for action by the Board shall commence.
E.
The Board shall take action on minor subdivision and minor site plan applications within 45 days after the application has been certified complete by the Board Engineer/Planner, or within such further time as may be consented to by the application, except in cases where a variance is requested, in which case the Board shall take action within 120 days. Failure of the Board to act within the prescribed time period shall constitute approval of the application.
F.
Where the remaining portion of the original tract is sufficient to be subdivided or developed further, the applicant may be required to submit a sketch of the entire remaining portion of the tract to show that the subdivision or development applied for, together with subdivision(s) or development(s) that may be submitted subsequently, will not create, impose, aggravate or lead to any such adverse effect.
G.
When a minor subdivision or minor site plan is approved by the Board, a notation to that effect, including the date of approval, shall be made on a master copy. No further approval of the application shall be required. At least six prints of the plat or plan and any related deed descriptions to be filed with the county recording officer shall be signed by the Chairman and Secretary of the Board or, where either or both may be absent, the Acting Chairman or Secretary, and returned to the applicant within one week following the date of approval. In the event that the same is disapproved by the Board, the Secretary of the Board, within 10 days of memorialization of such action, shall notify the applicant of such disapproval and forward the applicant a copy of the resolution adopted setting forth the reasons for the disapproval.
H.
Within 190 days from the date of approval by the Board of a minor subdivision, a plat map drawn in compliance with the Map Filing Act (N.J.S.A. 46:23-9.9 et seq.[1]) or deed description shall be filed by the subdivider with the County recording officer. Unless so filed within 190 days, the approval shall expire and will require the submission of a new application.
[1]
Editor's Note: See now N.J.S.A. 46:26B-1 et seq.
I.
The zoning requirements and general terms and conditions, whether conditional or otherwise, upon which the minor subdivision approval was granted shall not be changed for a period of two years after the date of minor subdivision approval by the Board, provided that the approved minor subdivision shall have been duly recorded.
J.
Before the Secretary of the Board returns any approved minor subdivision or minor site plan to the applicant, the applicant shall provide additional copies of the plat or plan in such number as may be necessary in order to furnish one copy to each of the following:
A.
The applicant shall submit to the Board Secretary, at least 30 days prior to the regularly scheduled monthly meeting of the Board, a fee in accordance with the Borough's Fee Ordinance, three copies each of the application and the preliminary major subdivision plat or preliminary major site plan for a determination by the Borough Engineer that the application is complete, and three copies of any protective covenants or deed restrictions applying to the land being subdivided or developed. Upon determining that the application is complete, the Board Secretary shall request 14 additional copies and plans of the application and two additional copies of the protective covenants or deed restrictions, and a Certification from the Borough Tax Collector that all taxes are paid up to date. Upon receipt thereof, the Board Secretary shall issue an application number and shall place the item on the agenda. Once an application has been assigned a number, such number shall appear on all papers, maps, plats or plans and other documents submitted for processing in conjunction with the application.
B.
The Board Secretary shall retain one copy each of the completed application and the preliminary subdivision plat or site plan and shall forward the remaining copies to the Board, and shall also distribute copies for review and comment in the following manner, and those who receive such copies shall furnish a written report to the Board within 30 days:
(1)
The Borough Planner (one copy of the application, the preliminary plat or plan and any protective covenants or deed restrictions);
(2)
The Borough Engineer (one copy each of the application, the preliminary plat or plan and any protective covenants or deed restrictions);
(3)
The Construction Official (one copy each of the application and preliminary plat or plan);
(4)
The Zoning Enforcement Officer (one copy each of the application and preliminary plat or plan).
C.
At the direction of the Board, copies of the preliminary plat or plan shall be sent to other Borough, county or state agencies and officials, including any subdivision or site plan committee that may have been designated by the Board.
D.
Subdivision or site plan general submission and approval requirements.
(1)
Each preliminary plat or preliminary site plan shall be drawn by and bear the signature, seal, license number and telephone number of a professional engineer licensed to practice in the State of New Jersey.
(2)
Each submission shall be at a scale of not more than one inch equals 50 feet. Each submission shall be on one of the two following standard sheet sizes: 24 inches by 36 inches or 30 inches by 42 inches. If one sheet is not sufficient to contain the entire territory, the map may be divided into sections to be shown on separate sheets of equal sizes, with reference on each sheet to the adjoining sheets.
E.
Subdivision or site plan detailed submission and approval requirements. Each preliminary plat or plan shall show the following information, as appropriate to a subdivision plat or site plan, unless the Board or Board Engineer determines and so notifies the applicant that such information either is unnecessary or inapplicable to the particular subdivision or site plan:
(1)
A key map showing the entire tract and its relation to the surrounding area, at a scale of one inch equals not more than 30 feet.
(2)
A title block showing:
(a)
The name of the subdivision or development, Laurel Springs Borough and Camden County.
(b)
The name, title, address and license number of the subdivider or developer.
(c)
The name, title, address and license number of the professional or professionals who prepared the plat or plan.
(d)
The name, title and address of the owner or owners of record.
(e)
The scale.
(f)
The date of original preparation and of each subsequent revision and a list of specific revisions on each sheet.
(3)
An acreage figure, to the nearest tenth of an acre.
(4)
A North arrow.
(5)
Approval signatures of (a) the Chairman and (b) the Secretary of the Board.
(6)
The names and address, block and lot numbers of all property owners within 200 feet of the extreme limits of the tract as shown on the most recent tax list prepared by the Borough Tax Assessor.
