A.
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.
46:23-9.9 et seq. (Map Filing Law), as amended. All plats shall be
based upon a recent survey of the entire property involved and shall
be prepared 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. All drawings of improvements
and/or technical information shall be prepared, signed and sealed
by a licensed professional engineer or architect of the State of New
Jersey, as the case may be.
B.
Checklists for each of the following types of development shall be
completed by the applicant and submitted with the application for
development. These checklists are available from the appropriate Board
Secretary.
C.
Any application for approval of a minor subdivision or minor site
plan shall include at least the following information:
(1)
The applicant's name and address and his/her interest in the subject
property;
(2)
The owner's name and address, if different from the applicant's,
and the owners signed consent to the filing of the application;
(3)
The legal description, including block and lot designation and street
address, if any, of the subject property;
(4)
A description of all existing uses of the subject property;
(5)
A brief written statement generally describing the proposed development;
(6)
A USGS Quadrangle map, or copy thereof, and a copy of the Municipal
Tax Map sheet on which the boundaries of the subject property and
zoning designation are shown;
(7)
A plat or plan showing the location of all boundaries of the subject
property, the location of all proposed development, and existing or
proposed facilities to provide water for the use and consumption of
occupants of all buildings and sanitary facilities which will serve
the proposed development. The following information shall be included
with respect to existing or proposed sanitary facilities:
(a)
On-site treatment facilities: location, size, type and capacity
of any proposed on site wastewater treatment facilities; and
(b)
Soil borings and percolation tests. If on-site sewage disposal is proposed, results of soil borings and percolation tests in accordance with N.J.S.A. 58:11-23 et seq., and the regulations adopted pursuant thereto, shall be submitted at suitable location with a tract map showing location, logs, elevations of all test holes, indicating where ground water was encountered, estimating the seasonal high water table and demonstrating that such facility is adequate to meet the water quality standards contained in § 144-110, Water quality.
(8)
A location map, including the area extending at least 300 feet beyond
each boundary of the subject property, showing ownership boundary
lines, the boundary of the proposed development, owners of holdings
adjoining and adjacent to the subject property, existing facilities,
buildings and structures on the site, all proposed development, wetlands,
streams (including intermittent streams), rivers, lakes and other
water bodies and existing roads;
(9)
A soils map including a county soils survey which conforms to the
guidelines of the United States Department of Agriculture Soil Conservation
Service, showing the location of all proposed development;
(10)
A map showing existing vegetation, identifying predominant vegetation
types in the area, and showing proposed landscaping of the subject
property, including the location of the tree line before and after
development and all areas to be disturbed as a result of the proposed
development;
(11)
A certificate of filing from the Pinelands Commission issued
pursuant to N.J.A.C. 7:50-4.34 or, until January 14, 1991, evidence
of a prior approval from the Pinelands Development Review Board or
the Pinelands Commission pursuant to the interim rules and regulations;
and
D.
Application requirements for other development.
(1)
All applications for major subdivisions, major site plans and conditional
uses, other than forestry and resource extraction operations, shall
be accompanied by the information required in N.J.A.C. 4.2(b)5, as
well as the following:
(a)
A certificate of filing from the Pinelands Commission issued
pursuant to N.J.A.C. 7:50-4.34 or, until January 14, 1991, evidence
of prior approval from the Pinelands Commission pursuant to the interim
rules and regulations; and
E.
A complete application for preliminary approval of a major subdivision, a major site plan or a conditional use shall consist of the following in addition to the requirements of §§ 144-74 and 144-74:
(1)
A properly completed site plan, subdivision and/or conditional use
application form.
(3)
A site plan, subdivision plan, or conditional use plan on which the
following is set out:
(a)
The plan shall be designed in accordance with the provisions
hereof in strict accord with modern and accepted planning, engineering
and/or architectural techniques and procedures by qualified and licensed
professionals. The plan shall be clearly and legibly drawn or reproduced,
at a scale of not less than one inch equals 50 feet, by a licensed
New Jersey professional engineer or land surveyor in the case of subdivisions
and other licensed professionals in the case of site and conditional
use plans.
