A.
Approval for development. No development shall take place within the Township nor shall any land be cleared or altered, nor shall any watercourse be diverted or its channel or floodplain dredged or filled, nor shall any parking areas, accessory or otherwise, be constructed, installed or enlarged, nor shall any construction permit, zoning permit, certificate of occupancy or other required permit be issued with respect to any such structure, land or parking area, except in accordance with an approval of such development granted pursuant to this chapter unless exempted in accordance with § 230-92 below.
B.
Final approval of major subdivision. No application for final approval
of a major subdivision shall be approved until the applicant has presented
an approved site plan for the land included in the application.
A.
Applications for minor subdivisions. Applications for minor subdivisions
shall be exempt from the requirements of this article except where
the proposed buildings will be placed on slopes greater than 15%.
B.
Individual lots. An individual lot to be developed with a single-family
detached dwelling unit and uses normally incidental thereto shall
be exempt from the requirements of this article except where more
than two dwelling units are proposed to be constructed on lots under
common ownership or control within the same subdivision.
C.
Agricultural structures. Structure(s) on land to be used solely for
agricultural purposes shall be exempt from the requirements of this
article.
D.
Routine maintenance. Normal maintenance or replacement, such as a
new roof, painting, new siding or similar activity shall be exempt
from the requirements of this article.
The Administrative Officer, upon receipt of an application for
site plan approval, shall refer the application to the municipal agency
or its designated subcommittee or clerk of the municipal agency, to
determine, or shall determine, within 45 days of application submission,
if the application is complete. Upon a determination of completeness,
the clerk shall notify the applicant of the hearing date so that the
applicant can comply with notice requirements, and the Administrative
Officer shall refer the site plan and exhibits to all local review
agencies and the County Planning Board. The municipal agency may also
designate other local, county, state or other governmental officials
or agencies to receive copies of the application for review and recommendation.
The requirements set forth in this article shall be considered
the minimum requirements for the protection of the health, safety,
and welfare of the citizens of the Township. Any action taken by the
municipal agency under the terms of this chapter shall give primary
consideration to such matters and to the welfare of the entire community.
However, if the applicant can clearly demonstrate that, because of
peculiar conditions pertaining to his land, the literal enforcement
of any of the provisions of this article is impractical or will exact
undue hardship, the municipal agency may permit such waivers as may
be reasonable and within the general purpose and intent of the requirements
of this article. The municipal agency or its designated subcommittee
or Administrative Officer may also waive the requirement for site
plan review if the proposed development does not affect existing circulation,
drainage, building arrangements, landscaping, buffering, lighting
and other considerations of site plan review.
A.
General.
(1)
Early review. An applicant may arrange an early review meeting, preferably
in the schematic design phase of the development, with the Subdivision
and Site Plan Review Subcommittee of the Planning Board (hereinafter
referred to as the "SSPR Subcommittee" or "the subcommittee"). Such
early review is generally desirable, but especially so with larger
projects or with projects that may require exceptions or variances
from the subdivision or zoning regulations of this chapter. Conceptual
development plans submitted for early review may be simplified in
their extent and schematic in character; they need not be as complete
as required for preliminary or final approval of a site plan. The
purpose of such early review is to provide an informal and free exchange
of ideas to facilitate adjustments or changes in plans for the development
of the site.
(2)
Classification of applications. All applications for site development
shall begin as classification applications and shall be processed
in accordance with this section. Classification application forms
may be obtained from the Clerk of the municipal agency or the Administrative
Officer.
(3)
Simultaneous review. In order to expedite the site plan approval process, an applicant may submit a classification application to be considered simultaneously with his request for early review. In this case, the applicant shall file with the Administrative Officer, at least 21 days prior to a regular meeting of the municipal agency, four copies of a classification application together with 12 copies of the information required at § 230-100 for classification/early review. The plan details may be given in schematic form, just as if the applicant were seeking early review only. The application must be ruled complete for classification purposes by the SSPR Subcommittee before it will be considered for classification.
(4)
Expedited review. In order to expedite the approval of an application for a minor site plan, the applicant may submit a classification application in lieu of an application for minor site plan approval, enabling the classification process and the review and approval process to take place simultaneously. In this case, the applicant shall file with the Administrative Officer, at least 21 days prior to a regular meeting of the municipal agency, four copies of the completed classification application form, the required application fee, 12 copies of a site plan (black- or blue-on-white prints) containing all the information required at § 230-100 for minor site plans and 12 copies of building drawings containing the information required at § 230-99. Site plan details must be drawn to the specifications listed at § 230-100. The application must be ruled complete with respect to the foregoing by the SSPR Subcommittee before it will be considered for classification and minor site plan review and approval.