(7)
Existing tax sheet number(s) and existing block and lot number(s) of the lot(s) to be subdivided or developed as they appear on the Borough Tax Map and proposed block and lot numbers as provided by the Borough Tax Assessor upon written request.
(8)
The locations and dimensions of existing and propose bridges and the location of natural features such as wooded areas and wetlands, and any other environmental constraints both within the tract and within 200 feet of its boundaries.
(9)
Tract boundary line (heavy solid line).
(10)
Zoning districts, including district names and bulk requirements.
(11)
The location and size of all existing trees or groups of trees having a caliper of eight inches or more measured three feet above the ground level.
(12)
All existing and proposed watercourses, including lakes and ponds, accompanied by the following information:
(a)
A report on the statue of review by the New Jersey Department of Environmental Protection of any proposed alteration, improvement or relocation of any stream, the proposed location of any drainage structure or fill over, under, in or along a running stream.
(b)
Cross sections of watercourses and/or drainage swales at a scale sufficient to show the extent of floodplain, top-of-bank, normal water levels and bottom elevations at the following locations as appropriate:
(c)
The proposed method of stabilizing slopes and measures to control erosion and siltation, as well as typical ditch sections and profiles wherever ditches, streams or watercourses are to be altered, improved or relocated.
(d)
A delineation of the floodways and flood fringe areas of all watercourses within the tract or within 500 feet of the tract.
(e)
The total acreage in the drainage basin of any watercourses running through the tract.
(f)
The location, extent of drainage, conservation easements and stream encroachment lines.
(g)
The location, extent and water level elevation of all existing or proposed ponds within the tract and within 200 feet of the tract.
(h)
The location and type of adequate drainage provisions to reasonably reduce and minimize exposure to flood damage.
(13)
Existing contours, referred to a known United States Geological Survey datum and indicated by a dashed line, with intervals of two feet where slopes are less than 15% and five feet when 15% or more. Where any changes in contours are proposed, finished grades shall be shown as a solid line.
(14)
A statement of proposed methods for control of soil erosion and sediment, as required by ordinance.
(15)
Locations of all existing structures showing existing and proposed front, rear and side yard setback distances and an indication of whether the existing structures and uses will be retained or removed.
(16)
The proposed location, height, direction of illumination, power and type of proposed outdoor lighting, including details of lighting poles and luminaries.
(17)
A landscaping plan prepared by a registered landscape architect showing all proposed plant materials, including all proposed screening and buffering. The location of all proposed plantings shall also be indicated and keyed into a legend listing the botanical and common names, the size at time of planting and the total quantity of each plant.
(18)
The location of any off-street parking area, showing size and location of bays, aisles, barriers and landscaping.
(19)
All means of vehicular access and egress to and from the site onto public streets, showing the location of driveways and curb cuts, including the possible utilization of traffic signals, channelization, acceleration and deceleration lanes, additional width and any other proposed devices.
(20)
Storm drainage system plans showing the following:
(a)
All existing or proposed storm sewer lines within or adjacent to the tract showing size and slope of the lines, direction of flow and the location of each catch basin, inlet, manhole, culvert and headwall.
(b)
The location and extent of any proposed groundwater recharge basins, retention basins or other water or soil conservation devices.
(21)
The location of existing utility structures, such as water and sewer mains, gas transmission lines and high tension powerlines on the tract and within 200 feet of its boundaries.
(22)
Plans of proposed utility improvements, including sanitary sewers, storm drains and waterlines and connections to gas, telephone and electrical utility systems, and a letter from any existing utility company to the effect that such service will be available.
(23)
Plans, typical cross sections and details, center-line profiles and tentative grades of all proposed streets and of existing streets abutting the tract based on United States Geological Survey vertical datum or a more specific datum supplied by the Borough Engineer, including curbing, sidewalks, storm drains and drainage structures and utility service lines. Sight triangles, the radius of curblines and street sign locations shall be clearly indicated at all intersections.
(24)
Architectural or historic significance of any existing buildings to remain or be removed.
(25)
Common open space including acreage calculations and proposed recreational facilities.
F.
A traffic study shall be submitted, including but not necessarily limited to:
G.
Environmental impact assessment.
(1)
The impact on the environment generated by land development projects necessitates a comprehensive analysis of the variety of problems that may result and the actions that can be taken to minimize these problems. The level of detail of such analyses required for various types of applications will vary depending on the size of the proposal, the nature of the site, the location of the project and the information already in possession of the Borough.
(2)
Within this flexible context, an environmental impact assessment requirement shall apply as follows:
(a)
Any variance application to the Board not involving a site plan or subdivision application shall not require an environmental impact assessment unless specifically requested by the Board. The Board shall inform the applicant of the reason for such requirement and specify any information that may be required.
(b)
Any application for subdivision approval where 10 or fewer lots are involved and all applications for minor site plan approval shall not require an environmental impact assessment unless specifically required by the Board. The Board shall inform the applicant of the reason for such requirement and specify any information that may be required.
(c)
All preliminary major subdivision and/or preliminary major site plan applications shall be accompanied by an environmental impact assessment.
(3)
Any required environmental impact assessment shall be prepared by a licensed professional planner. Material on file in the Borough pertinent to local conditions and other available material pertinent to evaluation of regional impacts shall be supplemented by original research to the extent needed to document fully the probable effect of the proposed development.
H.
Community impact statement.
(1)
All applications for preliminary major subdivision or site plan approval shall be accompanied by a community impact assessment analyzing the proposed development and its expected impact upon the existing facilities and services. The information furnished shall serve to influence the design of the proposed development so that the provision of necessary municipal facilities can be coordinated with the construction of the proposed development; and to alert the appropriate public agencies to anticipated needs that may have to be satisfied in the near future. The community impact assessment shall include:
(a)
Population impact: An analysis of the number of people to be added to the municipal population as a result of the proposed development according to the following age cohorts: preschool-aged children, school-aged children, adults, and persons of retirement age.