(b)
For initial consideration by the Board prior to the granting
of preliminary approval, the plan shall show or be accompanied by
sufficient information to establish the design, arrangement and dimensions
of streets, adequacy of the utilities, lots and other planned features
as to form, size and location. This information shall form the basis
for the general terms and conditions upon which tentative approval
may be granted and shall include:
[1]
A key map showing the entire plan areas and its relation to
surrounding areas. Such key map shall show adequate roads, streams,
or other reference points to Townships environmental base map.
[2]
The tract name, Tax Map sheet, block and lot number, date reference
meridian, graphic scale and following names, addresses and facts:
[a]
Certifications.
[b]
Certification that the applicant is the owner of
the land of his/her authorized agent, giving names and address of
both.
[c]
Certification as to whether the applicant or a
company in which the applicant has a proprietary interest owns or
has contracted to purchase abutting land.
[d]
Name and address of owner, if subdivider or submitter
is contract purchaser.
[e]
Name and address of the subdivider, site plan or
conditional use submitter.
[f]
Name and address of the person who prepared the
plans.
[g]
Certificate from the Tax Collector that taxes are
paid to date.
[h]
The appropriate zone districts and the limits thereof
applicable to all land shown on the plan shall be clearly indicated.
[i]
All proposed uses for the site.
[3]
Acreage of tract by its smallest components to nearest tenth
of an acre.
[4]
Existing and proposed contours at one-foot intervals in order
to determine the general slope and natural drainage of the land and
sufficient elevations in order to determine the high and low points
of all proposed improvements and new streets. Proposed contours shall
be shown in continuous lines with arrows indicating the direction
of runoff. The proposed elevations at the corners of the existing
and proposed lots shall be shown.
[5]
The location of existing and proposed property lines, streets,
buildings underground utility easements, watercourses, railroads,
bridges, culverts and drain pipes and any natural features such as
wooded areas and rock formation. Underground utility easements are
required to follow existing and proposed property lines and to be
described in the deeds to the affected lots in the plan.
[6]
Plans, profiles, cross sections and details as appropriate of
all grading, paving, curbs, sidewalks, storm and sanitary sewers and
appurtenances, water mains, gas mains, bridges, major tree growths,
soil borings locating groundwater and showing connections to existing
or proposed utilities. When an individual water supply and/or sewage
disposal system is proposed, the plan of such system must be approved
by the Atlantic County Department of Public Health. When a public
sewage disposal system is not available, the applicant shall submit
an application with required engineering data to the Atlantic County
Department of Public Health and the State Department of Environmental
Protection, if applicable. The engineering data must be compiled by
a licensed professional engineer of the State of New Jersey. All engineering
data must be approved by the Atlantic County Department of Public
Health and State Department of Environmental Protection, if applicable.
Any application which does not meet with the established requirements
of this chapter or other applicable regulations shall not be approved.
Any remedy proposed to overcome such situation shall first be approved
by the Planning Board of the Township of Mullica.
[7]
Map must include certification of signatures of Planning Board
Chairman, Secretary, Tax Collector and Planning Board Engineer.
[8]
If maps are revised, revision dates must be indicated on map.
[9]
A copy of any protective covenants or deed restrictions applying
to the land being dealt with shall be submitted with the preliminary
plan.
[10]
In addition to the preliminary plan required herein,
the application shall provide a key map of the area surrounding the
site, which map shall indicate the flow of drainage from the site
and shall estimate the maximum volume of water that would be anticipated
at the time of heavy rain, and shall show watercourses, pipes or culverts
under roadways and other existing facilities that may be required
to handle said water until said water arrives at a natural brook,
stream, river or other water body that will provide that the water
is carried off.
[11]
Any extension of off-tract improvements necessitated
by the proposed development.
