Township of Marlboro, NJ Article VII Subdivisions: Development Review Procedures and Plat Details

§ 220-132 Simultaneous review and submission of applications.

A. The approving authority shall have the power to review and approve or deny conditional uses or site plans simultaneously with a review of subdivision approval without the developer's being required to make further application or the approving authority's being required to hold further hearings. The longest time period for action by the approving authority, whether it be for subdivision, conditional use or site plan approval, shall apply. Whenever approval of a conditional use is requested by the developer in conjunction with site plan or subdivision, notice of the hearing on the plat shall include reference to the request for such conditional use.

B. Applications requiring Planning Board action in accordance with the provisions of this chapter shall be submitted to the Planning Board Administrative Officer at the location and during the time intervals specified by resolution of the Planning Board. The Planning Board Administrative Officer shall issue a receipt of filing, and all time requirements governing Planning Board action shall begin upon issuance of this receipt. The Planning Board may waive this requirement for good cause.

§ 220-133 Informal discussion.

A. An informal submission is optional. Any person may appear at a meeting of the approving authority for informal discussion with reference to an informally prepared plat of sufficient accuracy to be used for purpose of discussion. The purpose of such a discussion will be to review overall development concepts in order to assist the applicant in the preparation of subsequent plans. No decisions will be made and no formal action taken at an informal discussion.

B. Informal submission is sketches to scale of possible plan(s) for the development of an area. They are not binding on the Township or on the developer and do not necessitate accurate engineered drawings. The data included on an informal submission of a site plan shall include sufficient basic data to enable the approving authority and the applicant to comment upon design concepts such as building location, ingress and egress, parking, major natural features that will have to be recognized or may influence certain design criteria and the applicant's basic intent for water, sewerage and storm drainage facilities.

§ 220-134 Submission of sketch plat, minor subdivision plat or minor site plan.

[Amended 8-14-1986 by Ord. No. 38-86]

If an informal discussion has not been held on a proposal as outlined above, a sketch plat submission is recommended for a major site plan or major subdivision. Whether or not an informal discussion was held on a minor site plan or minor subdivision, a sketch plat is required in order to record in the public record the plan's classification and to take final action on the application. For a minor subdivision or minor site plan, it is recommended that a plat meeting both sketch plat and minor subdivision or minor site plan requirements be submitted. Proposed lot and block designations for the plats will be obtained from the Assessor for both major and minor subdivisions prior to filing with the Administrative Officer for either the Planning Board or the Zoning Board of Adjustment.

A. Filing procedure. The developer shall file with the Administrative Officer at least seven days prior to the regular meeting of the approving authority the fee, together with a minimum of 10 copies of said sketch plat, minor subdivision plat or minor site plan plat prepared in accordance with the provisions of this article and together with three completed application forms for classification of a sketch plat or classification and approval of a minor subdivision plat or classification and approval of a minor site plan. If a minor subdivision plat is involved that is to be filed, one translucent tracing cloth master copy of the plat must be provided. In addition, for minor developments where the developer does not plan to file the approved plat, five copies of the lot deed(s), deed(s) for lands dedicated to the Township for road-widening purposes and any required conservation, drainage and utility rights-of-way and sight triangle easements to the Township shall be provided. The Administrative Officer shall issue an application number. Once an application has been assigned a number, such number shall appear on all papers, maps, plats, etc., submitted for processing in conjunction with the subdivision of the lot. Within three days of filing, the Administrative Officer shall forward one copy of the plat to each of the following:

(1) Township Engineer.

(2) Tax Assessor.

(3) County Planning Board.

(4) Environmental Commission.

(5) Such other Township, county or state officials as directed by the Board.

B. Action by the approving authority.

(1) The approving authority shall review the submission and take action on accepting, rejecting, classifying or approving it. If incomplete, the material shall be returned to the developer for his resubmission at least seven days prior to a subsequent regular meeting. Within 45 days of the date of submission to the Administrative Officer or such further time as may be consented to by the applicant, the approving authority shall accept, reject or classify the application as a minor development or minor site plan or as a major development or site plan, and if submitted and classified as a combined sketch plat and minor subdivision plat or minor site plan, the approving agency shall waive any required notice and public hearing and shall approve, approve with conditions or deny the minor subdivision or minor site plan application. The decision shall be in writing and shall be sent to the applicant and newspaper as required by this article. The approving authority shall not grant approval of a minor subdivision or site plan until five copies of approved deeds dedicating lands for street rights-of-way and applicable conservation, drainage and utility right-of-way easements are available to the approving authority if approved plats are not to be filed.

(2) Whenever review or approval of the application by the County Planning Board is required but not yet received, the municipal approving authority, in taking action to approve the plat, shall either grant conditional approval in accordance with § 220-28, Conditional approval, or grant approval if the time period in which the county must take action has expired.

(3) Before any plat is approved as a minor subdivision or minor site plan, the developer shall provide the approving authority with sufficient copies of the plat to be approved so as to forward, and the approving agency shall, after approval, forward, one copy to each of the following, retaining one copy for his file:

(a) Township Engineer.

(b) Building Inspector.

(c) Tax Assessor.

(d) County Planning Board.

(e) Planning Board.

(f) Board of Health.

(4) Expiration of approvals and extension of time.

[Amended 9-10-1992 by Ord. No. 21-92]

(a) Minor subdivision. Except as provided in Subsection B(4)(a)[3] below, approval of a minor subdivision shall expire 190 days from the date on which the resolution of municipal approval is adopted unless within such period a plat in conformity with such approval, including any conditions imposed by the approving authority, and in conformity with the provisions of the Map Filing Law, P.L. 960, c. 141 (N.J.S.A. 46:23-9.9 et seq.), as amended, or a deed clearly describing the approved minor subdivision, is filed by the developer with the county recording officer, the Township Engineer and the Township Tax Assessor. Any such plat or deed accepted for such filing shall have been signed by the Chairman and Secretary of the approving authority (or the Vice Chairman or Acting Secretary in their absence, respectively).

[1] In accordance with N.J.S.A. 40:55D-54 as amended, the county recording officer shall notify the approving authority of the filing of the plat within seven days of the filing.

[2] 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 on which the resolution of approval is adopted, provided that the approved minor subdivision shall have been duly recorded.

[3] The Planning Board may extend the one-hundred-ninety-day period for filing a minor subdivision plat or deed provided in Subsection B(4)(a) above if the developer proves to the reasonable satisfaction of the Planning Board that the developer was barred or prevented, directly or indirectly, from filing because of delays in obtaining legally required approvals from other governmental or quasi-governmental entities and the developer applied promptly for and diligently pursued the required approvals. The length of the extension shall be equal to the period of delay caused by the wait for the required approvals, as determined by the Planning Board. The developer may apply for the extension either before or after what would otherwise be the expiration date.