(b)
School impact: An analysis of the anticipated number of pupils who will be added to the student population in the municipality.
(c)
Facilities impact: An evaluation as to the adequacy of existing facilities to serve the proposed development, including public water and sewerage facilities.
(d)
Service impact: An evaluation as to the adequacy of the existing public services to serve the proposed development, including police and fire protection, solid waste disposal and street maintenance services.
(2)
Utility services. Applicant shall provide evidence that appropriate utility service (lighting, water, gas, and any other utility company or governmental authority having jurisdiction in the area) shall be provided for the proposed development, including proof that the design of each proposed utility installation has been approved by the relevant agency, ensuring that the service will be available prior to occupancy.
I.
Action by the approving agency.
(1)
Within 45 days following the date of submission of the application, the Board Secretary either shall notify the applicant in writing that the application has been determined to be incomplete or shall certify that the submission constitutes a complete application. If the application is determined to be incomplete, the reasons for such determination shall be specified to the applicant by the Board Secretary as in the first instance. If the Board Secretary neither certifies to the applicant that the application is complete, nor notifies the applicant in writing that the application has been determined to be incomplete, then the application shall be considered certified complete and the period for action by the Board shall commence.
(2)
The Board shall take action on a preliminary major site plan application and/or a preliminary major subdivision application within 45 days after the application has been certified complete by the Board Secretary, or within such further time as may be consented to by the applicant. Failure of the Board to act within the prescribed time period shall constitute approval of the application, provided that any preliminary application, including the request for variance relief, shall be acted upon within 120 days after the application has been certified complete or within such further time as may be consented to by the applicant.
(3)
If a preliminary major site plan and/or a preliminary major subdivision application is being considered by the Board simultaneously with an application for a use variance, the Board shall act on all aspects of the application within 120 days after the application has been certified complete by the Board Secretary or within such further time as may be consented to by the applicant. Failure by the Board to act within the prescribed time period shall constitute approval of the application.
(4)
All hearings held on applications for preliminary major subdivision approval and, in certain cases, preliminary major site plan approval, shall require public notice of the hearing.
(5)
If the Board acts favorably on the preliminary plat or plan, the Chairman and Secretary of the Board or, where either or both may be absent, the Acting Chairman/Acting Secretary shall affix their signatures to at least 14 copies of the plat or plan with the notification that it has been approved.
(6)
Should minor revisions or additions to be plan be deemed necessary, the Board may grant preliminary approval subject to specified conditions and receipt of revised plans within 30 days from the date of said approval. Should major revisions or additions be deemed necessary, the Board shall require that an amended plan be submitted and acted upon as in the case of the original application for preliminary approval.
(7)
If the Board, after consideration and discussion of the preliminary plat or plan, denies the application, a resolution shall be adopted setting forth the reasons for such rejection.
J.
Effect of preliminary approval. Preliminary approval shall confer upon the applicant the following rights for a period of three years from the date of such approval:
(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.
(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 plat or plan.
(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 after the expiration of the initial three-year period following the date of preliminary approval.
(4)
That the applicant may apply for and the Board may grant permission to install any or all of the site improvements shown on the approved preliminary subdivision or site plan in accordance with all applicable design standards and subject to such other terms or conditions as the Board may deem necessary to protect the public interest.
A.
Procedure for submitting final plats and final plans.
(1)
A final plat or final plan shall be submitted to the Board Secretary within two years after the date of preliminary approval or any authorized extension thereof. The applicant shall submit to the Board Secretary at least 30 days prior to the next regularly scheduled meeting date a fee in accordance with the Borough's Fee Ordinance and three copies each of the application and final major subdivision plat or final major site plan for a determination by the Borough Engineer that said application is complete.
(2)
Upon determination that the application is complete, the Board Secretary shall request 12 additional copies and plans and, upon receipt thereof, shall retain one copy each of the final subdivision plat or site plan and the completed application, and shall distribute copies for review and comment in the following manner, and the recipients of same shall furnish a written report to the Board within 30 days.
(a)
The Borough Engineer (one copy each of the final plat or site plan and the application).
(b)
The Construction Official (one copy each of the final plat or site plan and the application).
(c)
At the direction of the Board Secretary, additional copies of the final plat or site plan shall be sent by the applicant to other Borough, county and/or state agencies and officials as may be required by law.
B.
Details required for final major subdivision plats and final major site plans shall be as follows:
(2)
All additional details required at the time of preliminary approval.
(3)
A section or staging plan, if proposed, indicating the portion of the tract proposed to be considered for final approval as part of the current application and the relationship thereof to the remaining land area, including all applicable features such as floor area, number of lots and dwelling units, parking spaces, building coverage, and open space areas.
(4)
Detailed soil erosion and sediment control proposals as required by N.J.S.A. 4:24-39 et seq.
(5)
Detailed architectural and engineering date, including:
(a)
An architect's ground floor and other floor plans sufficient to show pedestrian, vehicular or other access as it relates to the final site plan, together with illustrative building elevations to show height and intended materials and typical illustrations of any signs visible to the general public.
(b)
Cross sections, profiles and established grades of all streets, aisles, lanes and driveways.
(c)
Plans and profiles of all storm and sanitary sewers and water mains.
