Any decision of the Planning Board when acting upon an application
for development and when acting upon an appeal shall be given notice
in the following manner:
A. A copy of the decision shall be mailed by the Board within 10 days
of the date of decision to the applicant or appellant or, if represented,
then to his attorney, without separate charge. A copy of the decision
shall also be mailed to any interested party who has requested it
and who has paid the fee prescribed by the Board for such service.
B. A brief notice of every final decision shall be published in the
official newspaper of the Township. Such publication shall be arranged
by the Secretary of the Planning Board, without separate charge to
the applicant. The notice shall be sent to the official newspaper
for publication within 10 days of the date of any such decision.
C. A copy of the decision shall also be filed in the office of the Township
Clerk, who shall make a copy of such filed decision available to any
interested party upon payment of a fee calculated in the same manner
as those established for copies of other public documents in the Township.
A conceptual sketch of the proposed subdivision or site plan
is not required but is strongly recommended. The submission of a conceptual
sketch affords the applicant the opportunity to discuss the proposal
in its formative stages and receive the advice of the Board.
A. Procedure for submitting sketch plats and sketch plans.
(1) The applicant shall submit to the Administrative Officer, at least 30 days prior to the first regularly scheduled monthly meeting of the Planning Board for applications under its jurisdiction for applications under its review, 10 copies of the sketch of the proposal for purposes of classification, preliminary discussion and appropriate action, four copies of the completed application form and the fee in accordance with Article
IX of this chapter. The Administrative Officer shall process the application and shall issue an application number. Once an application has been assigned a number, such number shall appear on all papers, maps, plats and other documents submitted for processing in conjunction with the application.
[Amended 7-8-2020 by Ord. No. 2020-09; 4-13-2022 by Ord. No. 2022-04]
(2) Simultaneous with submitting an application for development to the
municipality, the applicant shall forward the necessary copies of
the submission to the Salem County Planning Board and any other governmental
agency as required by law for appropriate review and action.
(3) At least seven days prior to the first regularly scheduled monthly
meeting of the Board, the Administrative Officer shall retain one
copy each of the sketch and the application form and shall distribute
the remaining copies to the Chairman of the Planning Board (one copy
each of the sketch and application).
(4) At the direction of the Administrative Officer or the Planning Board,
additional copies of the sketch may be forwarded to other individuals,
offices and agencies for review and comment.
B. Details required for sketch plats and sketch plans. The submitted
sketch shall be based on tax map information or some other similarly
accurate base and shall be neatly and accurately drawn. The following
information shall be included:
(1) A key map showing the entire tract and its relation to the surrounding
areas, at a scale of one inch equals not less than 2,000 feet.
(2) Title block.
(a)
Name of subdivision or development, municipality and county.
(b)
Name and address of subdivider or developer.
(c)
Name and address of the owner or owners of record.
(4) Date of original preparation and of each subsequent revision thereof.
(5) Existing block and lot number(s) of the lot(s) to be subdivided or
developed as they appear on the Municipal Tax Map.
(6) Subdivision or development boundary line (heavy solid line).
(7) The location of existing and proposed property lines, streets, buildings
(with an indication as to whether existing buildings 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
100 feet of its boundary.
(8) The approximate location and approximate width of all existing and
proposed utility easements.
(9) Zoning district boundaries affecting the tract.
(10)
Proposed buffer and landscaped areas.
(11)
Delineation of floodplain and wetland areas.
C. Additional details required for sketches prior to minor subdivision
classification. A plat shall not be classified as a minor subdivision
unless drawn by a professional engineer and/or land surveyor licensed
to practice in the State of New Jersey and shall bear the signature,
seal and license number and address of said professional engineer
and/or land surveyor. The sketch plat shall be drawn at a scale of
one inch equals 50 feet for a tract up to 40 acres in size; one inch
equals 100 feet for a tract between 40 and 150 acres; and one inch
equals 200 feet for a tract of 150 acres or more on one of three standard
size sheets, namely, 24 inches by 36 inches or 30 inches by 42 inches,
to enable the entire tract to be shown on the one sheet and shall
show or include the following information:
(1) The plat shall be accompanied by a survey of the proposed property
prepared by a New Jersey professional land surveyor, with bearings
and distances provided for all property lines. A legal description
of the proposed property is also required. The mother lot shall be
shown on its entirety if not more than one legal lot size is remaining.