B.
Review procedures.
(1)
When a request is received for early review of a site plan, the Administrative
Officer shall arrange for the SSPR Subcommittee to meet with the applicant.
(2)
When a classification application is received, the Administrative
Officer shall forward copies of each classification application to
the Municipal Engineer, the SSPR Subcommittee, and any other appropriate
municipal or county agency for review.
(3)
The Municipal Engineer shall be requested to review each classification
application and comment to the SSPR Subcommittee on the completeness
of the application by or prior to the subcommittee's consideration
of the application.
(4)
The SSPR Subcommittee shall review, in consultation with the Municipal Engineer and representatives of other appropriate municipal or County agencies, each classification application for purposes of ruling the submission as either a major or minor site plan. The classification shall be based on the criteria and standards set forth at § 230-97D in each of the following respects:
(a)
Advertising features.
(b)
Agricultural considerations.
(c)
Architecture.
(d)
Disposal of wastes.
(e)
Driveway connections to public streets.
(f)
Environmental considerations.
(g)
Landscaping.
(h)
Noise.
(i)
On-site parking and circulation.
(j)
Pedestrian safety.
(k)
Relationship of proposed structure to environment.
(l)
Scenic, historical, archeological and landmark features.
(m)
Sewage disposal.
(n)
Surface water drainage.
(o)
Traffic effects.
(p)
Utility services.
(q)
Water supply and quality.
(5)
Upon ruling an application as either major or minor, the SSPR Subcommittee
shall forward the application along with a written report stating
the reason for its ruling to the municipal agency. An applicant may
appeal the decision of the subcommittee by appearing before the municipal
agency and asking to have the decision overturned. The municipal agency
may overturn the decision only if it can show specific areas in which
the SSPR Subcommittee erred in classifying the application.
(6)
If the classification application is also serving as an application
for minor site plan approval, the SSPR Subcommittee shall forward
a written report with its recommendation to the municipal agency to
approve, modify or reject the application.
C.
Review and action by the municipal agency.
(1)
If, after reviewing the report of the SSPR Subcommittee, the municipal agency determines that no major detrimental effects, nor enough minor detrimental effects to cumulatively constitute a major detrimental effect, are to be anticipated based on the foregoing considerations as set forth at Subsection B(4) above, it shall classify the application as a minor site plan.
(2)
If the classification application is also serving as an application for minor site plan approval, the municipal agency shall approve, request modification of or reject the application in accordance with § 230-96B. Under these circumstances, the notice of public hearing shall be waived. The effect of approval of a minor site plan under this procedure is the same as that indicated in § 230-96D below.
A.
Submission of application; waiver of notice of hearing.
(1)
An applicant for approval of a minor site plan that was not approved during the classification process shall file with the Administrative Officer, at least 21 days prior to a regular meeting of the municipal agency, four copies of the completed application for minor site plan approval, the required application fee, and 12 copies of a site plan (black or blue on white prints) containing all of the information required at § 230-100 of this chapter.
(2)
The municipal agency may waive notice of public hearing for an application
for a minor site plan.
B.
Review procedures.
(1)
The Administrative Officer shall forward copies of each application
for minor site plan approval to the Municipal Engineer, the SSPR Subcommittee
and any other appropriate municipal or county agency for review.
(2)
The Municipal Engineer shall be requested to review each classification
application and comment to the SSPR Subcommittee on the completeness
of the application by or prior to the Subcommittee's consideration
of the application.
(3)
The SSPR Subcommittee, in consultation with the Municipal Engineer
and representatives of other appropriate municipal or County agencies,
shall review the application for compliance with this chapter. The
findings resulting from the SSPR Subcommittee's review shall be submitted
in a written report to the municipal agency. The report shall include
a recommendation as to whether to approve, modify, or reject the application.
C.
Action by the municipal agency. The municipal agency shall review
the SSPR Subcommittee's report and take action based on the following
guidelines:
(1)
Minor site plan approval shall be granted or denied within 45 days
of the date of submission of a complete application to the Administrative
Officer, or within such further time as may be consented to in writing
by the applicant.