[4] The Planning Board shall grant an extension of the two-year period of protection for a minor subdivision approval established by Subsection B(4)(a)[2] above for a period determined by the Board but not exceeding one year from what would otherwise be the expiration date, if the developer proves to the reasonable satisfaction of the Board that the developer was barred or prevented, directly or indirectly, from proceeding with the development because of delays in obtaining legally required approvals from other governmental entities and that the developer applied promptly for and diligently pursued the required approvals. A developer shall apply for the extension before what would otherwise be the expiration date of minor subdivision approval or the 91st day after the developer receives the last legally required approval from other governmental entities, whichever occurs later.

[Amended 7-22-2004 by Ord. No. 2004-12]

[5] All minor subdivision approvals shall expire at the end of the two-year period of protection established by Subsection B(4)(a)[2] above, plus any extension granted pursuant to Subsection B(4)(a)[4] above.

[Added 7-22-2004 by Ord. No. 2004-12]

(b) Minor site plan. The zoning requirements and general terms and conditions, whether conditional or otherwise, upon which minor site plan approval was granted, shall not be changed for a period of two years after the date of approval. The Planning Board shall grant an extension of this period for a period determined by the Board but not exceeding one year from what would otherwise be the expiration date, if the developer proves to the reasonable satisfaction of the Board that the developer was barred or prevented, directly or indirectly, from proceeding with the development because of delays in obtaining legally required approvals from other governmental entities and that the developer applied promptly for and diligently pursued the approvals. A developer shall apply for this extension before what would otherwise be the expiration date or the 91st day after the date on which the developer receives that last of the legally required approvals from the other governmental entities, whichever occurs later. All minor site plan approvals shall expire at the end of the two-year period of protection established by this subsection, plus any extension granted pursuant to this subsection.

[Amended 7-22-2004 by Ord. No. 2004-12]

(5) When the approving authority determines that any proposed development may create, either directly or indirectly, an adverse effect on either the remainder of the property being developed or nearby property, the approving authority may require the developer to revise the plat. Where the remaining portion of the original tract is of sufficient size to be developed or subdivided further, the developer may be required to submit a sketch plat of the entire remaining portion of the tract to indicate a feasible plan whereby the design of the proposed development, together with subsequent subdivisions or development, will not create, impose, aggravate or lead to any such adverse effect(s).

(6) If classified as a major development or site plan or approved as a minor development or minor site plan, a notation to that effect, including the date of the approving authority's action, shall be made on all copies of the plat and shall be signed by the Chairman and Secretary of the approving authority (or the Vice Chairman or Acting Secretary in their absence, respectively), except that the minor plat shall not be signed until all conditions are incorporated on the plat. All conditions on minor developments shall be complied with within 95 days of the meeting at which conditional approval was granted, otherwise the conditional approval shall lapse. If classified as a major development, sketch plat modifications are not required. Any conditions shall be incorporated on the preliminary plat.

C. Delineation of floodplain and wetlands. Every application for a sketch plat of a major subdivision or site plan shall contain a delineated floodplain and wetlands as determined by a recognized soil scientist or environmental expert in conformance with the State of New Jersey adopted wetlands and floodplain regulations as administered by the New Jersey Department of Environmental Protection.

[Added 12-8-1988 by Ord. No. 59-88]

§ 220-135 Submission of preliminary plat.

[Amended 9-10-1992 by Ord. No. 21-92; 10-22-1992 by Ord. No. 38-92]

Preliminary plats are required for all major site plans and major subdivisions.

A. Filing procedure.

(1) The developer shall submit to the Administrative Officer at least seven days prior to the regular meeting of the approving authority one translucent tracing cloth print of a preliminary plat of the proposed development, prepared in accordance with the provisions of this article, together with 12 copies of said preliminary plat, three completed copies of the application forms for preliminary approval and three copies of any protective and/or restrictive covenants or deed restrictions applying to the land being developed. The application shall also be accompanied by three copies of the drainage calculations as prescribed in Article VIII, as well as the required fee.

(2) The application shall be accompanied by a letter in triplicate, of a form prescribed by the Township Attorney, saving the Township and its officers and Engineer harmless from any loss due to damage resulting from the grading, drainage or development of the property and from any liability during construction; by a properly executed Marlboro Township Erosion Control Agreement and proof of certification of plans pursuant to Soil Erosion and Sediment Control Act, Chapter 251 of the Public Law of 1975, by the Freehold Soil Conservation District; and by a complete environmental impact report in accordance with provisions in § 220-182, or a written request for a waiver of any or all of its requirements. If such a waiver is requested, the approving authority shall either approved, approve in part or disapprove the request not later than the second regular meeting of the approving authority at which the application is heard, and, if approved in part or disapproved, the applicant shall provide required data and documentation within 15 days or 15 days prior to the date by which the approving authority is required to act, whichever comes first, or at some further date the approving agency may set if the applicant consents to an extension of time in which the approving authority is required to act.

B. Action by the approving authority.

(1) If an application for development is found to be incomplete, the developer shall be notified in writing of the deficiencies therein by the Board or the Board's designee for the determination of completeness within 45 days of the submission of such application or it shall be deemed properly submitted. Upon the submission to the Administrative Officer of a complete application for a site plan which involves 10 acres of land or less and 10 dwelling units or less, the Planning 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 for a site plan which involves more than 10 acres or more than 10 dwelling units, 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 of the site plan.

(2) The Administrative Officer shall issue an application number and thereafter it shall appear on all papers, maps, etc., submitted for processing in conjunction with the application. Within three days of filing, the Administrative Officer shall submit two copies of the plat and supporting data to the County Planning Board and one copy each to the following:

(a) Township Engineer.

(b) Shade Tree Commission.

(c) Board of Health.

(d) Environmental Commission.

(e) Tax Assessor.

(f) Any other agency or person as directed by the approving authority for its review or action.

(3) If the proposed development consists of 60 lots or more, the application shall not be approved until the applicant has provided to the approving authority copies of certification by the State Environmental Protection Agency that the proposed water supply and sewerage facilities comply with applicable state standards.