(d)
All dimensions of the exterior boundaries of any subdivision balanced and closed to a precision of one to 5,000 and the dimensions of all lot lines to within one to 10,000. All dimensions, angles and bearings shall be tied to at least two permanent monuments not less than 300 feet apart, and all information shall be indicated on the plat. At least one corner of the subdivision shall be tied horizontally to the New Jersey Grid Coordinate System and vertically to United States Geological Survey benchmarks with the data on the plat as to how the bearings were determined.
(e)
Architectural elevations for all proposed buildings, walls, fences, and signs, and samples of all building materials to be used shall be submitted to the Board for approval. Architectural elevation drawings shall include:
[1]
Fully dimensioned exterior building walls.
[2]
Architectural features and design.
[3]
Exterior doors and windows.
[4]
Exterior materials to be used and treatment of materials.
[5]
Roof design and method of screening air conditioning units, etc.
[6]
Fully dimensioned building signs.
[7]
Fully dimensioned retaining walls and fences.
(f)
The approximate date of the project beginning/completion.
(g)
The estimated cost of the project.
(h)
Photographs of the proposed project site showing front, side and rear views, including photographs of adjacent neighboring properties.
(6)
The final submission shall be accompanied by the following documents:
(a)
A certification from the applicant or his professional engineer that all the provisions of the final major subdivision plat or final site plan conform to the preliminary plan.
(b)
A certification from the Borough Tax Collector that all taxes have been paid up to date.
(d)
A statement from the Borough Engineer that all improvements installed prior to the filing of the application are in accordance with the preliminary approval and have been inspected and that such improvements meet the requirements of the Borough. Any improvements installed prior to application for final approval that do not either meet or exceed Borough standards shall be factored into the required performance guaranty.
C.
Action by the approving agency.
(1)
Within 45 days from the date of submission of the application and at the direction of the Board, the Board Secretary shall either notify the applicant in writing that the application has been determined to be incomplete or certify that the submission constitutes a complete application. If the application is determined to be incomplete, the reasons for such determination shall be specified to the applicant and an appropriately revised plan may thereafter be submitted to the Board Secretary. If the Secretary neither certifies to the applicant is complete nor notifies the applicant in writing that the application has been determined to be incomplete, then the application shall be considered certified complete and the period for action by the Board shall commence.
(2)
The Board shall take action on a final site plan and/or final subdivision application within 45 days after the application has been certified complete by the Board Secretary or within such further time as may be consented to by the applicant. Failure of the Board to act within the prescribed time period shall constitute approval of the application.
(3)
If the Board acts favorably on the final plan, the Borough Engineer and Chairman and Secretary of the Board, or, where either or both may be absent, Acting Chairman or Secretary, shall affix their signatures to 10 copies of the plat or plan with the notification that it has been approved. The applicant shall furnish copies to the Board for signing. In the case of final subdivisions only, the applicant shall include at least five Mylar copies of the approved plat in addition to the 10 signed copies.
(4)
After approval of the final plat or plan by the Board, the Secretary of the Board shall retain one copy (Mylar, if applicable) of the signed plat or plan and shall furnish an additional copy of each to the following within 10 days from the date of such approval:
(5)
Within 95 days of the date of approval by the Board of a final subdivision plat, the applicant shall file a copy of the same with the Camden County Clerk. In the event of failure to file within said 95 days, the approval of the major subdivision shall expire and any further proceedings shall require the filing of a new application as in the first instance. The Board, for good cause shown, may extend the time for filing for an additional 95 days.
(6)
If the Board, after consideration and discussion of the final plat or plan, disapproves the submission, a notation to that effect shall be made by the Chairman of the Board on the plat or plan. The Secretary of the Board, within 10 days of such action, shall notify the applicant in writing of such disapproval and forward the applicant a copy of the resolution setting forth the reasons for the disapproval.
D.
Effect of final approval. Final approval of a subdivision or site plan shall confer upon the applicant the following rights for a period of two years from the date of such approval:
(1)
The zoning requirements applicable to the preliminary approval first granted and all other rights conferred upon the developer, whether conditional or otherwise, shall not be changed.
(2)
If the developer has followed the standards prescribed for final approval, the Board may extend the period of protection for extensions of one year each, not exceeding two such extensions.
The minor subdivision plat and minor site plan checklist is as follows. See § 213-7 for further details of submission requirements and procedures.