(2) Contours as shown on the United States Geological Survey topographic
sheets.
(3) Wetlands, ponds and land subject to flooding in the subdivision and
within 100 feet thereof.
(4) If the proposed lot(s) is (are) not served by a sanitary sewer, certification
by a licensed professional engineer that the proposed lot(s) can adequately
accommodate a septic system. The location(s) of the test hole(s),
test results and compliance with the Individual Sewage Disposal Code
of New Jersey shall be shown on the plat and certified by a licensed
professional engineer.
(5) No plat involving any street(s) requiring additional right-of-way
width shall be classified as a minor subdivision unless such additional
right-of-way width, either along one or both sides of said street,
as applicable, shall be deeded to the Township or other appropriate
governmental agency.
(6) No plat involving any corner lot shall be classified as a minor subdivision
unless a sight triangle easement shall be granted as specified in
this chapter.
(7) If the applicant intends to file by deed(s) record of the approved
subdivision with the county recording officer, the following signature
block shall be provided on the deed(s):
Planning Board Chairman
|
Date
|
Planning Board Secretary
|
Date
|
(8) If the applicant intends to file the plat as record of the approved subdivision with the county recording officer, the plat shall be prepared in compliance with the Map Filing Act, P.L. 1960, c. 141 (N.J.S.A. 46:23-9.9 et seq.), and bear the signature block noted in Subsection
C(7) above.
D. Action by the Township.
(1) The Board shall take action on a sketch application within 45 days
after the submission of a complete application or within such further
time as may be consented to by the applicant. Should the application
be determined by the Administrative Officer or the Board either to
be incomplete or require substantial revisions, the applicant shall
be notified within the forty-five-day time period and may thereafter
submit an appropriately revised application to the Administrative
Officer as in the first instance.
(2) Any proposed subdivision or development determined by the Board to
be creating, imposing, aggravating or leading to the possibility of
an adverse effect upon either the property in question or upon any
adjacent properties may be required to be revised to remove such adverse
effect(s) prior to further review, classification or approval by the
Board, or, where the remaining portion of the original tract is of
sufficient size to be subdivided or developed further, the applicant
may be required to submit a sketch of the entire remaining portion
of the tract to indicate a feasible plan whereby the applied-for subdivision
or development, together with subsequent subdivisions or developments,
may be submitted so that it will not create, impose or aggravate or
lead to any such adverse effect.
(3) If the sketch is considered for classification as a minor subdivision,
the Planning Board shall act on the proposed plat within 45 days of
its complete and proper submission to the Administrative Officer 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 minor subdivision approval. If classified as a minor subdivision
by majority action of the Board, a notation to that effect, including
the date of classification, shall be made on the master copy. At least
six prints of the plat shall be signed by the Chairman and Secretary
of the Board (or the Acting Chairman or Secretary where either or
both may be absent) and returned to the subdivider within one week
thereof. No further approval of the subdivision shall be required.
In the event that the same is disapproved by the Board, the Secretary
of the Board shall, within seven days of such action, notify the subdivider
of such disapproval and the reasons therefor. In acting on the application,
the Township shall consider a report received, in writing, from the
County Planning Board within 30 days after its receipt of the plat.
If a report is not received from the County Planning Board, the Planning
Board for Oldmans Township shall condition its approval upon the County
report.
(4) Within 190 days from the date of approval by the Board of a minor
subdivision sketch plat, a plat map drawn in compliance with the Map
Filing Act, P.L. 1960, c. 141 (N.J.S.A. 46.23-9.9 et seq.) or deed
description shall be filed by the subdivider with the county recording
officer. Unless filed within the 190 days, the approval shall expire
and will require Board approval as in the first instance. The zoning
requirements and general terms and conditions, whether conditional
or otherwise, upon which 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 as provided in this section.