(4) For those applications requiring approval within 45 days of submission, the approving authority shall not grant preliminary approval until a report in writing has been received from the County Planning Board or the thirty-day period in which said Board is required to act has expired. For those applications requiring approval within 95 days of submission, the approving authority shall not grant preliminary approval until either the approving authority receives a report in writing from those to whom copies of the plat have been forwarded or the following time period expires. Each shall have 30 days from referral of the plat to report to the approving authority. If the report recommends changes in the developer's proposal, such report shall state the reasons therefor. If any agency or person fails to report to the approving authority within the thirty-day period, said plat shall be deemed to have been favorably recommended by said agency or person. Upon mutual agreement between the County Planning Board and the approving authority, with approval of the applicant, the thirty-day period for a County Planning Board report may be extended for an additional 30 days and any extension shall so extend the time within which the approving authority is required to act. The Township Engineer's report shall state, among other things, that he has examined the drainage plans and found that the interests of the Township and neighboring properties are protected in accordance with the provisions of these regulations.

(5) If the submission is accepted as a subdivision, the approving authority shall, after holding a public hearing, grant or deny preliminary approval of a subdivision of 10 or fewer lots 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 for a subdivision of more than 10 lots, the approving authority shall, after holding a public hearing, 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 approving authority shall be deemed to have granted preliminary approval of the subdivision.

(6) If the submission is accepted as a site plan, the approving authority shall grant or deny preliminary site plan approval within the following time periods unless some further time has been consented to by the developer:

(a) A site plan for 10 acres of land or less: within 45 days of the date of submission.

(b) A site plan of more than 10 acres: within 95 days of the date of submission.

(7) Action shall be taken on a preliminary site plan without a public hearing unless, in the opinion of the approving authority, the proposed use, proposed intensity of development, location of the tract, traffic conditions, environmental concerns or any other aspect covered by review are of sufficient concern that the approving authority desires to receive the public's comments. Where a public hearing is scheduled for a site plan, no action shall be taken until completion of the public hearing, and the scheduling and notifications for the hearing shall be in accordance with this article.

(8) If the approving authority required any substantial amendment in the layout of improvements in either a site plan or subdivision as proposed by the developer and that plan had been the subject of a hearing, an amended application for development shall be submitted and proceeded upon as in the case of the original application for development. The approving authority shall, if the proposed development complies with these subdivision and site plan regulations, grant preliminary approval.

(9) The approving authority may approve, disapprove or approve with conditions the application. Such action shall not take place until after any required public hearing has been conducted and due consideration has been given to all reports received from other officials and bodies to which the application was referred. The decision shall be in writing and shall be sent to the applicant and the newspaper as required by § 220-11, Public hearings and notices, in this chapter. If the approving authority grants preliminary approval, its Chairman and Secretary (or the Vice Chairman and Acting Secretary, in their absence, respectively) and the Township Engineer shall sign the first page of the plat, indicating the approval. If the plat is conditionally approved, it shall not be signed until all conditions are complied with. If all conditions are not complied with within 180 days from the date of the meeting at which a plat was conditionally approved, the conditional approval shall lapse.

(10) Before approval of the plat, the developer shall provide the approving authority with sufficient copies of the plat to be approved, and the approving authority shall, after approval, forward one copy to each of the following:

(a) Shade Tree Commission.

(b) Township Engineer.

(c) Planning Board.

(d) Township Board of Health.

(e) County Planning Board.

(f) The developer, for compliance with final approval requirements.

(g) Such other Township, county or state officials as directed by the approving authority.

(11) Preliminary approval shall, except as provided in Subsection B(12) below, confer upon the applicant the following rights:

[Amended 7-22-2004 by Ord. No. 2004-12]

(a) That the general terms and conditions on which preliminary approval was granted shall not be changed for a period of three years from the date on which the resolution of preliminary approval is adopted, including but not limited to use requirements; layout and design standards for streets, curbs and sidewalks; lot size, yard dimensions and off-tract improvements; and any requirements peculiar to the site plan approval pursuant to N.J.S.A. 40:55D-41, except that nothing herein shall be construed to prevent the Township from modifying by ordinance such general terms and conditions of preliminary approval as relate to public heath and safety.

(b) That the applicant may apply for and the Planning Board may grant extensions of the three-year period of protection established by Subsection B(11)(a) above 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. The applicant may apply for such an extension either before or after what would otherwise be the expiration date of the period of protection. If the period of protection expired before the date on which the extension is granted, the extension shall begin on what would otherwise be the expiration date of the period of protection.

(c) That the applicant may apply for and the Planning Board shall grant an extension of the three-year period of protection established by Subsection B(11)(a) above for a period determined by the Board but not exceeding one year from what would otherwise be the expiration date, if the developer proves to the reasonable satisfaction of the Board that the developer was barred or prevented, directly or indirectly, from proceeding with the development because of delays in obtaining legally required approvals from other governmental entities and that the developer applied promptly for and diligently pursued the required approvals. A developer shall apply for such an extension before what would otherwise be the expiration date of the period of protection established by Subsection B(11)(a) above or the 91st day after the developer receives the last legally required approval from other governmental entities, whichever occurs later.

(d) That the applicant may submit for final approval, on or before the expiration date of the preliminary approval [as established by Subsection B(13) below], the whole or a section or sections of the preliminary plat.

(12) In the case of a subdivision of or site plan for an area of 50 acres or more, the Planning Board may grant the rights referred to in Subsections B(11)(a) and (d) above for such period of time, longer than three years, as shall be determined by the Planning Board to be reasonable taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval; economic conditions; and the comprehensiveness of the development. The applicant may apply for thereafter and the Planning Board may thereafter grant an extension of the period of protection granted to the applicant for such additional period of time as shall be determined by the Planning Board to be reasonable taking into consideration those same factors. The applicant may apply for said extension either before or after what would otherwise be the expiration date of the period of protection. If the period of protection expired before the date on which the extension is granted, the extension shall begin on what would otherwise be the expiration date of the period of protection. Additionally, the applicant may apply for and the Planning Board shall grant an extension of the period of protection granted to the applicant in accordance with Subsection B(11)(c) above.

[Amended 7-22-2004 by Ord. No. 2004-12]

(13) All preliminary approvals shall expire at the end of the protection period set forth in Subsection B(11)(a) above or otherwise granted to the applicant pursuant to Subsection B(12) above, plus any extension thereof granted pursuant to Subsection B(11)(b) or (c) or (12).

[Amended 7-22-2004 by Ord. No. 2004-12[1]]

[1] Editor's Note: This ordinance also provided for the deletion of former Subsection B(14) and the redesignation of former Subsection B(15) as Subsection B(14).