□ | The application form and plans for completeness (3 copies) | ||
□ | The application form (12 copies) | ||
□ | Plats or plans (12 copies) signed and sealed by a New Jersey professional land surveyor or New Jersey professional engineer, as required, and folded into eighths with title block revealed | ||
□ | A scale of not less than 1" = 30' | ||
□ | A key map no less than 1" = 30' | ||
□ | Title Block: | ||
• | The name of the subdivision or development, Borough of Laurel Springs, Camden County | ||
• | The name, title, address and telephone number of the subdivider or developer | ||
• | The name, title, address and license number of the professional or professionals who prepared the plot or plan | ||
• | A scale | ||
• | The date of original preparation and of each subsequent revision thereof and a list of specific revisions entered on each sheet | ||
□ | Acreage figures (both with and without areas within public rights-of-way), to the nearest tenth of an acre | ||
□ | North arrow | ||
□ | Approval signature lines | ||
□ | Existing block and lot number(s) of the lot(s) to be subdivided or developed as they appear on the Borough Tax Map | ||
□ | The subdivision or development boundary line (heavy solid line) | ||
□ | The location of existing and proposed property lines (with bearings and distances), streets, structures (with their numerical dimensions and an indication as to whether existing structures will be retained or removed), parking spaces, loading areas, driveways, watercourses, railroads, bridges, culverts, drainpipes, any natural features such as wetlands and treed areas, both within the tract and within 200 feet of its boundary | ||
□ | An owner certification | ||
□ | The location and width of all existing and proposed utility easements, the use(s) for which they are intended to be limited and the manner in which the easements will be controlled | ||
□ | Zoning districts affecting the tract, including district names and requirements | ||
□ | Proposed buffer and landscaped areas | ||
□ | Delineation of floodplains, including both floodway and flood fringe areas | ||
□ | Delineation of wetlands and wetland buffers | ||
□ | Contours as shown on the United States Geological Survey topographic sheets, but no less than one-foot intervals | ||
□ | Marshes, ponds and land subject to flooding within tract and within 100 feet thereof | ||
□ | The names of all adjacent property owners as they appear on the most recent tax list prepared by the Borough Tax Assessor | ||
□ | Certification from the Borough Tax Collector that all taxes and assessments are paid to date | ||
□ | Concerning minor subdivisions only, existing and proposed monuments | ||
□ | Road right-of-way dedication and improvements, as applicable | ||
□ | Sight triangle easements, as applicable | ||
□ | Deed descriptions, including metes and bounds, easements, covenants, restrictions and roadway and sight triangle dedications | ||
□ | Plans of proposed improvements and/or utility layouts as required by ordinance and required letters from appropriate state and county agencies granting approval for the extension of utility service(s) | ||
□ | Proposed and existing signs (detail) | ||
□ | Architectural or historic significance of any existing buildings to remain or to be removed | ||
□ | Photographs of any unusual topographic, environmental, historic or physical aspect | ||
□ | The location of existing buildings to remain or to be removed | ||
□ | A traffic statement, including present and anticipated volumes, roadway capacity, network problems and needed improvements | ||
□ | An indication of improvement coverage and land area: | ||
• | The number of units | ||
• | Square feet of construction | ||
• | Density and building coverage | ||
• | The number of employees | ||
• | The number of residents | ||
• | The number of school children | ||
□ | A schedule of desired development time frame from Borough review function to completion and occupancy | ||
The Board may waive submission of any required exhibits in appropriate cases and for specific reasons. Requests for such waivers shall accompany a minor subdivision or site plan application, stating the reasons that such waiver is being requested. | |||
The Board reserves the right to acquire additional information before granting minor approval when unique circumstances affect the tract and/or when the application for development poses special problems for the tract and the surrounding areas. Such information may include but not be limited to drainage calculations and traffic analyses; provided, however, that no application shall be declared incomplete for lack of such additional information. | |||
________________________________ | _________________________ | ||
Signature and title of person completing checklist | Date | ||
The preliminary major subdivision plat and preliminary major site plan checklist is as follows. See § 213-8 for further details of submission requirements and procedures.
□ | The application form and plans for completeness (3 copies) | ||
□ | The application form (12 copies) | ||
□ | Plats or plans (12 copies) signed and sealed by a New Jersey professional land surveyor or New Jersey professional engineer, as required, and folded into eighths with title block revealed | ||
□ | A scale of not less than 1" = 30' on one of the following standard sheet sizes: 8 1/2" x 13"; 15" x 21"; 24" x 36" or 30" x 42" | ||
□ | A key map no less than 1" = 30' | ||
□ | Title Block: | ||
• | The name of the subdivision or development, Borough of Laurel Springs, Camden County | ||
• | The name, title, address and telephone number of the subdivider or developer | ||
• | The name, title, address and license number of the professional or professionals who prepared the plot or plan | ||
• | A scale (written or graphic) | ||
• | The date of original preparation and of each subsequent revision thereof and a list of specific revisions entered on each sheet | ||
□ | North arrow | ||
□ | A certification of ownership or authorization to file application | ||
□ | Acreage to the nearest tenth of an acre and a computation of the area of the tract to be disturbed | ||
□ | Approval signature lines | ||
□ | All adopted Master Plan proposals affecting the proposed development | ||
□ | The proposed location, direction of illumination, power and type of proposed outdoor lighting, including details and luminaries | ||
□ | The proposed screening, buffering and landscaping plan, with the information required by ordinance | ||
□ | The location and design of any off-street parking area, showing size and location of bays, aisles and barriers | ||
□ | All means of vehicular access or egress to and from the site onto public streets, with the information required by ordinance | ||
□ | Plans and computations for any storm drainage systems as required by the Borough Engineer | ||
□ | The location of any existing utility structures on the tract and within 200 feet of its boundaries | ||
□ | Plans of proposed improvements and/or utility layouts as required by ordinance and required letters from appropriate state and county agencies granting approval for the extension of utility service(s) | ||
□ | Plans, typical cross sections and construction details, horizontal and vertical alignment of the center line of all proposed streets and of existing streets abutting the tract as required by ordinance | ||
□ | A copy of any protective covenants or deed restrictions applying to the land being developed or an indication of them on the submitted plat or plan | ||