(5) If the sketch is classified as a major subdivision or site plan or
if it is determined that variance action will be necessary, the applicant
shall be notified of the Board's action within seven days of such
action.
A preliminary submission is required of all subdivisions classified
as major subdivisions and of all development proposals requiring site
plan review.
A. Procedure for submitting preliminary plats and preliminary plans.
(1) The applicant shall submit to the Administrative Officer, at least 30 days prior to the first regularly scheduled monthly meeting of the Planning Board for applications under its jurisdiction for applications under its review, the following: 10 copies of the preliminary plat or preliminary plan, five copies of any protective covenants or deed restrictions applying to the land being subdivided or developed, five copies of the completed application form and the fee in accordance with Article
IX of this chapter. The Administrative Officer shall process the application and shall issue an application number. Once an application has been assigned a number, such number shall appear on all papers, maps, plats and other documents submitted for processing in conjunction with the application.
[Amended 7-8-2020 by Ord. No. 2020-09; 4-13-2022 by Ord. No. 2022-04]
(2) Simultaneous with submitting an application for development to the
municipality, the applicant shall forward the necessary copies of
the submission to the Salem County Planning Board and any other governmental
agency as required by law for appropriate review and action.
(3) At least seven days prior to the first regularly scheduled monthly
meeting of the Board, the Administrative Officer shall retain one
copy each of the preliminary plat or plan, any protective covenants
or deed restrictions and the application form and shall distribute
the remaining copies to the Chairman of the Planning Board (one copy
each of the preliminary plat or plan, any protective covenants or
deed restrictions and the application).
(4) At the direction of the Administrative Officer or the Planning Board,
additional copies of the preliminary plat or plan may be forwarded
to other individuals, offices and agencies for review and comment.
B. Details required for preliminary plats and preliminary plans. Each
submission shall be at a scale of one inch equals 50 feet for a tract
up to 40 acres in size; one inch equals 100 feet for a tract between
40 and 150 acres; and one inch equals 200 feet for a tract 150 acres
or more. Each submission shall be on one of three of the 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 size, with reference on each sheet to the adjoining sheets.
(1) The following information shall be included:
(a)
A key map showing the entire tract and its relation to the surrounding
areas, at a scale of one inch equals not less than 2,000 feet.
(b)
Title block, with the following information:
[1]
Name of subdivision or development, municipality and county.
[2]
Name and address of subdivider or developer.
[3]
Name and address of the owner or owners of record and the names
and addresses 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 Township Tax Assessor.
[4]
Name, address, signature and license number of the professional
engineer who prepared the drawing.
[5]
Acreage of tract to nearest 10th of an acre.
(d)
Date of original preparation and of each subsequent revision
thereof.
(e)
The plat shall be accompanied by a survey of the property prepared
by a New Jersey professional land surveyor, with bearings and distances
provided for all the property lines. A legal description of the property
is also required. Site plans shall be prepared on sheet sizes of 24
inches by 36 inches or 30 inches by 42 inches only at a scale of one
inch equals 20 feet.
(f)
Signature block as follows:
Plan (or plat) of
|
|
Lot Section Map
Zone
Date Scale
|
Application
|
I consent to the filing of this plan (or plat) with the Planning
Board of the Township of Oldmans
|
(Owner)
|
(Date)
|
I hereby certify that I have prepared this plan (or plat) and
that all dimensions and information are correct
|
(Name)
|
(Title and License No.)
|
I have reviewed this plan (or plat) and certify that it meets
all codes and ordinances under my jurisdiction.
|
(Township Engineer)
|
(Date)
|
To be signed before the issuance of a construction permit: I
hereby certify that all the required improvements have been installed
or a bond posted in compliance with all applicable codes and ordinances
(if improvements installed)
|
(Township Engineer)
|
(Date)
|
(If bond posted)
|
|
(Township Clerk)
|
(Date)
|
Approved by the Planning Board
|
|
Preliminary(Final)
|
|
(Chairman)
|
(Date)
|
(Secretary)
|
(Date)
|
(g)
Existing block and lot number(s) of the lot(s) to be subdivided
or developed as they appear on the Municipal Tax Map and proposed
block and lot numbers as provided by the Township Tax Assessor upon
written request.