[12]
A soil erosion and sedimentation control plan,
prepared pursuant to the requirements of N.J.S.A. 4:24-39 et seq.
[13]
When the preliminary plan which has been granted
preliminary approval forms the basis upon which application for final
approval will be made, such plan map and its accompanying engineering
plans must be prepared by a licensed professional engineer in compliance
with all the provisions of applicable laws before the required improvements
of this chapter are installed, or the performance bond and/or cash
or certified check for same are furnished, which requirements must
be met before application for, and the granting of, final approval
of the plan.
[14]
In the case of a major site plan or conditional
use submissions, the following additional material shall be submitted:
[a]
Architectural elevations of all buildings showing
color, texture and type of materials to be used.
[b]
Parking loading and unloading areas shall be indicated
with dimensions, traffic circulation patterns, access aisles and curb
radii.
[c]
Landscaping and buffering plan showing what will
remain and what will be planted indicating names of plants, trees
and dimensions, approximate time of planting and maintenance plans.
[d]
Lighting details indicating type of standards,
location, radius of light, and intensity in footcandles.
[e]
Location, dimension and details of signs.
[15]
No plan or part thereof that fails to meet the
requirements of this chapter or other applicable regulations shall
be approved.
F.
The Secretary of the Planning Board shall distribute the site plan,
subdivision and/or conditional use application for review and report,
and where required approval, as follows:
A conceptual review of any type of proposed development may
be submitted to the Planning Board. This informal submission is optional.
The purpose of such a submission is for informal discussion to review
overall development concepts in order to assist in the preparation
of subsequent formal submissions. A submission shall include the following
information:
A.
A conceptual plan must show the lot lines, proposed building(s),
proposed use(s), parking, loading, 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 detention facilities and water and sewer service.
B.
The conceptual plan of a major subdivision for the purposes of classification
and discussion must contain as a minimum the following information:
(1)
It shall be titled as such and shall be based on Tax Map information
or some other similarly accurate base, at a graphic scale of not less
than one inch equals 100 feet.
(2)
It shall further include the following information:
(a)
Lot line dimensions measured to the nearest whole foot and contours
shall be based on United States Geological Survey or similarly available
datum.
(b)
The location of that portion which is to be subdivided in relation
to the entire tract.
(c)
A tentative lot and street layout, with dimensions, and all
streets, roads, streams, watercourses and drainage rights-of-way.
The submitted minor subdivision plat shall be based on a current
(less than six months old) outbound survey and shall be neatly and
accurately drawn at a scale of not less than one inch equals 100 feet
and shall be submitted on one of the four following sheet sizes: 8 1/2
inches by 14 inches; 15 inches by 21 inches; 24 inches by 36 inches;
30 inches by 42 inches. The entire tract shall be shown on one sheet.
The following information shall also be included:
A.
The location of that portion which is to be subdivided in relation
to the entire tract.
B.
All existing structures and wooded lands within the area to be subdivided
and within 200 feet thereof, and the shortest distance from any existing
structure to any proposed and existing lot line.
C.
The name of the owner and all adjoining property owners as disclosed
by the most recent municipal tax records.
D.
The Tax Map, block and lot numbers and the subdivision application
number.
E.
All existing and proposed streets within 200 feet of the area to
be subdivided for minor subdivisions with rights-of-way and names
indicated.
F.
All subdivisions including more than 5.0 acres or which contain natural
drainage ways or soils of poor drainage characteristics must show
contours as shown on United States Geological Survey topographic survey
sheets.
G.
All proposed lot lines and existing lot lines proposed to be eliminated.
H.
The location and approximate size of all bridges and culverts and
the location, direction of flow and approximate drainage area of all
streams, brooks, ponds, wet-weather swales and ditches in the area
to be subdivided and within 200 feet of the area to be subdivided
for minor subdivisions.
I.
A general description of the proposed drainage facilities.
J.
The location and width of all existing and proposed utility easements
in the area to be subdivided.