(14) When the approving authority determines that any proposed development may create, either directly or indirectly, an adverse effect on either the remainder of the property being developed or nearby property, the approving authority may require the developer to revise the plat. Where the remaining portion of the original tract is of sufficient size to be developed or subdivided further, the developer may be required to submit a sketch plat of the entire remaining portion of the tract to indicate a feasible plan whereby the design of the proposed development, together with subsequent subdivision or development, will not create, impose, aggravate or lead to any such adverse effect(s).

§ 220-136 Submission of final major subdivision plat or major site plan plat.

A. Filing procedure.

(1) No application for final major subdivision or major site plan plat approval shall be accepted unless it is submitted on or before the expiration date of the preliminary approval as established by § 220-135B(13).

[Added 7-22-2004 by Ord. No. 2004-12[1]]

[1] Editor's Note: This ordinance also provided for the redesignation of former Subsection A(1) through (3) as Subsection A(2) through (4), respectively.

(2) The developer shall file with the Administrative Officer at least seven days prior to the regular meeting of the approving authority a translucent tracing cloth master copy of a final major subdivision and 12 copies of the final major subdivision and three completed application forms for final major subdivision or major site plan plats for which approval is requested, together with a performance or maintenance guaranty which meets the requirements of § 220-30 of this chapter, including off-tract improvements, if any, and together with a certificate from the Township Tax Collector stating that all taxes levied against the property being developed have been paid to date and with such other certificates of approval as required by this chapter or by law, together with a certificate from the Administrative Officer that all construction inspection fee bills rendered to the developer have been paid. A cloth master copy is not required for major site plan approval. All plats shall be prepared in accordance with the provisions of this chapter. The developer shall pay the required fee.

(3) The Administrative Officer shall, within three days of the filing of said final major subdivision or major site plat, forward two copies to the County Planning Board, together with one copy of the application, and a copy thereof to each of the following:

(a) Township Engineer.

(b) Such other Township, county or state officials as directed by the approving authority.

(4) The final major subdivision or major site plan plat, when submitted, shall certify that all utilities and improvements in the development have been installed in exact location, elevation and construction in accordance with the requirements of this chapter and the preliminary plat approval, or identify any changes from the preliminary plat approval, and be accompanied by a maintenance guaranty in accordance with § 220-30; shall indicate those portions of any utilities or improvements already installed and those to be installed and shall be accompanied by a performance guaranty in accordance with § 220-30 covering the cost of all uncompleted improvements.

B. Action by the approving authority.

(1) The approving authority shall grant final approval if the developer provides a current certificate from the Administrative Officer stating that all outstanding bills rendered to the developer for construction inspection fees have been paid and if the detailed drawings, specifications and estimates of the application for final approval conform to the standards established by ordinance for final approval, the conditions of preliminary approval and, in the case of a major subdivision, the standards prescribed by the Map Filing Law, N.J.S.A. 46:23-9.9 et seq., as amended; provided that in the case of any development, the approving authority may permit minimal deviations from the conditions of preliminary or final approval without the developer's being required to submit another application for development for preliminary approval.

(2) Final approval shall be granted or denied within 45 days after submission of a complete application to the Administrative Officer or within such further time as may be consented to by the applicant. An approved final plat shall be signed by the Chairman and Secretary of the approving authority, or by the Vice Chairman and Acting Secretary, in their absence, respectively. Failure of the approving authority to act within the period prescribed shall constitute final approval and a certificate of the Administrative Officer as to the failure of the approving authority to act shall be issued on request of the applicant, and it shall be sufficient in lieu of the written endorsement or other evidence of approval herein required and shall be so accepted by the county recording officer for purposes of filing subdivision plats.

(3) Whenever review or approval of the application by the County Planning Board is required by N.J.S.A. 40:27-6.3 or N.J.S.A. 40:27-6.6, as amended, the Township approving authority shall condition any approval that it grants upon timely receipt of a favorable report on the application by the County Planning Board or by its failure to report thereon within the required time period.

(4) The zoning requirements applicable to the preliminary approval first granted and all other rights conferred upon the developer pursuant to the Municipal Land Use Law as amended, whether conditionally or otherwise, shall not be changed for a period of two years after the date on which the resolution of final approval is adopted. If the developer has followed the standards prescribed for final approval, the approving authority may extend such period of protection for extensions of one year, but not to exceed three extensions. Upon granting of final approval, the rights conferred upon the applicant by the granting of preliminary approval shall be terminated upon final approval.

[Amended 9-10-1992 by Ord. No. 21-92]

(5) In the case of a subdivision or site plan for a planned development of 50 acres or more or a conventional subdivision or site plan of 150 acres or more, the approving authority may grant the rights referred to in the above subsection for such period of time longer than two years as shall be determined by the approving authority to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under final approval, economic conditions and the comprehensiveness of the development. The developer may apply for thereafter, and the approving authority may thereafter grant, an extension of final approval for such additional period of time as shall be determined by the approving authority to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under final approval, the number of dwelling units and nonresidential floor area remaining to be developed, economic conditions and the comprehensiveness of the development.

(6) Whenever the Planning Board grants an extension of final approval pursuant to Subsection B(4) or (5) of this section and final approval has expired before the date on which the extension is granted, the extension shall begin on what would otherwise be the expiration date. The developer may apply for the extension either before or after what would otherwise be the expiration date.

[Added 9-10-1992 by Ord. No. 21-92[2]]

[2] Editor's Note: This ordinance also renumbered former Subsection B(6), (7) and (8) as Subsection B(8), (9) and (10), respectively.

(7) The Planning Board shall grant an extension of final approval for a period determined by the Board but not exceeding one year from what would otherwise be the expiration date, if the developer proves to the reasonable satisfaction of the Board that the developer was barred or prevented, directly or indirectly, from proceeding with the development because of delays in obtaining legally required approvals from other governmental entities and that the developer applied promptly for and diligently pursued these approvals. A developer shall apply for the extension before what would otherwise be the expiration date of final approval or the 91st day after the developer receives the last legally required approval from other governmental entities, whichever occurs later. An extension granted pursuant to this subsection shall not preclude the Planning Board from granting an extension to Subsection B(4) or (5) of this section.