(2)
Whenever review or approval of the application by the County Planning
Board is required by law (N.J.S.A. 40:27-6.3), the municipal agency
shall condition any approval that it grants upon timely receipt of
a favorable report on the application by the County Planning Board
or approval by the County Planning Board by its failure to report
thereon within the required time period.
(3)
If the application is approved, the municipal agency shall pass a
resolution of memorialization indicating approval. At such time as
the resolution of memorialization and the plan are in complete conformance
with one another, the approved plan shall be signed by the Chairman
or Vice Chairman and the Secretary or Assistant Secretary of the municipal
agency.
(4)
If the application is rejected, the municipal agency shall pass a
resolution of memorialization stating the reasons for rejection.
(5)
Failure of the municipal agency to act within the period prescribed
shall constitute minor site plan approval.
D.
Effect of approval of a minor site plan.
(1)
Minor site plan approval by the municipal agency shall be deemed
to be final approval of the site plan, provided that the municipal
agency may condition such approval on terms ensuring the provision
of improvements pursuant to N.J.S.A. 40:55D-38, 40:55D-39, 40:55D-41,
and 40:55D-53.
(2)
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 minor site plan approval.
A.
Submission of information. An applicant for preliminary major site plan approval shall file with the Administrative Officer of the municipal agency, at least 21 days prior to a regular meeting of the municipal agency, four copies of the completed application form, the required application fee, and 12 copies of a site plan (black- or blue-on-white prints) containing all of the information required in § 230-100 of this chapter. The municipal agency or its designee shall determine if the application is complete and, if not, shall inform the applicant in writing of any deficiencies.
B.
Public hearing. Public notice of a hearing pursuant to § 230-74 of this chapter shall be required for all preliminary major site plans.
C.
Review procedures.
(1)
The Administrative Officer shall forward copies of each application
for a preliminary major site plan to the Municipal Engineer, the SSPR
Subcommittee, and any other appropriate municipal or county agency
for review.
(2)
The Municipal Engineer shall be requested to review each application
and comment to the SSPR Subcommittee on the compliance of the application
with the engineering standards of this chapter by or prior to the
Subcommittee's consideration of the application.
(3)
The SSPR Subcommittee, in consultation with the Municipal Engineer
and representatives of other appropriate municipal or County agencies,
shall review the application for compliance with this chapter. The
findings of the Subcommittee's review shall be submitted in a written
report to the municipal agency. The report shall include a recommendation
as to whether to approve, modify, or reject the application.
D.
Criteria and standards. The following criteria and standards shall
be used by the SSPR Subcommittee and the municipal agency in reviewing
applications for preliminary major site plan approval. These standards
are intended to provide a framework within which the designer of the
development is free to exercise creativity, invention and innovation.
Participation by the municipal agency shall be restricted to a reasonable
professional review, and except as otherwise provided in this chapter,
full responsibility for design shall be retained by the applicant.
(1)
Access to essential services. Provisions shall be made for access
by police, fire, and emergency vehicles.
(2)
Advertising features. The size, location, height, design, color,
texture, lighting and materials of permanent signs and outdoor advertising
structures or features shall not detract from the design of proposed
buildings and structures or of the surrounding properties.
(3)
Agricultural considerations. The design of a major site plan shall,
insofar as practicable:
(4)
Applicability to accessory uses. The criteria and standards of review
prescribed by this section shall also apply to all accessory buildings,
structures, freestanding signs and other site features however related
to the principal structures on the site.
(5)
Architectural considerations. Major site plans shall, insofar as
practicable, result in the construction of buildings whose exterior
appearances reflect the historic and rural nature of Delaware Township
and are compatible with neighboring structures.
(6)
Disposal of wastes. There shall be adequate provision for the disposal
of all solid, liquid and gaseous wastes and for the avoidance of odors
and other air pollutants that may be generated at the site. All applicable
federal, state and local pollution control standards shall be observed.
(7)
Driveway connections to public streets. All entrance and exit driveways
to public streets shall be located with due consideration for traffic
flow and to afford maximum safety to traffic on the public streets.
All such entrances and exits shall be located and designed to:
(a)
Conform with the municipal sight triangle requirements at corners;
(b)
Achieve maximum practicable distance from street intersections
and from existing and proposed driveways to adjacent properties;
(c)
Minimize unnecessary turning movements, particularly left-hand
turns;
(d)
Discourage the routing of vehicular traffic to and through local
residential streets; and
(e)
Permit no more than two driveway connections at the intersection
to a public road.