(h)
Subdivision or development boundary line (heavy solid line).
(i)
Zoning district boundaries affecting the tract.
(j)
The locations and dimensions of existing and proposed railroad
rights-of-way, bridges and natural features, such as wooded areas,
both within the tract and within 200 feet of its boundaries.
(k)
The locations and species of all existing trees or groups of
trees having a caliper of eight inches or more measured three feet
above ground level shall be shown. The proposed location of shade
trees to be provided shall also be indicated.
(l)
All existing and proposed watercourses (including lakes and
ponds) shall be shown and accompanied by the following information:
[1]
When a stream is proposed for alteration, improvement or relocation
or when a drainage structure or fill is proposed over, under, in or
along a running stream, evidence of approval, required alterations,
lack of jurisdiction or denial of the improvement by the New Jersey
Department of Environmental Protection shall accompany the application.
[2]
Cross sections of watercourses and/or drainage swales at an
approximate scale showing the extent of floodplain, top of bank, formal
water levels and bottom elevations at the following locations:
[a] At any point where a watercourse crosses a boundary
of the tract.
[b] At fifty-foot intervals for a distance of 300 feet
upstream and downstream of any proposed and/or existing culvert or
bridge within the tract and within 1,000 feet downstream of the tract.
[c] At fifty-foot intervals up to 300 feet upstream
and downstream of any point of juncture of two or more watercourses
within the tract and within 1,000 feet of the tract.
[d] At a maximum of five-hundred-foot intervals, but
not less than two locations, along each watercourse which runs through
the tract or within 500 feet of the tract.
[3]
When ditches, streams or watercourses are to be altered, improved
or relocated, the method of stabilizing slopes and measures to control
erosion and siltation, as well as typical ditch sections and profiles,
shall be shown.
[4]
The delineation of the floodway, flood hazard and wetlands areas
within and adjacent to the tract.
[5]
The total acreage in the drainage basin of any watercourse running
through or adjacent to a tract in the area upstream of the tract.
[6]
The total acreage in the drainage basin to the nearest downstream
drainage structure and the acreage in the tract which drains to the
structure.
[7]
The location and extent of drainage and conservation easements
and stream encroachment lines.
[8]
The location, extent and water level elevation of all existing
or proposed lakes or ponds within and adjacent to the tract.
(m)
Existing contours with intervals two feet where slopes are less
than 15% and five feet when 15% or more referred to a known datum
and indicated by a dashed line. Where any changes in contours are
proposed, finished grades shall be shown as a solid line.
(n)
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.
(o)
Size, height and location of all proposed buildings, structures,
signs and lighting facilities.
(p)
All dimensions necessary to confirm conformity with this chapter,
such as structure setbacks, structure heights and yard areas.
(q)
The proposed location, direction of illumination, power and
type of proposed outdoor lighting.
(r)
The proposed screening, buffering and landscaping, including
a landscaping plan.
[1]
Buffer areas are required along lot and street lines as stipulated in §
110-26. Buffer areas shall be measured horizontally and at right angles to either a straight lot or street line or the tangent lines of curved lot and street lines. Buffer areas shall be maintained and kept clear of all debris, rubbish, weeds and tall grass. No above-surface structure or activity or the storage of materials or parking of vehicles shall be permitted in the buffer area, and all buffer areas shall be planted and maintained with grass or ground cover, together with a dense screen of trees, shrubs or other plant materials meeting the following requirements:
[a] Plant materials used in screen planting shall be
at least six feet in height when planted and be of such density as
determined appropriate for the activities involved. The plant materials
shall be of a species common to the area, be of nursery stock and
shall be free of insects and disease.
[b] Buffer areas shall be permanently maintained, and
plant material which does not live shall be replaced within one year
or one growing season.
[c] The screen planting shall be so placed that at
maturity the plant material will be no closer than three feet to any
street or property line.
[d] The buffer area shall not be broken unless specifically
approved by the Planning Board.