[Added 9-10-1992 by Ord. No. 21-92]

(8) Final approval of a major subdivision shall expire 95 days from the date of signing the plat unless within such period the plat shall have been duly filed by the developer with the county recording officer. The approving authority may for good cause shown extend the period for recording for an additional period not to exceed 190 days from the date of signing of the plat. The approving authority may extend the ninety-five-day or one-hundred-ninety-day period if the developer proves to the reasonable satisfaction of the Planning Board that the developer was barred or prevented, directly or indirectly, from filing because of delays in obtaining legally required approvals from other governmental or quasi-governmental entities and that the developer applied promptly for and diligently pursued the required approvals. The length of the extension shall be equal to the period of delay caused by the wait for the required approvals, as determined by the Planning Board. The developer may apply for an extension either before or after the original expiration date. No subdivision plat shall be accepted for filing by the county recording officer until it has been approved by the approving authority as indicated on the instrument by the signatures of the Chairman and Secretary of the Planning Board or a certificate has been issued as to the failure of the approving authority to act within the required time. The signatures of the Chairman and Secretary shall not be affixed until the developer has posted the required guaranties. If the county recording officer records any plat without such approval, such recording shall be deemed null and void, and upon request of the municipality, the plat shall be expunged from the official records. It shall be the duty of the county recording officer to notify the approving authority in writing within seven days of the filing of any plat, identifying such instrument by its title, date of filing and official number.

[Amended 9-10-1992 by Ord. No. 21-92]

(9) Before approval of the plats, the developer shall provide the approving authority with sufficient copies of the plat to be approved, and the approving authority shall, after approval, forward one copy to each of the following:

(a) Planning Board.

(b) Township Engineer.

(c) Building Inspector.

(d) Tax Assessor.

(e) County Planning Board.

(f) Board of Health.

(g) Such other Township, county or state officials as directed by the approving authority.

(10) Tax Map sheets.

[Added 8-14-1986 by Ord. No. 38-86]

(a) Before approval of the plats, the developer shall obtain final approval of the lot and block numbers from the Assessor.

(b) The developer shall then have prepared a Mylar original Tax Map(s) for submission to and approval by the Assessor, depicting the newly created lots and blocks. The Tax Map sheet(s) shall be prepared in accordance with the Revised Statutes, Regulations and Standards, dated February 1985, or most recent revision thereto, as promulgated by the Department of the Treasury, Division of Taxation, Local Property and Public Utility Branch. Upon approval by the Assessor, the developer shall submit the Mylar Tax Map sheet(s) to the Local Property and Utility Branch for certification.

(c) The Tax Map sheet(s) shall be prepared at a scale of one inch equals 100 feet. Any other proposed scale must be approved by the Assessor.

(d) The Tax Map sheet shall bear the name of the New Jersey registered professional land surveyor preparing the map.

(e) The scale of one inch equals 100 feet for all major subdivisions is suggested as a standard since it would result in future reduction of costs involved in the preparation of a new Tax Map should a new map be deemed necessary. The base maps for a new Tax Map would, in all probability, be prepared by a photogrammetric consultant and the most feasible scale would, in our opinion, be one inch equals 100 feet. If all new Tax Map sheets are prepared at the same scale, both time and costs would be reduced since the existing Tax Map sheets could be more easily incorporated within the new Tax Map.

(11) Final approval of a major subdivision or major site plan plat shall expire at the end of the protection period set forth in Subsection B(4) above or otherwise granted to the applicant pursuant to Subsection B(4) above, plus any extension thereof granted pursuant to Subsection B(4), (5) or (7).

[Added 7-22-2004 by Ord. No. 2004-12]

§ 220-137 Plat design standards for subdivisions and site plans.

A. Plat conformity.

(1) No development application shall be accepted unless submitted in plat form, and no plat shall be accepted for consideration unless it conforms to the following requirements as to form, content and accompanying information and complies with the provisions of N.J.S.A. 46:23-1 et seq., as amended. All plats shall be drawn by a land surveyor as required by law, licensed to practice in the State of New Jersey, and shall bear the signature, seal, license number and address of the land surveyor, except that plats submitted under the informal discussion provisions of § 220-133 and plats for minor site plans are exempt from this requirement. All drawings of improvements, except for minor site plans, shall be signed and sealed by a licensed professional engineer of the State of New jersey if they are part of an application requiring formal approval.

(2) All landscaping plans, except for minor site plans, shall be prepared by a professional landscape architect, a professional landscaper or one who commonly prepares landscaping plans. Each such person shall affix his name, title, address and signature to such plans.

(3) All plats shall be submitted on one of the following three standard sheet sizes: 8 1/2 inches by 13 inches, 24 inches by 36 inches or 15 inches by 21 inches.

(4) Wetlands statement.

[Added 10-23-1986 by Ord. No. 44-86; amended 12-8-1988 by Ord. No. 59-88]

(a) Every application for development shall include a delineated wetlands line and the floodplains line in conformance with the requirements of New Jersey Department of Environmental Protection.

(b) A statement that wetlands and floodplains shall have been determined as a result of field inspections by a soil scientist or environmental expert in conformance with the published requirements of the Department of Environmental Protection.

(c) No application shall be deemed complete without a wetlands delineation.

(5) All subdivision plats shall contain drainage flow arrows.

[Added 9-14-1989 by Ord. No. 44-89]

B. Minor subdivision plat for classification and approval. A minor subdivision plat shall be clearly and legibly drawn at a scale of one inch equals 30 feet or less for a tract up to five acres in size, one inch equals 50 feet or less for a tract between five and 40 acres in size, one inch equals 100 feet or less for a tract between 40 and 150 acres in size, or one inch equals 200 feet or less for a tract of 150 acres or more, and shall be titled as a minor subdivision plat or sketch and minor subdivision plat. The plat shall be designed in compliance with the provisions of Article VIII of this chapter and shall, in addition, show the following information:

(1) The entire tract(s) being subdivided, together with the acreage of the entire tract, the acreage of the tract being subdivided, the number of new lots being created and the square footage of each lot.

(2) All existing and proposed property lines within and immediately adjoining the tract and all lot lines to be eliminated.

(3) All buildings and structures and streams, lakes and conservation, drainage and utility right-of-way easements within the limits of the tract(s) being subdivided and any within 200 feet thereof, including the location, size and direction of flow of all streams, brooks, drainage structures and drainage rights-of-way.

(4) The shortest distance from any existing buildings to any proposed and existing lot line.

(5) The existing and proposed right-of-way width of all utility easements and all streets within and adjoining the premises, together with the street names.

(6) The names of the owner and all adjoining property owners as disclosed by the most recent Township tax records.

(7) The Tax Map sheet, block and lot numbers.

(8) Date, meridian and graphic scale.

(9) All proposed lot lines, with the dimensions thereof correct to 0.1 foot, and the areas of all lots shown in square feet, correct to one square foot.

(10) Zoning district(s); if more than one district, the plat should indicate the district lines.

(11) The names, addresses and signatures of the owner and subdivider.