□ | The location and width of all existing and proposed utility easements, the use(s) for which they are intended to be limited and the manner in which the easements will be controlled | ||
□ | Proposed permanent monuments | ||
□ | Certification from the Borough Tax Collector that all taxes and assessments are paid to date | ||
□ | Architectural or historic significance of any existing buildings to remain or to be removed | ||
□ | A scale model of proposed development | ||
□ | A traffic study, including but not necessarily limited to: | ||
• | Anticipated traffic volumes | ||
• | The capacity of existing and proposed roadways | ||
• | Traffic volume impact from other developments | ||
• | Roadway network problems, e.g., unsafe intersections, turns and grades | ||
• | The need for traffic signals and other improvements | ||
□ | Photographs of any unusual topographic, environmental, historic or physical aspect | ||
□ | The location of all structures with all setbacks, heights, yards and floor area ratios and finished floor elevations | ||
□ | Existing block and lot number(s) of the lot(s) to be subdivided or developed as they appear on the Borough Tax Map | ||
□ | The subdivision or development boundary line (heavy solid line) | ||
□ | The location of existing and proposed property lines (with bearings and distances), streets, structures (with their numerical dimensions and an indication as to whether existing structures will be retained or removed), parking spaces, loading areas, driveways, watercourses, railroads, bridges, culverts, drainpipes, any natural features such as wetlands and treed areas, both within the tract and within 200 feet of its boundary | ||
□ | Zoning districts affecting the tract, including district names and requirements | ||
□ | Delineation of floodplains, including both floodway and flood fringe areas | ||
□ | Delineation of wetlands and wetland buffers | ||
□ | Contours as shown on the United States Geological Survey topographic sheets, but no less than one-foot intervals | ||
□ | Marshes, ponds and land subject to flooding within tract and within 100 feet thereof | ||
□ | The names of all adjacent property owners as they appear on the most recent tax list prepared by the Borough Tax Assessor | ||
□ | Road right-of-way dedication and improvements, as applicable | ||
□ | Sight triangle easements, as applicable | ||
□ | Deed descriptions, including metes and bounds, easements, covenants, restrictions and roadway and sight triangle dedications | ||
□ | The location of existing buildings to remain or to be removed | ||
□ | An indication of improvement coverage and land area: | ||
• | The number of units | ||
• | Square feet of construction | ||
• | Density and building coverage | ||
• | The number of employees | ||
• | The number of residents | ||
• | The number of school children | ||
□ | Common open space, including acreage calculations and proposed recreational facilities | ||
□ | Sketches, plans and photographs of other known similar developments | ||
□ | A schedule of desired development time frame from Borough review function to completion and occupancy | ||
The Board may waive submission of any required exhibits in appropriate cases and for specific reasons. Requests for such waivers shall accompany a minor subdivision or site plan application, stating the reasons that such waiver is being requested. | |||
The Board reserves the right to acquire additional information before granting minor approval when unique circumstances affect the tract and/or when the application for development poses special problems for the tract and the surrounding areas. Such information may include but not be limited to drainage calculations and traffic analyses; provided, however, that no application shall be declared incomplete for lack of such additional information. | |||
________________________________ | _________________________ | ||
Signature and title of person completing checklist | Date | ||
The final major subdivision plat and preliminary major site plan checklist is as follows. See § 213-9 for further details of submission requirements and procedures.
□ | The application form and plans for completeness (3 copies) | ||
□ | The application form (12 copies) | ||
□ | Plats or plans (12 copies) signed and sealed by a New Jersey professional land surveyor or New Jersey professional engineer, as required, and folded into eighths with title block revealed | ||
□ | A scale of not less than 1" = 30' on one of the following standard sheet sizes: 8 1/2" x 13"; 15" x 21"; 24" x 36" or 30" x 42" | ||
□ | All details stipulated in other applicable sections of the chapter | ||
□ | All additional details required at the time of preliminary approval | ||
□ | A section or staging plan, if proposed | ||
□ | Detailed architectural and engineering data as required by ordinance | ||
□ | A certification from the Borough Tax Collector that all taxes and assessments are paid to date | ||
□ | Letters directed to the Chairman of the Board and signed by a responsible official of all utility companies providing service to the tract as required by ordinance | ||
□ | A certification in writing from the applicant to the Board that the applicant has | ||
• | Installed all improvements in accordance with the requirements of this chapter; and/or | ||
• | Posted a performance guaranty | ||
□ | A statement from the Borough Engineer that all installed improvements have been inspected | ||
□ | A detailed soil erosion and sediment control plan | ||
□ | Detailed engineering data, including: | ||
• | Ground floor or other floor plans | ||
• | Cross sections, profiles and established grades of all streets, aisles, lanes and driveways | ||
• | Sanitary sewer and water main profiles | ||
• | All dimensions of the exterior boundaries of any subdivision | ||
□ | Architectural elevations for all proposed buildings, walls, fences and signs, and samples of building materials to be used shall be submitted to the Board for approval. Architectural elevation drawings shall include: | ||
• | Fully dimensioned exterior building walls | ||
• | Architectural features and design | ||
• | Exterior doors and windows | ||
• | Exterior materials to be used and treatment of materials | ||
• | Roof design and method of screening air-conditioning units, etc. | ||
• | Fully dimensioned building signs | ||
• | Fully dimensioned retaining walls and fences | ||
□ | Approximate date of project beginning/completion | ||
□ | Estimated cost of project | ||
□ | Photographs of project site and neighboring properties | ||
The Board may waive submission of any required exhibits in appropriate cases and for specific reasons. Requests for such waivers shall accompany a minor subdivision or site plan application, stating the reasons that such waiver is being requested. | |||
The Board reserves the right to acquire additional information before granting minor approval when unique circumstances affect the tract and/or when the application for development poses special problems for the tract and the surrounding areas. Such information may include but not be limited to drainage calculations and traffic analyses; provided, however, that no application shall be declared incomplete for lack of such additional information. | |||
________________________________ | _________________________ | ||
Signature and title of person completing checklist | Date | ||
The use and bulk variance application checklist is as follows.