[2]
Landscaping in parking areas shall be specified in accordance with the provisions of §
110-31A of this chapter.
(s)
The location and design of any off-street parking areas or loading
areas, showing size and location of bays, aisles and barriers.
(t)
All means of vehicular access and egress to and from the site
onto public streets, showing the site and location of driveways and
curb cuts, including the possible utilization of traffic signals,
channelization, acceleration and deceleration lanes, additional width
and any other device necessary to prevent a difficult traffic situation.
(u)
Plans and computations for any storm drainage systems, including
the following:
[1]
All existing or proposed storm sewer lines within or adjacent
to the tract, showing size and profile of the lines, direction of
flow and the location of each catch basin, inlet, manhole, culvert
and headwall.
[2]
The location and extent of any proposed dry wells, groundwater
recharge basins, detention basins or other water or soil conservation
devices.
(v)
The location of existing utility structures, such as water and
sewer mains, gas transmission lines and high-tension power lines on
the tract and within 200 feet of its boundaries.
(w)
The plans of proposed improvements and utility layouts, including
sewers, storm drains, water, gas, telephone and electricity, showing
feasible connections to any proposed utility systems. If private utilities
are proposed, they shall comply fully with all Township, county and
state regulations. If service will be provided by an existing utility
company, a letter from the company stating that service will be available
before occupancy will be sufficient. When individual on-lot water
or sewage disposal is proposed, the plan for such system shall be
approved by the appropriate Township, county and state agencies and
the results of percolation tests shall be submitted.
(x)
Plans, typical cross sections, center-line profiles, tentative
grades and details of all proposed streets and of the existing streets
abutting the tract based on the vertical datum specified by the Township
Engineer, including curbing, sidewalks, storm drains and drainage
structures. Sight triangles, the radius of curblines and street sign
locations shall be clearly indicated at intersections.
(2) A copy of any protective covenants or deed restrictions applying
to the land being developed shall be submitted with the application.
(3) The proposed permanent monument shall be shown.
(4) The Board reserves the right to require additional information before
granting preliminary approval when unique circumstances affect the
tract and/or when the application for development poses special problems
for the tract and surrounding area. Such information may include,
but not be limited to, drainage calculations and traffic analyses.
C. Environmental impact statement.
(1) The impact on the environment generated by land development necessitates
an analysis of the variety of problems that may result and the actions
that can be taken to minimize those problems. It is further recognized
that the level of detail required for various types of applications
will vary depending on the size of the proposal, the nature of the
site and the location of the development.
(2) An environmental impact assessment shall be required for major subdivisions
and/or major or minor site plans where the property for which an approval
is sought contains wetlands or is within 200 feet of wetlands. In
addition, the Planning Board may require an environmental impact assessment
in regard to any application before the Board. Where an environmental
impact assessment is required, the applicant shall provide such a
submission in accordance with the requirements of this section, the
Oldmans Township Environmental Commission and the New Jersey Department
of Environmental Protection. The environmental impact assessment shall
be required to be prepared and submitted with the preliminary application,
and the application may be deemed incomplete without it. In those
cases where an impact statement is required by the New Jersey Department
of Environmental Protection or other outside agency, a copy of the
same shall be submitted to the Planning Board for its review. Environmental
impact statements shall be certified by a licensed professional engineer
or licensed professional planner.
(3) Composite environmental constraints map at same scale as the preliminary
plat or site plan. The applicant shall, utilizing existing map sources,
present a plan indicating:
(a)
The features for preservation.
(b)
Features which represent any constraints for development, generally
indicating the area most suitable for development, the areas least
suitable for development and the various degrees of suitability between
these two extremes.
(4) An environmental impact statement shall be submitted containing data
reflecting:
(a)
A statement describing and explaining the impact and effect
of the proposed subdivision or site plan upon the ecological systems
and environment of Oldmans Township's land and waters, giving consideration
to the applicable natural processes and social values of:
[4]
Depth of seasonal high-water table.
[10] Wetland and coastal vegetation.
[11] Recreation value of vegetation.
[14] Wildlife: high-value areas.
[15] Wildlife: rare and beneficial species.