C. Sketch plat of major subdivision submitted for classification. The sketch plat shall be titled as such and shall be based on Tax Map information or some other similarly accurate base, at a scale of not less than 100 feet to the inch to enable the entire tract to be shown on one sheet, and shall show or include the following information:

(1) All the data required under Subsection B above in addition to the location of that portion which is to be subdivided in relation to the entire tract, general existing contour lines, all existing structures and wooded areas within the portion to be subdivided and within 200 feet thereof, a tentative lot and street layout, all streets or roads and streams, watercourses and conservation, drainage and utility right-of-way easements within 500 feet of the subdivision, and all building setback lines in each proposed lot.

(2) A key map showing the entire subdivision and its relation to surrounding areas, at a scale of not less than one inch equals 400 feet.

D. Preliminary subdivision plat. The preliminary plat shall be titled as such and shall be clearly and legibly drawn or reproduced at a scale of one inch equals 30 feet or less for a tract up to five acres in size, one inch equals 50 feet or less for a tract between five and 40 acres in size, one inch equals 100 feet or less for a tract between 40 and 150 acres, and one inch equals 200 feet or less for a tract of 150 acres or more. The plat shall be designed in compliance with the provisions of Article VIII of this chapter and, in addition, shall show the following information:

(1) A key map showing the entire subdivision and its relation to surrounding areas, at a scale of not less than one inch equals 400 feet.

(2) A title containing the tract name; Tax Map sheet, block and lot number; date, meridian, written and graphic scales; the names, addresses and signatures of the owner and subdivider; the names of all property owners within 200 feet of the extreme limits of the subdivision; the name and address of the engineer who prepared the map and his professional seal and signature.

(3) The acreage of the tract to be subdivided to the nearest tenth of an acre and the number of new lots created.

(4) A map showing existing and proposed elevations or contour lines over the entire area of the proposed subdivision at consistent two-foot contour intervals sufficient to determine the slope and natural flow of surface drainage, together with watercourses and an indication of the final disposal of the surface waters. All elevations shall be related to United States Coast and Geodetic Survey datum.

(5) The locations and dimensions of existing and proposed railroad rights-of-way, bridges, street signs in accordance with § 220-185, Street signs, and natural features such as wooded areas and any extensive rock formations.

(6) All existing and proposed watercourses, including lakes and ponds, shall be shown and accompanied by the following information or data:

(a) When a brook or stream is proposed for alteration, improvement or relocation or when a structure or fill is proposed over, under, in or along a running stream, evidence of submission of the improvement to the New Jersey Division of Water Policy and Supply shall accompany the subdivision.

(b) Cross sections and profiles of watercourses at an appropriate scale showing extent of floodation if defined, top of bank, normal water level and bottom elevations at the following locations:

[1] At any point where a watercourse crosses a boundary at the subdivision.

[2] At fifty-foot intervals for a distance of 300 feet upstream and downstream of any proposed culvert or bridge within 1,000 feet downstream of subdivision.

[3] Immediately upstream and downstream of any point of juncture of two or more watercourses within and/or within 1,000 feet of the subdivision.

[4] At a maximum of five-hundred-foot intervals along all watercourses which run through or adjacent to the subdivision.

(c) When ditches, streams, brooks 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 on the plan or accompany it. Similar information shall be provided for control of erosion and siltation due to road construction and other site changes and improvements.

(d) The boundaries of the floodplains of all watercourses within or adjacent to the subdivision.

(e) The total acreage in the drainage basin of any watercourse running through or adjacent to a subdivision in the area upstream of the subdivision.

(f) The total acreage in the drainage basin to the nearest downstream drainage structure and the acreage in the subdivision which drains to the structure.

(g) The location and extent of drainage and conservation easements and stream encroachment lines.

(h) The location, extent and water level elevation of all existing or proposed lakes or ponds within or adjacent to the subdivision.

(7) The preliminary plat shall show or be accompanied by plans for any storm drainage systems, including the following:

(a) All existing or proposed storm sewer lines within or adjacent to the subdivision, showing size and profile of the lines and the location of each catch basin, inlet and manhole.

(b) The location and extent of any proposed dry wells, groundwater recharge basins, retention basins or other water conservation devices.

(8) The location species and diameter of all existing trees having a diameter of nine inches or more at a height of 12 inches from the base of planting within the street right-of-way or area of lot clearance shall be shown.

[Amended 7-20-1989 by Ord. No. 28-89]

(a) All trees to be saved should be clearly tagged and inspected by a landscape architect, and the clearing limit line should be delineated by a snow fence prior to the issuance of the permit for clearing and grading.

(b) For each tree over nine inches in caliper that is removed, the applicant shall prepare a replanting scheme on other treeless portions of the property to compensate the clearing and grading of the tree area where no trees presently exist on the site.

(c) The Municipal Engineer shall also require that if the site to be cleared does not permit the replanting of the trees that are to be cut down on the site, an off-site tract may be selected for such replanting, and a replanting plan shall be prepared by the applicant. All trees and the type of trees and the method of planting shall be in accordance with § 220-177, Shade trees, of this chapter of the Code of the Township of Marlboro.

(9) The names, locations and dimensions, paved width and width of right-of-way of all streets, both existing and planned, so far as the latter can be ascertained, within a distance of 500 feet from the boundaries of the subdivision, showing any connection from the proposed streets in the subdivision to nearby arterial and collector streets.

(10) The names, locations and widths of existing and proposed easements and other rights-of-way in the subdivision and their purpose(s).

(11) Locations of all existing structures, showing existing and proposed front, rear and side yard setback lines, and an indication of whether the existing structures or uses will be retained or removed. All proposed lot lines, including existing lot lines to remain and those to be eliminated, with the dimensions thereof and the areas of all lots shown in square feet, correct to one square foot, shall be shown. Any lot(s) to be reserved or dedicated to public use shall be identified and the proposed use of lots for other than residential shall be shown.

(12) Cross sections, center-line profiles and tentative grades of all proposed streets and existing streets abutting the subdivision based on the United States Coast and Geodetic Survey datum, together with full information as to the final disposal of surface drainage. At intersections, sight triangles and the radius of curblines shall be clearly indicated.

(13) Plans of proposed improvements and utility layouts (sewers, storm drains, water, gas, electricity, etc.), showing feasible connections to any existing or proposed utility system. 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 for other than electricity, telephone and gas, a letter from that company will be sufficient stating that service will be available before occupancy and that the service to be supplied will meet applicable Township, county and state requirements. When on-lot water or sewage disposal is proposed, the plan for such system shall be approved by the appropriate Township and state agencies.