(8)
Environmental considerations. Major site plans shall, insofar as
practicable:
(a)
Result in minimal impairment of the regenerative capacity of
aquifers or other ground water supplies and surface waters;
(b)
Result in minimal degradation of unique or irreplaceable land types and minimal adverse impact upon the critical areas specified in Article XII;
(c)
Conform with existing geologic and topographic features such
that the most appropriate use of land is encouraged;
(d)
Cause minimal interference with the natural functioning of plant
and animal life processes; and
(e)
Preserve steep slopes, stream corridors, wetlands, prime agricultural
lands, and other environmentally critical areas.
(9)
Landscape. The landscape shall be preserved in its natural state, insofar as practicable and environmentally desirable, by minimizing tree and soil removal. A landscape plan shall be required and shall meet the design standards of Article XI. If development of the site necessitates the removal of established trees, special attention shall be given to the planting of replacement trees or to other landscape treatment approved by the municipal agency. Any grade changes shall be in keeping with the general appearance of neighboring developed areas.
(10)
Noise. All applicable federal, state, and local regulations
dealing with the control of outside noise to be generated at the site
shall be met.
(11)
On-site parking and circulation. The location, width and layout
of interior drives shall be appropriate for the proposed interior
circulation. The location and layout of accessory off-street parking
and loading spaces shall provide for efficient circulation and the
safety of pedestrians and vehicles. As far as practicable, separate
rows or aisles in parking areas shall be divided by trees, shrubbery
and other landscaping devices. The locations of parking areas shall
not detract from the design of proposed buildings and structures or
from the appearance of the existing neighboring buildings, structures
and landscape.
(12)
Pedestrian safety. As far as practicable, pedestrian and bicycle
circulation shall be separated from motor vehicle circulation. Safe
and convenient pedestrian circulation shall be provided on the site
and its approaches. The pedestrian circulation plan shall be designed
to minimize adverse effects of vehicular traffic upon pedestrian and
bicycle paths.
(13)
Relation of proposed structure to the environment. Proposed
structures shall harmoniously relate to existing structures, to other
proposed structures, the terrain, and roads in the vicinity of the
site. The achievement of such an harmonious relationship may include
the enclosure of space in conjunction with other existing buildings
or other proposed buildings and the creation of focal points with
respect to avenues of approach, terrain features or other buildings.
(a)
Proposed structures shall be sited to minimize any adverse impact
on the surrounding area, and particularly upon any nearby residences
by reason of building location, height, bulk, and shadows; location,
intensity, direction and times of use of outdoor lighting; likelihood
of nuisances; and other similar considerations.
(b)
Where alternatives exist, proposed structures shall not be sited
on hilltops or ridge lines.
(c)
Appropriate natural or artificial screening shall be required
to minimize any such adverse impact.
(14)
Scenic, historical, archeological and landmark sites. Scenic,
historical, archeological and landmark sites and features that are
located on or adjacent to the proposed development shall be preserved
and protected as far as practicable.
(15)
Sewage disposal. The development shall have a sewage disposal
plan that is approved by the Township Board of Health, the County
Health Department, and where appropriate, the New Jersey Department
of Environmental Protection.
(16)
Special features. Outside storage areas, service and machinery
installation, service areas, truck loading areas, utility buildings
and structures, and similar accessory areas and structures shall be
subject to such setbacks, screen plantings or other screening methods
as necessary to prevent any adverse effect upon the environment or
nearby property.
(17)
Surface water drainage. The site plan shall provide for proper surface drainage so that surface water runoff will not adversely affect neighboring properties nor the public storm drainage system and will, as far as practicable, conserve the water resources of the area and avoid flooding, erosion and detrimental depositing of silt, gravel or stone. The drainage system must be designed to comply with § 230-114, Stormwater management, of this chapter.
(18)
Traffic effects. The development shall be designed to minimize
adverse traffic effects on the area's roadways, both existing and
as proposed in the Delaware Township Master Plan.
(19)
Utility services. Electric, telephone and other wire served
utility lines and service connections shall be underground as far
as feasible and subject to state regulations applicable to such public
utilities. Any utility installations to remain above ground shall
be located so as to be harmoniously related to neighboring properties
and to the site.
(20)
Water supply and quality. Adequacy of water supply must be established.