(b)
When field investigations are performed to determine existing
conditions, methods used shall be addressed.
(c)
Specific plans proposed by the subdivider or developer to alter,
preserve or enhance and mitigate or minimize adverse impacts on the
natural resources and natural features of the land within the proposed
subdivision or site.
(5) Standards for test borings.
(a)
Test borings, percolation rates, water levels and groundwater
samples shall be submitted by a licensed engineer in accordance with
the following standards:
Size of Site
(acres)
|
Number of Test Holes
|
---|
Up to 2
|
1
|
2
|
3
|
3
|
6
|
4 to 10
|
8
|
11 to 40
|
10
|
41 to 100
|
16
|
Over 100
|
10
|
(b)
These borings shall be distributed over the tract to adequately
represent site conditions and shall be to a minimum depth of 10 feet.
D. Community impact statement.
(1) All applications for preliminary major subdivision approval where
five or more lots are proposed, all applications for multifamily residential
developments and all applications for preliminary major site plan
approval shall be accompanied by a community impact statement analyzing
the proposed development and its expected impacts upon existing municipal
facilities and services.
(2) The community impact statement shall indicate why, in the applicant's
opinion, the proposed development is in the public interest, as well
as providing data and opinions concerning the following specific items:
(a)
Population impact. An analysis of the number of people expected
to be added to the municipal population as a result of the proposed
development according to the following age cohorts; children, adults
and other information about age cohorts.
(b)
School impact. An analysis of the anticipated number of pupils
who will be added to the student population in the municipality and
the ability of the existing public school facilities to absorb the
expected student population during a ten-year period. Should expanded
or new school facilities and/or increased teaching staff be required,
the projected cost for such additions shall be specified.
(c)
Facilities impact. An analysis of the existing facilities available
to serve the proposed development and the impact of the development
upon the facilities, including the adequacy of existing public water
facilities, public sewerage facilities, recreational facilities and
library facilities. Should such facilities be determined inadequate
to serve the proposed development, the remedies, either expected or
proposed by the applicant, shall be indicated along with the estimated
costs for such additional facilities.
(d)
Service impact. An analysis of the existing services provided
by the Township to serve the proposed development and the impact of
the development upon the services, including police protection, fire
protection, solid waste disposal and street maintenance service.
(e)
Traffic impact. An analysis of the existing road network available
to serve the proposed development, as well as the proposed road network
within the development itself and the surrounding road network which
will be affected by the proposed development, including the capacity
of the existing and proposed roadways, the anticipated traffic volumes
as a result of the proposed development, the physical structure of
both road networks and any problem areas in the road network affected
by the development, including unsafe intersections, and vertical or
horizontal alignment.
(f)
Financial impact. An analysis of the revenues expected to be
generated from the development compared to the anticipated costs which
the proposed development is expected to generate. Revenues and costs
shall be projected for the Township, the Township school system and
the county.
(3) All factors, multipliers and values used in the preparation of the
community impact statement shall have been provided by a reliable
and recognized source and shall be subject to verification as to their
accuracy and applicability by the Planning Board. If the Township
demonstrates reasonable cause to question any representations made
in the impact statement, the applicant shall be liable for any additional
expense incurred during the review of said statement.
(4) The applicant shall prepare a reference list of all published materials,
reports, manuscripts or other written sources of information which
were consulted and employed in the preparation of the community impact
statement. A separate reference list of all governmental agencies
and individuals that provided information or coordinated the statement
shall be prepared, with the dates and locations of all meetings specified.
The documentation shall also indicate the person(s) that prepared
each major section of the statement, including his qualifications.
(5) Waiver. The Planning Board may waive any provisions of this section
if deemed not applicable.
E. Action by the Township.
(1) All other individuals, offices and agencies to which copies of the
submission were forwarded shall submit their comments and recommendations
to the Planning Board within 30 days of their receipt of the submission.