(14) Percolation, groundwater depth and soil-boring tests are required on all lots and shall be made in the area of the lot where the septic system absorption field is most likely to be located. The test locations, date of testing, the weather conditions prevailing at the time of testing as well as for the preceding 72 hours and the test results shall be recorded on the plat, and the following certification statement shall be recorded on the plat, signed and sealed by a licensed professional engineer of the State of New Jersey: "I hereby certify that the above tests were conducted and reported in accordance with New Jersey Administrative Code, Title 7, Chapter 9A, Standards for Individual Subsurface Sewage Disposal Systems, as amended." Upon review of this data, the Planning Board may require further tests on any or all lots. To minimize the need for retesting, it is recommended that the applicant review the proposed testing program with the Monmouth County Board of Health prior to making initial tests. All tests shall be made at developer's expense.[1]

[1] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

(15) A copy of any existing or proposed covenants or other deed restrictions applying to the land being subdivided.

(16) Zoning district(s). If more than one district, the plat should indicate the district lines.

(17) All pages shall be consecutively numbered, bonded together on the left edge, and the first page shall contain a table showing page number, title and latest issue, all revision dates and a summary of reasons for reissue for each sheet involved in the plot plans. This listing shall be updated each time a sheet is reissued.

(18) In the case of major subdivisions and site plans, there shall be provided, in conjunction with preliminary review and approval, a report on prevailing soil and groundwater conditions. The report shall be generated by a professional engineer who shall be retained for this purpose by the applicant. The report shall conform to the following minimum requirements:

[Added 6-13-1986 by Ord. No. 20-86]

(a) The report shall be comprehensive and shall encompass, in suitable format, all the information required herein.

(b) Test borings or test pits shall be required for the purpose of soil classification, and a soils log shall be prepared for each one.

(c) Observation wells shall be required for water table depth determination.

(d) Information from soils maps, such as maps entitled "Classes of Land According to Use Capability," by the United States Department of Agriculture, Soil Conservation Service, may be incorporated in the engineer's report but shall be deemed supplementary and shall not, by itself, constitute sufficient information or a substitute for test pits or borings.

(e) The number of required borings, or test pits, and observation wells shall be determined as follows:

	Tract Size (acres)	Number of Test Borings	Number of Observation Wells
	Less than 3	3	2
	3 to 20	6	4
	Over 20	1 per each 3 acres or part thereof	1 per each 5 acres or part thereof

(f) All borings and observation pits shall be at locations as approved by the Planning Board.

(g) Borings or test pits shall be at least 12 feet deep, with the last sample taken at the twelve-foot depth. An appropriate sampling technique, approved by the Planning Board, shall be used. Wash samples shall not be allowed, and suitable sampling techniques shall be required (such as split spoon) to yield a proper disturbed or undisturbed sample. Samples shall constitute at least 50% of the total running depth of the boring or pit. Separate samples shall be taken if the soil characteristics change. Samples shall be properly marked and stored, by the applicant's engineer, for possible future inspection for a period of at least three years.

(h) Either test borings or test pits may be used; however, minimum sampling criteria, as specified herein, shall remain in effect in either case.

(i) Water table in observation wells shall be observed at least four separate times in each well; each observation shall note the then-depth of the water table below existing ground elevation. These four reported observations shall be made at least four weeks apart between observations, thus spanning a total period of at least 12 weeks but not more than 36 weeks.

(j) Observation wells shall be constructed in accordance with acceptable standards, with a suitable filter, perforated pipe (at least two inches inner diameter) and a cap. Cap shall be lockable to discourage vandalism. Observation wells shall be approved by the Planning Board as to their typical configuration.

(k) Observation wells must be perforated, hollow and capable of providing water-table-level readings to a minimum depth of 11 1/2 feet below ground level.

(l) In the case of subdivisions or site plans in which seepage pits or similar water-retention installations are proposed, the applicant shall furnish, in addition to the requirements of this section, off-tract soil and groundwater profiles, using additional off-tract borings, or test pits, and observation wells, all as approved by the Planning Board.

(m) Nothing in this section shall act to reduce the requirements associated with on-site sewage disposal systems; similarly, providing the required test (e.g., percolation tests) required for on-site sewage disposal shall not act to reduce the requirements of this section.

(n) Groundwater table impact assessments on off-tract properties shall be required by the Planning Board.

E. Final subdivision plat. The final plat, titled as such, shall be drawn in ink on tracing cloth at a scale of one inch equals 30 feet or less for a tract up to five acres in size, one inch equals 50 feet or less for a tract between five and 40 acres in size, one inch equals 100 feet or less for a tract between 40 and 150 acres, or one inch equals 200 feet or less for a tract of 150 acres or more, and in compliance with the provisions of N.J.S.A. 46:23-9.10 to 23-9.12 inclusive, as amended. The final plat shall show the same information as required for preliminary approval in addition to the following:

(1) Tract boundary lines, exterior lines of streets, easements and other rights-of-way; street names; land reserved or dedicated to public use; all lot lines and other site lines with accurate dimensions, bearing or deflection angles and radii, arcs and central angles of all curves, based on an actual survey by a licensed New Jersey engineer or land surveyor. All dimensions, both linear and angular, of the exterior boundaries of the subdivision shall balance and close within a limit of error of one to 10,000, and of all lot lines, within one to 20,000.

(2) Block and lot numbers in accordance with established standards and in conformity with the Township Tax Map. Services of the Township Tax Assessor will be made available to the developer, upon request, to assist in the assignment of lot and block numbers.

(3) Cross section, profiles and established grades of all streets as approved by the Township Engineer.

(4) Plans and profiles of all storm and sanitary sewers and water mains as approved by the Township Engineer.

(5) Location and description of all monuments as required under § 220-166, Monuments.

(6) All changes required as conditions of preliminary approval.

§ 220-138 Site plan plats.

A. Plat conformity.

(1) No development application shall be accepted unless submitted in plat form, and no plat shall be accepted for consideration unless it conforms to the following requirements as to form, content and accompanying information. All plats shall be drawn by a land surveyor as required by law, licensed to practice in the State of New Jersey, and shall bear the signature, seal, license number and address of the land surveyor, except that plats submitted under the informal discussion provisions of § 220-133 and minor site plans are exempt from this requirement. All drawings of improvements, except for minor site plans, shall be signed and sealed by a licensed professional engineer of the State of New Jersey if they are part of an application requiring formal approval. The plat shall be designed in compliance with the provisions of Article VIII of this chapter and, in addition, shall meet the requirements of this section.