K.
The zoning district within which the proposed subdivision is located.
If more than one zoning district is involved, the plat shall indicate
the district line(s).
L.
North arrow with reference.
M.
Scale of plat and date of latest revision.
N.
Acreage of the entire tract and the area being subdivided to the
nearest tenth of an acre; square footage shall be shown when areas
to be subdivided are less than 3.2 acres.
O.
The number of new lots created.
P.
The names, addresses, phone numbers and signatures of the owner,
subdivider and person preparing the plat.
Q.
The signature, seal and license number and address of the person
preparing the plat.
R.
A key map showing the entire subdivision and its relation to surrounding
areas at a scale of not more than 2,000 feet to the inch.
S.
A plat or plan showing the location of all boundaries of the subject
property, the location of all proposed development and existing or
proposed facilities to provide water for the use and consumption of
occupants of all buildings and sanitary facilities which will serve
the proposed development. The following information shall be included
with respect to existing or proposed sanitary facilities:
(1)
On-site treatment facilities. The location, size, type and capacity
of any proposed on-site wastewater treatment facilities.
(2)
Soil borings and percolation tests. If on-site sewage disposal is
proposed, results of soil borings and percolation tests in accordance
with N.J.S.A. 58:11-23 et seq., and the regulations adopted pursuant
thereto, shall be submitted at suitable location with a tract map
showing location, logs, elevations of all test holes, indicating where
groundwater was encountered, estimating the seasonal high-water table
and demonstrating that such facility is adequate to meet the water
quality standards contained in this chapter.
T.
A soils map, including a county soils survey, which conforms to the
guidelines of the United States Department of Agriculture Soil Conservation
Service, showing the location of all proposed development.
U.
A map showing existing vegetation, identifying predominant vegetation
types in the area, and showing proposed landscaping of the subject
property, including the location of the tree line before and after
development and all areas to be disturbed as a result of the proposed
development.
The preliminary plans shall be clearly and legibly drawn or
reproduced at a scale of not less than one inch equals 100 feet unless
otherwise specified. All plans shall be designed in compliance with
the provisions of this chapter and shall show or be accompanied by
the following information on existing and proposed features:
A.
A location map drawn at a scale of either one inch equals 1,000 feet
or one inch equals 2,000 feet and showing the location of the entire
site and its relation to the surrounding areas. Such map shall show
all existing land uses within 500 feet of the site.
B.
Site characteristics maps showing all woodlands, significant individual
trees (over 16 inches diameter at breast height), existing streams,
ponds and any other watercourses, wetlands and floodplains, as defined
by this chapter, and historically, culturally and/or archaeologically
significant structure or resource, the topography of the site at two-foot
contours and data relating to the soil types present on the site,
including the location and results of all soil borings.
C.
A preliminary subdivision plan of the project site at the scale required
above showing:
(1)
The tract name, Tax Map sheet, block and lot number in a title block;
meridians; North arrow; written and graphic scales; the names, addresses,
phone numbers and signatures of the owner and subdivider; the names
of all property owners within 200 feet of the extreme limits of the
development, as disclosed by the most recent municipal tax records;
the name and address of the preparer of the map and his/her professional
seal and signature; the development application number; and the date
of original preparation and of each subsequent revision thereof.
(2)
The acreage of the original tract being subdivided measured to the
nearest one thousandth of an acre and the number of the new lots created.
(3)
The zoning district within which the proposed subdivision is located.
If more than one zoning district is involved, the plan shall indicate
the district line(s).
(4)
The locations and dimensions of existing and proposed railroad rights-of-way,
bridges and natural features, such as wooded areas, and any extensive
rock formations, both within the tract and within 200 feet of its
boundaries.
(5)
All proposed lots, including existing lot lines to remain and those
to be eliminated and all setback lines required by the Zoning Ordinance
with the dimensions thereof, and the areas of all lots shown measured
to the nearest square foot. Any lot(s) to be reserved or dedicated
to public use shall be identified in the proposed use of lots for
other than residential developments and shall be shown.