(2) Upon the submission to the Planning Board of a complete application for a site plan for 10 acres of land or less or 10 dwelling units or fewer and/or a subdivision containing 10 lots or fewer, the Board shall grant or deny preliminary approval within 45 days of the date of such submission or within such further time as may be consented to by the developer. Upon the submission of a complete application to the Planning Board for a site plan of more than 10 acres and/or a subdivision containing more than 10 lots, or whenever an application includes a request for relief pursuant to §
110-54A of this chapter, the Planning Board shall grant or deny preliminary approval within 95 days of the date of such submission or within such further time as may be consented to by the developer. Otherwise, the Planning Board shall be deemed to have granted preliminary approval.
(3) Upon the submission of a complete application site plan and/or subdivision pursuant to §
110-54B of this chapter, the Planning Board shall grant or deny preliminary approval within 120 days of the date of such submission or within such further time as may be consented to by the developer.
(4) Should any application be determined by the Administrative Officer,
or the Board to be incomplete or require substantial revisions, the
applicant shall be notified within a forty-five-day time period and
may thereafter submit an appropriately revised application to the
Administrative Officer as in the first instance.
(5) All hearings held on applications for preliminary subdivision or
any application for variance relief shall require public notice of
the hearing. The Board professionals and administration deem the application
complete. It is the responsibility of the applicant to verify with
these professionals if the application is complete prior to sending
out said notices. No application will be determined to be complete
unless and until all application and escrow fees have been paid in
full. The Board will not consider or grant any request for waiver
of application/escrow fees.
[Amended 7-8-2020 by Ord. No. 2020-09]
(6) The recommendation of the County Planning Board and those of all
other agencies and officials to whom the preliminary plat or plan
was submitted for review shall be given careful consideration in the
final decision on the development application. If the County Planning
Board or the Township Engineer approve the preliminary submission,
such approval shall be noted on the plat or plan. If the Board acts
favorably on the preliminary plat or plan, the Chairman of the Board
(or the Acting Chairman in his absence) and the Secretary of the Board
shall affix their signatures to at least five copies of the plat or
plan with a notation that it has been approved.
(7) Should minor revisions or additions to the plan be deemed necessary,
the Board may grant preliminary approval subject to specified conditions
and receipt of revised plans within 30 days from said approval. Should
major revisions to the plan 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.
(8) If the Board, after consideration and discussion of the preliminary
plat or plan, determines that it is unacceptable, a notation shall
be made by the Chairman of the Board to that effect on the plat or
plan and a resolution adopted setting forth the reasons for such rejection.
One copy of the plat or plan and said resolution shall be returned
to the applicant within 10 days of such determination.
F. Effect of preliminary approval. Preliminary approval shall confer
upon the applicant the following rights for a three-year period from
the date of the preliminary approval:
(1) 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) 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) 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.
A final submission is required of all subdivisions and site
plans approved at the preliminary submission stage.
A. Procedure for submitting final plats and final plans.
(1)
Within three years after the date of preliminary approval, the applicant shall submit to the Administrative Officer, at least 30 days prior to the first regularly scheduled monthly meeting of the Planning Board for application under its jurisdiction, 10 copies of the final plat or final plan, five copies of any protective covenants or deed restrictions applying to the land being subdivided or developed, five copies of the completed application form and the fee in accordance with Article
IX of this chapter.
[Amended 7-8-2020 by Ord. No. 2020-09; 4-13-2022 by Ord. No. 2022-04]
(2)
Simultaneous with submitting an application for development
to the municipality, the applicant shall forward the required copies
of the submission to the Salem County Planning Board and any other
governmental agency as required by law for appropriate review and
action.
(3)
At least seven days prior to the first regularly scheduled monthly
meeting of the Board, the Administrative Officer shall retain one
copy each of the final plat or plan, any protective covenants or deed
restrictions and the application form and shall distribute the remaining
copies to the Chairman of the Planning Board (one copy each of the
final plat or plan, any protective covenants or deed restrictions
and the application).
(4)
At the direction of the Administrative officer, the Planning
Board, additional copies of the final plat or plan may be forwarded
to other individuals, offices and agencies for review and comment.
B. Details required for final plats and final plans.
(1)
All details stipulated in § 110-58B of this chapter
shall be submitted.