To the maximum extent practicable, water quality of the nearest existing
wells on adjoining properties should be sampled for generic indices
to determine baseline quality. Well testing shall be done in accordance
with a plan approved by the Board of Health, with the advice of a
qualified hydrogeologist. Well maintenance and annual water quality
testing shall be subject to contracted management by a designated
agency, if wells are to be shared.
E.
Action by the municipal agency.
(1)
The municipal agency shall approve, conditionally approve, or reject
the application for a preliminary major site plan of 10 acres or fewer
within 45 days of determination of completeness of the application.
(2)
The municipal agency shall approve, conditionally approve, or reject
the application for a preliminary major site plan of more than 10
acres within 95 days of determination of completeness of the application.
(3)
Whenever review or approval of the application by the County Planning
Board is required by law (N.J.S.A. 40:27-6.3), the municipal agency
shall condition any approval that it grants upon timely receipt of
a favorable report on the application by the County Planning Board
or approval by the County Planning Board by its failure to report
thereon within the required time period.
(4)
If the application is approved, the municipal agency shall pass a
resolution of memorialization indicating approval. At such time as
the resolution of memorialization and the approved plan are in complete
conformance with one another, the approved plan shall be signed by
the Chairman or Vice Chairman and the Secretary or Assistant Secretary
of the municipal agency.
(5)
If the application is granted conditional approval, the municipal
agency shall pass a resolution of memorialization stating the conditions
of approval. At such time as the resolution of memorialization and
the approved plan are in complete conformance with one another, the
approved plan shall be signed by the Chairman or Vice Chairman and
the Secretary or Assistant Secretary of the municipal agency.
(6)
If the application is rejected, the municipal agency shall pass a
resolution of memorialization stating the reasons for rejection.
(7)
Failure of the municipal agency to act within the period prescribed
shall constitute preliminary major site plan approval.
F.
Effect of preliminary approval of a major site plan. Approval of
a preliminary major site plan shall confer upon the applicant the
following rights for a three-year period from the date of approval,
unless extended as provided in this chapter:
(1)
That the general terms and conditions upon which preliminary major
site plan 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; on-site and
off-tract improvements; and any requirements peculiar to the specific
site plan. The Township may modify by ordinance such general terms
and conditions of approval as may be related to public health and
safety, provided such modifications are in accordance with amendments
to this Land Use Ordinance adopted subsequent to the grant of preliminary
major site plan approval.
(2)
The applicant may submit for final major site plan approval, on or
before the expiration date of the preliminary major site plan approval,
the whole or section(s) of the approved preliminary major site plan.
G.
Extension of preliminary approval.
(1)
The applicant may apply for, and the municipal agency may grant,
extensions of such preliminary major site plan 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 of this chapter have
been revised, such revised standards may govern.
(2)
In the case of a site plan for an area of 50 acres or more, the municipal
agency may grant the rights referred to 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 municipal agency may
thereafter grant, an extension of preliminary approval for such additional
period of time 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,
the potential number of dwelling units and nonresidential floor area
of the section or sections awaiting final approval, economic conditions
and the comprehensiveness of the development, provided that if the
design standards of this chapter have been revised, such revised standards
may govern.
An application for final approval of a major site plan that
has received preliminary approval must be made within three years
of the date of the preliminary approval.
A.
Submission of information. An applicant for final approval of a major site plan shall file with the Administrative Officer, at least 21 days prior to a regular meeting of the municipal agency, four copies of the completed application form for final site plan approval, the required application fee, and 12 copies of a final site plan (black- or blue-on-white prints) containing all of the information required in § 230-100 of this chapter plus 12 copies of the building drawings. The final site plan and other required documentation shall be in accordance with the approved preliminary site plan, incorporating all changes or modifications required by the municipal agency in connection with preliminary approval. The municipal agency or its designee shall determine if the application is complete and, if not, shall inform the applicant in writing of any deficiencies.
B.
Public hearing. If there are no changes between the approved preliminary
site plan and the final site plan, no public notice of the hearing
on the application for final site plan approval shall be required.
C.
Action by the municipal agency.
(1)
The municipal agency shall approve, conditionally approve, or reject
the application for final site plan approval within 45 days of determination
of completeness of the application.