□ | The application form (12 copies) | ||
□ | Plats or plans (12 copies) signed and sealed by a New Jersey professional land surveyor or New Jersey professional engineer, as required, and folded into eighths with title block revealed | ||
□ | A scale of not less than 1" = 30' on one of the following standard sheet sizes: 8 1/2" x 13"; 15" x 21"; 24" x 36" or 30" x 42" | ||
□ | A key, map no less than 1" = 30' | ||
□ | Title Block: | ||
• | The name of the subdivision or development, Borough of Laurel Springs, Camden County | ||
• | The name, title, address and telephone number of the subdivider or developer | ||
• | The name, title, address and license number of the professional or professionals who prepared the plot or plan | ||
• | A scale (written or graphic) | ||
• | The date of original preparation and of each subsequent revision thereof and a list of specific revisions entered on each sheet | ||
□ | Acreage figures (both with and without areas within public rights-of-way) to the nearest tenth of an acre | ||
□ | North arrow | ||
□ | Approval signature lines | ||
□ | Existing block and lot number(s) of the lot(s) to be subdivided or developed as they appear on the Borough Tax Map | ||
□ | The subdivision or development boundary line (heavy solid line) | ||
□ | The location of existing and proposed property lines (with bearings and distances), streets, structures (with their numerical dimensions and an indication as to whether existing structures will be retained or removed), parking spaces, loading areas, driveways, watercourses, railroads, bridges, culverts, drainpipes, any natural features such as wetlands and treed areas, both within the tract and within 200 feet of its boundary | ||
□ | An owner certification | ||
□ | The location and width of all existing and proposed utility easements, the use(s) for which they are intended to be limited and the manner in which the easements will be controlled | ||
□ | Zoning districts affecting the tract, including district names and requirements | ||
□ | All adopted Master Plan proposals affecting the proposed development | ||
□ | Proposed buffer and landscaped areas | ||
□ | Delineation of floodplains, including both floodway and flood fringe areas | ||
□ | Delineation of wetlands and wetland buffers | ||
□ | Contours as shown on the United States Geological Survey topographic sheets, but no less than one-foot intervals | ||
□ | Marshes, ponds and land subject to flooding within tract and within 100 feet thereof | ||
□ | The names of all adjacent property owners as they appear on the most recent tax list prepared by the Borough Tax Assessor | ||
□ | Certification from the Borough Tax Collector that all taxes and assessments are paid to date | ||
□ | Concerning minor subdivisions only, existing and proposed monuments | ||
□ | Road right-of-way dedication and improvements, as applicable | ||
□ | Sight triangle easements, as applicable | ||
□ | Deed descriptions, including metes and bounds, easements, covenants, restrictions and roadway and sight triangle dedications | ||
□ | Photographs of the site | ||
The Board may waive submission of any required exhibits in appropriate cases and for specific reasons. Requests for such waivers shall accompany a minor subdivision or site plan application, stating the reasons that such waiver is being requested. | |||
The Board reserves the right to acquire additional information before granting minor approval when unique circumstances affect the tract and/or when the application for development poses special problems for the tract and the surrounding areas. Such information may include but not be limited to drainage calculations and traffic analyses; provided, however, that no application shall be declared incomplete for lack of such additional information. | |||
________________________________ | _________________________ | ||
Signature and title of person completing checklist | Date | ||
A.
Every application for development shall be accompanied by a check payable to the Borough of Laurel Springs in accordance with the schedule set forth in the Borough's Annual Fee Schedule.
B.
The applicant shall agree to pay all costs associated with Borough review of the application beyond the initial application charge.
C.
Where one application for development includes several approval requests, the sum of the individual required fees shall be paid.
D.
Each applicant for subdivision or site plan approval shall agree in writing to pay all reasonable costs for professional review of the application and for inspection of the improvements. All such costs for review and inspection must be paid before any approved plat, plan or deed is signed, or any construction permit is issued, and all remaining costs must be paid in full before any occupancy of the premises is permitted or certificate of occupancy issued.
E.
If an applicant desires a court reporter, the cost of taking testimony and transcribing it and providing a copy of the transcript to the Borough shall be at the expense of the applicant who shall arrange for the reporter's attendance.
A.
Performance guaranty estimate.
(1)
No final application for development, whether for an entire tract or a section thereof, shall be approved by the Board until the satisfactory completion and performance of all required public improvements have been certified to the Board by the Borough Engineer unless the owner shall have filed with the Borough a performance guaranty assuring the installation of said public improvements on or before an agreed date as hereinafter provided.
(2)
It is the intention of the governing body that residents living in each new section of a development be provided with lot and/or dwelling unit as well as tract improvements that are as complete as possible. In order to accomplish the objective and except as hereafter provided, all remaining improvements shall be completed as to each category set forth in the performance guaranty to a percentage extent equal to the percent of lots and/or dwelling units which have been conveyed in any manner.
(3)
A performance guaranty estimate shall be prepared by the applicant's engineer and submitted to the Borough Engineer for review and approval, setting forth all requirements for improvements as fixed by the Board, and their estimated cost.
B.
Approval by Borough Attorney. The performance guaranty shall be submitted to the Borough Attorney for review and approval as to form and execution.
C.
Bonding and cash requirements.
(1)
The performance guaranty shall be made payable to and deposited with the Borough of Laurel Springs and shall be in the form of either cash, certified check or other financial instrument acceptable to the Borough Attorney or a performance bond in which the owner shall be principal provided by an acceptable surety company licensed to do business in the State of New Jersey. The Borough shall issue its receipts for such deposits and shall cause the same to be deposited in a bank account named by the municipality in the name of the Borough. Said deposits shall be retained as security for completion of all requirements and shall be returned to the owner upon completion of all required work or, in the event of default on the part of the owner, shall be used by the Borough to pay the cost and expense of obtaining completion of all requirements.