(2)
All additional details required at the time of preliminary approval
shall be submitted.
(3)
Detailed architectural and engineering data shall be submitted,
including:
(a)
An architect's rendering of each building or a typical building
and sign showing front, side and rear elevations.
(b)
Cross sections, profiles and established grades of all streets,
aisles, lanes and driveways, as approved by the Township Engineer.
(c)
Plans and profiles of all storm and sanitary sewers and water
mains, as approved by the Township Engineer.
(4)
All dimensions of the exterior boundaries of any subdivision
shall be balanced and closed to a precision of one to 10,000 and the
dimensions of all lot lines to within one to 20,000. All dimensions,
angles and bearings must 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
to United States Geological Survey benchmarks with data on the plat
as to how the bearings were determined.
(5)
The final submission shall be accompanied by the following documents:
(a)
Certification from the Tax Collector that all taxes are paid
to date.
(b)
Certification that the applicant is the owner of the land or
his properly authorized agent or that the owner has given consent
under an option agreement.
(c)
A statement from the Planning Board Engineer that he is in receipt
of a map showing all utilities in exact location and elevation, that
he has examined the drainage plan and found that the interests of
the Township and of neighboring properties are adequately protected
and that he has identified those portions of any utilities already
installed and those to be installed. The applicant shall certify,
in writing, to the Board that he has:
[1] Installed all improvements in accordance with the
requirements of this chapter; and/or
[2] Posted a performance guaranty in accordance with §
110-65 of this chapter.
(d)
A statement from the Township Engineer that all improvements installed prior to application have been inspected as provided in §
110-65 of this chapter and that such improvements meet the requirements of the Township. Any improvements installed prior to application for final approval that do not meet or exceed Township standards shall be factored into the required performance guaranty.
C. Action by the Township.
(1)
All other individuals, offices and agencies to which copies
of the submission were forwarded shall submit their comments and recommendations
to the Planning Board within 30 days of their receipt of the submission.
(2)
Upon the submission of a complete application for final approval,
the Board shall grant or deny final approval within 45 days of the
date of such submission or within such further time as may be consented
to by the developer. Failure of the Board to act within 45 days or
such further time as agreed to by the applicant shall constitute final
approval. In such case, the Administrative Officer shall certify the
submission date of the application and the failure of the Board to
act within the specified time period, and this certification shall
be sufficient in lieu of the written endorsement of the Board.
(3)
If the Board acts favorably on the final submission, the Chairman
and the Secretary of the Board (or the Acting Chairman and Secretary
where either or both may be absent) shall affix their signatures to
at least 10 copies of the plat or plan with a notation that it has
been approved. The applicant shall furnish such copies to the Board
for signing. In the case of final subdivision only, the applicant
shall include at least five Mylar copies of the approved plat.
(4)
After approval of the final plat or plan by the Board, copies
of the signed plat or plan shall be furnished by the Secretary of
the Board to each of the following within 10 days from the date of
such approval:
(a)
Administrative Officer (Mylar if applicable).
(b)
Construction Code Official.
(d)
Township Engineer (Mylar if applicable).
(f)
Planning Board files (Mylar if applicable).
(g)
The applicant (Mylar if applicable).
(h)
Such other municipal, county or state agencies or officials
as directed by the Board.
(5)
Within 95 days from the date of signing by the Board of a final
subdivision plat, the subdivider shall file a copy of the same with
the 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 sketch plat as in the
first instance. The Board, for good cause shown, may extend the time
of filing for an additional 190 days.
(6)
If the Board, after consideration and discussion of the final
submission, determines that it is unacceptable, a notation shall be
made by the Chairman of the Board to that effect on the plat or plan
and a resolution adopted setting forth the reasons for such rejection.
One copy of the plat or plan and the resolution shall be returned
to the applicant within 10 days of such determination.
D. Effect of final approval. Final approval of a subdivision or site
plan shall confer upon the applicant the following rights for a two-year
period from the date of final approval:
(1)
The zoning requirements applicable to the preliminary approval
first granted and all other rights conferred upon the developer, whether
conditionally 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 three such extensions.