(2)
Whenever review or approval of the application by the County Planning
Board is required by law (N.J.S.A. 40:27-6.3), the municipal agency
shall condition any approval that it grants upon timely receipt of
a favorable report on the application by the County Planning Board
or approval by the County Planning Board by its failure to report
thereon within the required time period.
(3)
If the application is approved, the municipal agency shall pass a
resolution of memorialization indicating its approval. At such time
as the resolution of memorialization and the approved final site plan
are in complete conformance with one another, the approved final site
plan shall be signed by the Chairman or Vice Chairman and the Secretary
or Assistant Secretary of the municipal agency.
(4)
If the application is rejected, the municipal agency shall pass a
resolution of memorialization stating the reasons for rejection.
(5)
Failure of the municipal agency to act within the period prescribed
shall constitute final site plan approval.
D.
Necessary factual findings for final approval. The municipal agency
shall not grant final approval for a major site plan (with or without
the imposition of conditions) unless the following findings of fact
are made:
(1)
That the detailed drawings and specifications meet all applicable
codes and ordinances;
(2)
The final plans are substantially the same as the approved preliminary
site plans;
(3)
All improvements, both on-site and off-site, have been installed,
or, with regard to required on-site improvements only, bonds have
been posted to ensure the installation of required on-site improvements;
and
(4)
Proof has been submitted that all taxes and assessments for local
improvements on the property have been paid.
E.
Effect of final approval of a major site plan. Final approval shall
terminate the time period of preliminary approval for the section
granted final approval and shall guarantee the applicant that the
zoning requirements applicable to the preliminary approval and all
other rights conferred upon the applicant as part of preliminary approval
shall not be changed for a period of two years after the date of final
approval.
F.
Time limit for final approval; extensions. Final approval shall expire
two years from the date of final approval unless the applicant has
secured a construction permit. The municipal agency may extend final
approval for one-year periods, and up to three such extensions may
be granted. Applicants shall be required, as a condition of any such
extension, to estimate improvement costs and to resubmit revised bonds
in accordance therewith.
The building drawings required for major site plans by this
chapter shall consist of the following:
A.
A minimum of two site sections indicating elevation changes to be
made to the land on account of the proposed building, to include tree
masses and all existing or proposed buildings. At least two of these
sections shall be at right angles, and any others shall be at such
locations needed to explain the proposed project in the clearest manner.
B.
Drawings of all floor plans and roof plans at a minimum of 1/4 inch
equals one foot.
C.
Drawings of all elevations of all proposed buildings indicating their
relationship to existing and proposed grades.
D.
Photographs, in black and white or color, of adequate size and clarity,
as determined by the municipal agency, to show existing physical features,
landscaping and any other conditions that will be changed by the proposed
project.
[Amended 10-29-2007 by Ord. No. 2007-30LU]
Each site plan and accompanying data must include the following
information (indicated by "M" for mandatory) in the column pertaining
to the particular type of application:
|
Item
|
Description
|
Early Review Class'n
|
Minor Site Plan
|
Major Site Plan — Prelim
|
Major Site Plan — Final
| ||
|---|---|---|---|---|---|---|---|
|
1.
|
Plan shall be clearly and legibly drawn or reproduced at a decimal
scale of not less than 1 inch equals 100 feet
|
M
|
M
|
M
| |||
|
2.
|
Plan shall be 1 of 4 standard sizes as designated in the Map
Filing Law, Chapter 141, Laws of 1960
|
M
|
M
|
M
| |||
|
3.
|
Plan shall be certified by a licensed New Jersey Land Surveyor
|
M
|
M
|
M
| |||
|
4.
|
Plan shall contain each of the applicable certifications required
by the Map Filing Law
|
M
|
M
| ||||
|
5.
|
Plan shall be prepared to scale based on deed description, Tax
Map or other accurate data for the purpose of discussion
|
M
| |||||
|
Plan and necessary addenda shall include the following:
| |||||||
|
6.
|
Title block with name(s) and address(es) of owner(s)
|
M
|
M
| ||||
|
7.
|
Title block giving name of subdivision, subdivider(s) and owner(s)
with mailing address(es)
|
M
|
M
| ||||
|
8.
|
Key map showing the location of the tract to be subdivided in
relation to surrounding area
|
M
|
M
|
M
| |||
|
9.
|
Current Tax Map sheet number, block and lot numbers of property
to be subdivided
|
M
|
M
|
M
| |||
|
10.