(2)
10% of the amount of the approved performance guaranty estimate shall be deposited by the owner in cash with the Borough. The remaining 90% may be in cash or surety bond. In the event of default, the 10% fund herein mentioned shall be first applied to the completion of the requirements, and the balance of cash or surety bond (whichever is applicable) shall thereafter be resorted to, if necessary, for the completion of the requirements. The cash or surety bond shall recite the foregoing provisions.
D.
Inspection and tests.
(1)
All improvements and utility installations shall be inspected by the Borough Engineer during the time of their installation. On-site private improvements relating to drainage, landscaping and circulation as shown on an approved final subdivision or site plan shall also be subject to inspection and approval by the Borough Engineer. The cost of said inspection shall be the responsibility of the owner, who shall deposit with the Borough a fee in accordance with the Borough Fee Ordinance. An inspection escrow in the amount of the greater of either (1) 5% of the construction cost calculated in the performance guaranty estimate, or (2) $500, which amount shall be posted with the Borough for the purpose of such inspections.
(2)
In no case shall any improvements or utility installations be done without permission from the Borough Engineer. At least two working days' notice shall be given to the Borough Engineer prior to any construction so that he or a qualified representative may be present at the time the work is to be done.
(3)
Streets shall not be paved with a wearing course until all heavy construction is completed. Shade trees shall not be planted until all grading and earthmoving is completed. The seeding of grass and the placing of the surveyor's monuments shall be among the last operations.
(4)
The Borough Engineer's office shall be notified prior to each of the following phases of the work being completed so that he or a qualified representative may inspect the work:
(5)
Inspection by the Borough of the installation of improvements and utilities shall not operate to subject the Borough to any future liability, including liability for claims or suits, that may arise because of defects or negligence during construction or at any time thereafter; it being recognized that the responsibility to maintain safe conditions at all times during construction and to provide proper utilities and improvements is solely upon the owner and his contractors, if any.
(6)
Upon the completion or substantial completion of all required utility improvements and the connection of same to the public system, the obligor may notify the Borough Clerk and Borough Engineer, in writing, of the completion or substantial completion of the improvements. The Borough Engineer shall inspect all the improvements of which such notice has been given and file a detailed report, in writing, with the governing body, indicating either approval, partial approval, or rejection of such improvements with a statement of the reasons for any total or partial rejection. The costs of the improvements as approved or rejected shall be set forth.
The Borough Council shall approve, partially approve or reject the improvements on the basis of a report from the Borough Engineer, and shall notify the obligor, in writing, by certified mail, of the contents of the Engineer's report and the action of the Borough Council not later than 65 days after receipt of the notice by the obligor of the completion or substantial completion of the improvements. Failure of the Borough Council to send or provide such notification to the obligor within 65 days shall be deemed to constitute approval of the improvements, and the obligor and surety, if any, shall be released from all liability pursuant to the performance guaranty for such improvements.
A.
Where partial approval is granted, except as set forth hereinunder, the obligor shall be released from all liability pursuant to the performance guaranty for such improvements, except for that portion deemed to be required to secure provision of the improvements not yet approved. The Borough may retain 30% of the performance guaranty posted to ensure the completion of all improvements and that said 30% may be applied against all improvements, regardless of when completed.
B.
If any of the required improvements is rejected, the obligor shall complete such improvements and, upon completion, shall notify the Borough Engineer and Borough Council, and the same procedures shall be followed as in the first instance.
The approval of any application for development by the Borough shall in no way be construed as acceptance of any street or drainage system or any other improvement, nor shall such approval obligate the Borough in any way to exercise jurisdiction over such street or drainage system or other improvement. No improvement shall be accepted by the government body unless and until all of the following conditions are met:
A.
Before recording of final subdivision plats or as a condition of final site plan approval, the approving authority may require and shall accept in accordance with the standards adopted by this chapter, for the purpose of assuring the installation and maintenance of on-tract improvements:
(1)
The furnishing of a performance guaranty in favor of the Borough in an amount not to exceed 120% of the cost of installation for improvements it may deem necessary or appropriate, including streets, grading, pavement, gutters, curbs, sidewalks, streetlighting, shade trees, surveyors monuments, as shown on the final map or required by the Map Filing Law, P.L. 2011, c. 217, N.J.S.A. 46:26B-1 et seq., water mains, culverts, storm sewers, sanitary sewers or other means of sewage disposal, drainage structures, erosion control and sedimentation control devices, public improvements and landscaping, provided that no more than 10% of the total performance guaranty shall be required to be in cash, and the balance shall be in the form of a bond using the standardized forms for a performance guarantee or maintenance guarantee and letter of credit in accordance with N.J.S.A. 40:55D.
(2)
The furnishing of a maintenance guaranty to be posted with the Borough Council for a period of not to exceed two years after final acceptance of the improvement in an amount not to exceed 15% of the cost of the improvement.
B.
The Borough Engineer shall review the improvements required by the approving authority which are to be bonded and itemize their cost. Said itemization shall be the basis for determining the amount of performance guaranty and maintenance guaranty required by the approving authority. The Borough Engineer shall prepare and forward his estimate of the cost of improvements to the applicant within 30 days of the date of receipt of a request sent by certified mail for said estimate.
C.
In the event that other governmental agencies or public utilities automatically will own the utilities to be installed or the improvements are covered by a performance or maintenance guaranty to another governmental agency, no performance or maintenance guaranty, as the case may be, shall be required for such utilities or improvements.
All off-tract improvements shall be made in accordance with the provisions of N.J.S.A. 40:55D-42.