(2) All plats shall be submitted on one of the following three standard sizes: 8 1/2 inches by 13 inches, 24 inches by 36 inches or 15 inches by 21 inches.

(3) All site plan plats shall show drainage flow arrows.

[Added 9-14-1989 by Ord. No. 44-89]

B. Minor site plan for classification and approval shall be so titled and shall include the same data as required for a minor subdivision plat for classification and approval in § 220-137B, except that the graphic scale shall be one inch equals 10 feet, 20 feet, 30 feet, 40 feet or 50 feet. This submission shall also show location of proposed structure, drainage plans and landscaping plans and, for recreation courts, the data called for in § 220-43.[1]

[1] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

C. A sketch plat of a major site plan shall be so titled and shall show, to scale, the lot lines, proposed building(s) and structure(s), proposed use(s), parking, loading, areas to be landscaped, on-site circulation, driveways, wooded areas, streams, approximate flood hazard area, contours based on United States Geological Survey or similarly available datum, approximate on-site or on-tract improvements, stormwater detention facilities and water and sewer service.

D. Preliminary site plan plat.

(1) Each site plan submitted shall be so titled and shall be at a scale of one inch equals 30 feet or less for a tract up to five acres in size, one inch equals 50 feet or less for a tract between five and 40 acres in size, one inch equals 100 feet or less for a tract between 40 and 150 acres, or one inch equals 200 feet or less for a tract of 150 acres or more. All plans shall be certified by a licensed architect or engineer, including accurate lot lines certified by a licensed engineer or land surveyor and including the following data; boundaries of the tract, North arrow; date, scale, zone district(s) in which the lot(s) are located; existing and proposed streets and street names; existing and proposed contour lines at two-foot intervals in and within 50 feet of the tract, with arrows indicating the direction of surface water runoff; title of plans; existing and proposed streams and easements; total building coverage in acres and percent of lot; total number of parking spaces; all dimensions needed to confirm conformity to the zoning provisions of this chapter, such as but not limited to buildings, lot lines, parking spaces, setbacks and yards; a small key map at a scale of not less than one inch equals 400 feet giving the general location of the parcel in relation to an area within 1,500 feet of the periphery of the entire property; and the site in relation to all remaining contiguous lands in the applicant's ownership. 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 references on each sheet to the adjoining sheets.

(2) Each site plan submitted to the approving authority for approval shall have the following information shown thereon or annexed thereto:

(a) Size, height, location and arrangement of all existing and proposed buildings, structures and signs in accordance with the requirements of this chapter, including an architect's rendering of each building and sign showing front, side and rear elevations and the proposed use of all structures.

(b) Proposed circulation plans, including access streets, curbs, aisles and lanes, easements, fire lanes, driveways, parking spaces, loading areas, loading berths or docks, pedestrian walks and all related facilities for the movement and storage of goods, vehicles and persons on the site, and including the location of lights, lighting standards, signs and driveways within the tract and within 100 feet of the tract. Sidewalks shall be provided from each building entrance and exit along expected paths of pedestrian travel, such as but not limited to access to parking lot, driveways, other buildings on the site and across common yard spaces between buildings where pedestrian traffic can be expected to be concentrated. Plans shall be accompanied by cross sections of streets, aisles, lanes and driveways, which shall adhere to applicable requirements in this chapter.

(c) Existing and proposed wooded areas, buffer areas and landscaping shall be shown on a plan. The landscaping plan shall include seeded and/or sodded areas, grading, retaining walls, fencing, signs, recreation areas, shrubbery, trees and buffer areas. The preservation of all natural wooded areas, rock outcroppings or topographic features shall be an integral part of all site plans regardless of their proximity to required buffer areas. A minimum area of the lot equivalent to 1/2 of the gross floor area of the building shall be landscaped and said landscaping shall be reasonably distributed around the buildings. This requirement is in addition to other landscaped area requirements. These plans shall show the location and type of any man-made improvement and the location, species and caliber of plant material for all planted or landscaped areas. All landscaped areas and landscaping material shown on site plans shall be maintained in good condition by the owner. Any dead plants shall be replaced by the owner within one year.

[Amended 7-20-1989 by Ord. No. 28-89]

[1] Any tree over nine inches' caliper, as measured at a height of 12 inches from the base of planting, that is to be removed shall be located on said site plan.

[2] All trees to be saved should be clearly tagged and inspected by a landscape architect, and the clearing limit line should be delineated by a snow fence prior to the issuance of the permit for clearing and grading.

[3] For each tree over nine inches in caliper that is removed, the applicant shall prepare a replanting scheme on other treeless portions of the property to compensate the clearing and grading of the tree area where that was necessitated by the site plan.

[4] The Municipal Engineer shall also require that if the site to be cleared does not permit the replanting of the trees that are to be cut down on the site, an off-site tract may be selected for such replanting, and a replanting plan shall be prepared by the applicant.

[5] All trees and the types of trees and the method of planting shall be in accordance with § 220-177, Shade trees, of this chapter of the Code of the Township of Marlboro.

(d) The proposed location of all drainage, sewer and water facilities with proposed grades, sizes, capacities and the types of materials to be used, including any drainage easements acquired or required across adjoining properties. The method of sewage and waste disposal and waste incineration, if any, shall be shown, and percolation tests from sufficient locations on the site to allow a determination of adequacy by the Township Engineer or Board of Health, where septic tanks and leaching fields are proposed, shall be included. Percolation tests shall be noted and certified in the same manner as for major subdivision plats. Proposed lighting facilities shall be included showing the direction of the lighting.

(e) A written description of the proposed operations of the building(s), including the number of employees; the proposed number of shifts to be worked and the maximum number of employees on each shift; expected truck and tractor-trailer traffic; emission of noise, glare, air and water pollution; safety hazards; and anticipated expansion plans incorporated in the building design.

(3) Such plans shall be reviewed by the Township Engineer for conformance to all chapter provisions and to protect against harmful effects to other properties and he shall make recommendations to the approving authority. The application shall be accompanied by a letter, in triplicate, of a form prescribed by the Township Attorney, saving the Township and its officers and Engineer harmless for any loss due to damage resulting from the grading, drainage or development of the property.

(4) All pages shall be consecutively numbered, bonded together on the left edge, and the first page shall contain a table showing page number, title and latest issue, all revision dates and a summary of reasons for reissue for each sheet involved in the site plan. This listing shall be updated each time a sheet is reissued.

E. Final site plan plat. The final plat shall include all data required on the preliminary site plan plat, drawn to incorporate all changes required as a condition of preliminary approval and drawn by persons and to specifications as required for a preliminary plat.