|
The correct number for each tax block and each lot within each
tax block as determined by the Municipal Tax Assessor in conformity
with the Municipal Tax Map
|
M
|
M
|
M
| |||
|
11.
|
Zone district in which tract is located; if within more than
one district, the most accurate measurements available within each
district
|
M
|
M
|
M
|
M
| ||
|
12.
|
Scale of map, both written and graphic
|
M
|
M
|
M
| |||
|
13.
|
North arrow, giving reference meridian
|
M
|
M
|
M
|
M
| ||
|
14.
|
Date of original plan; date of each revision
|
M
|
M
|
M
|
M
| ||
|
15.
|
Space for signatures of Chairman and Secretary of the municipal
agency and for municipal certification of the site plan
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M
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M
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M
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16.
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Names of all property owners within 200 feet of the property
to be subdivided, including any rights-of-way disclosed on the most
recent tax records
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M
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M
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M
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17.
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Acreage of tract to be subdivided to the nearest hundredth of
an acre
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M
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M
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18.
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Location of existing and proposed property lines with their
dimensions in feet to the nearest two decimal places. Note: lot lines
for tracts adjacent to public streets must extend to the center of
the street.
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M
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19.
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Tract boundary lines; rights-of-way lines of streets and easements;
parking areas; land reserved or dedicated for public use; and all
other site lines, including watercourses. Accurate dimensions including
bearings, distances and curve information shall be provided and shall
consist of the following minimum data: central angle, radii, arc;
accurate dimensions to the actual street intersections as projected;
chord bearings and distances. Bearings of all property lines should
be shown in degrees, minutes and seconds.
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M
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20.
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A metes-and-bounds description of the premises based upon current
land survey information showing the distance from at least one contiguous
tract boundary line(s)
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M
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M
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M
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21.
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Building setback lines (front, side, rear); lot circle with
a diameter equal to the minimum lot width as required by this chapter
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M
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M
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Natural features on site and within 200 feet:
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22.
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Information from the Township's Natural Resources Inventory:
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a.
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Soil types as shown on the U.S.D.A. Natural Resources Conservation
Service Maps
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b.
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Depth to bedrock
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c.
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Permeability
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M
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d.
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Limitations for foundations
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M
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M
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e.
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Limitations for septic tank absorption fields (where proposed)
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M
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f.
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Limitations for local roads and streets
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M
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23.
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Contours to determine the natural drainage of the land. Contour
intervals shall be: up to 10% grade, every two feet; over 10% grade,
every five feet.
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M
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M
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24.
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Identification (with specific notation) of slopes greater than
15%
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M
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M
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M
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25.
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Cliffs (steep overhanging rock faces)
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M
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26.
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Wetlands (based on most recent definitions and mapping by U.S.
Army Corps of Engineers)
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M
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M
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M
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27.
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Floodplains, 100- and 500-year floodplains (shown separately),
as delineated on the Flood Insurance Study and the Floodway Maps,
unless more accurate information is available
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M
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M
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M
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M
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28.
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Streams and adjacent floodplains, wetlands and steep slopes
within 300 feet of the proposed disturbance associated with the development
approval sought. In addition, all other water bodies and watercourses
located on the site, whether natural or artificial (including rivers,
creeks, ditches, channels, millraces, canals, conduits, culverts,
drains, gulleys, ravines and washes in which water flows in a definite
direction or course, whether continuously or intermittently, and which
has a defined channel or bed), and their banks, and any area adjacent
thereto that is subject to inundation by reason of overflow or backflow
of floodwaters, shall be shown.
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M
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M
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M
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M
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29.
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Locations of headwaters, if available
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M
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30.
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Locations of aquifer recharge areas, if available
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M
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M
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31.
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Information on safe sustainable groundwater yields for each
geological formation if known
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M
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M
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32.
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Other physical features such as existing woodlands and shrub
areas, including predominant species and size, existing isolated trees
six inches in diameter or more, hedgerows, fields (cultivated or uncultivated)
on the tract or within 200 feet
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M
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M
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M
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M
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33.
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Areas in agricultural production within the last two years
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M
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M
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M
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34.
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Landscaping provisions required by § 230-106 of this chapter
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M
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M
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M
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35.
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Areas in which construction is precluded because of existing
stream corridors or steep slopes
|
M
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M
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M
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36.
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Locations and descriptions of all monuments whether set or to
be set, such monuments to be placed in accordance with the Map Filing
Law
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M
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M
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M
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37.
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Locations of existing structures and their setbacks from existing
or proposed property lines or other structures
|
M
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M
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M
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M
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38.
|
Locations of proposed structures and their setbacks from existing
or proposed property lines or other structures
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M
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M
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M
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39.
|
Locations of existing driveways within 200 feet of the tract
|
M
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M
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M
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40.
|
Locations of existing railroads, bridges, culverts, drainpipes,
water and sewer mains and other man-made installations affecting the
tract
|
M
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M
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M
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M
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41.
|
Items or features to remain or be removed, both above and below
grade
|
M
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M
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M
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42.
|
Locations and capacities of all petroleum, fuel or other storage
tanks, both above and below grade. Indicate types of substances stored
in tanks.
|
M
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M
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M
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43.
|
Locations and types of easements or rights-of-way, including
power lines
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M
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M
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M
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M
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44.
|
Plans and profiles of proposed utility layouts such as sewers,
storm drains, water, gas and electric utilities, showing feasible
connections to existing or proposed utility systems
|
M
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M
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M
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45.
|
Design calculations showing the proposed drainage facilities to be in accordance with the drainage runoff requirements set forth in § 230-114, Stormwater management
|
M
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46.
|
Locations of existing wells and septic systems
|
M
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M
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M
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M
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47.
|
Locations of proposed and constructed wells as required by this
chapter
|
M
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M
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48.
|
Where a conventional septic disposal system is to be used, locations
of test holes, which shall not be closer than 20 feet nor further
than 40 feet from one another, nor shall they or the disposal field
be located within applicable setback areas
|
M
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M
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49.
|
Locations of soil logs. Results of soil logs and perc tests
may be presented on a separate sheet from the site plan.
|
M
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M
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M
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50.
|
Locations of proposed septic disposal fields and types of systems
to be installed
|
M
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Streets:
| |||||||
|
51.
|
Locations, widths and names of all existing and proposed streets
or private accessways on the property and within 200 feet of the tract
|
M
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M
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M
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M
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52.
|
Names of proposed streets as approved by the Township Committee
|
M
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M
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M
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53.
|
Required road dedications
|
M
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M
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M
| |||
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54.
|
Sketch of prospective future street system or private accessways
of the entire tract where proposed development covers only a portion
thereof
|
M
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M
| ||||
|
55.
|
M
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M
| |||||
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Easements:
| |||||||
|
56.
|
Sight easements where required
|
M
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M
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M
| |||
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57.
|
Drainage easements where required
|
M
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M
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M
| |||
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58.
|
The purpose of any easement or land reserved or dedicated to
public or common use shall be designated along with the proposed uses
of such lands
|
M
|
M
|
M
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M
| ||
|
59.
|
Scenic, historical, archeological and landmark sites on the
tract, identified and preserved as far as possible
|
M
|
M
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M
| |||
|
60.
|
Photographs, in black and white or color, of adequate size and
clarity as determined by municipal agency, to show existing physical
features, landscaping and any other conditions to be changed by the
proposed project
|
M
|
M
| ||||
|
61.
|
"As-built" plans, including floor and roof plans, certified
by a N.J. licensed engineer or architect, for all improvements constructed
as part of the subject development
|
M
|
M
| ||||
|
62.
|
Drawings of all elevations of proposed buildings on slopes of
15% or greater, indicating the relationship of the buildings to existing
and proposed grades
|
M
|
M
| ||||
|
63.
|
Drawings of all elevations of all proposed buildings, indicating
their relationship to existing and proposed grades
|
M
|
M
| ||||
|
Miscellaneous:
| |||||||
|
64.
|
A minimum of two site sections indicating elevation changes
to be made to the land on account of the proposed buildings, to include
tree masses and all existing or proposed buildings. At least two of
these sections shall be at right angles, and any others shall be at
such locations as needed to explain the proposed project in the clearest
manner.
|
M
| |||||
|
65.
|
All proposed parking spaces, driveways and access points to
public streets or private accessways
|
M
|
M
|
M
|
M
| ||
|
66.
|
Locations, layouts and dimensions of parking and loading areas,
indicating areas to be paved and type of pavement
|
M
|
M
|
M
|
M
| ||
|
67.
|
Locations, heights, widths and material specifications of all
signs, temporary or permanent
|
M
|
M
| ||||
|
68.
|
Locations and specifications for all lighting fixtures
|
M
|
M
| ||||