(6)
Locations of all existing structures showing existing and proposed
front, rear and side yard setback distances and an indication of whether
the existing structures and uses will be retained or removed.
(7)
The names, locations and dimensions (cartway and right-of-way widths)
of all streets, both existing and proposed, within a distance of 500
feet from the boundaries of the subdivision, showing any connections
from the proposed streets to existing streets and to those proposed
arterial and collector streets as shown on the Master Plan or Official
Map, as adopted.
D.
A preliminary stormwater management plan at the same scale as the
subdivision plan showing:
(1)
All existing and proposed watercourses, including lakes and ponds,
including water level elevations.
(2)
Cross sections of watercourses and/or drainage swales at an approximate
scale showing the extent of floodplain, top of bank, normal water
levels and bottom elevations at the following locations:
(a)
At any point where a watercourse crosses a boundary of the development.
(b)
At fifty-foot intervals for a distance of 500 feet upstream
and downstream of any proposed and/or existing culvert or bridge within
the subdivision and within 1,000 feet downstream of the development.
(c)
At fifty-foot intervals up to 500 feet upstream and downstream
of any point of juncture of two or more watercourses within 1,000
feet of the development.
(d)
At a maximum of five-hundred-foot intervals, but not less than
two locations along each watercourse which runs through or within
500 feet of the development.
(e)
When ditches, streams or watercourses are to be altered, improved
or relocated, the method of stabilizing slopes and measures to control
erosion and siltation, as well as typical ditch section profiles,
shall be shown on the plat or accompany it. Where the Universal Soil
Equation indicates a tract soil loss during construction in excess
of 10 tons per acre per year, an erosion-sedimentation control plan
in conformity with the recommendations of the Soil Conservation Service
shall be furnished to and approved by the Board Engineer.
(f)
The boundaries of the floodplains of all watercourses within
or adjacent to the development.
(3)
The total acreage in the drainage basin of any watercourse running
through or adjacent to a development in the area upstream of the development.
(4)
The total acreage in the drainage basin to the nearest downstream
drainage structure and the acreage in the development which drains
to the structure.
(5)
The location and extent of drainage and conservation easements and
stream encroachment lines.
(6)
All existing or proposed storm sewer lines within or adjacent to
the development showing size and profile of the lines, direction of
flow and the location of each catch basin, inlet, manhole, culvert
and headwall.
(7)
The location and extent of any proposed dry wells, groundwater detention
basins, retention basins or other water or soil conservation devices.
(8)
Data showing that the developed tract will not discharge stormwater
to contiguous neighbors in quantity and rate (cubic feet per second)
that exceeds the tract discharge in its natural undeveloped state.
The quantity of natural and undeveloped discharge shall be determined
utilizing natural and developed parameters and an intensity of six
inches of rainfall and/or a fifty-year, twenty-four-hour storm. The
excess stormwater shall be suitably detained and discharged at a controlled
rate not to exceed the above-mentioned natural site discharge. The
detention devices' performance shall also be investigated for storms
of lesser frequency. If no watercourse is available for discharge,
a retention basin with groundwater recharge may be permitted after
the applicant has demonstrated the feasibility of successful operations.
(9)
A plan showing all on-site watershed divides and the appropriate
drainage areas to the various collection system inlets, superimposed
on a site plan of the development.
E.
A preliminary utilities plan at the same scale of the subdivision
plan showing:
(1)
The location of existing utility structures, such as water and sewer
mains, gas transmission lines and high-tension power lines on the
subdivision and within 200 feet of its boundaries.
(2)
Plans of proposed improvements and utility layouts, storm drains,
gas, telephone, television and electricity, showing feasible connections
to any proposed utility systems. If private utilities are proposed,
they shall comply fully with all Township, county and state regulations.
If an existing utility company will provide service, a letter from
that company stating that service will be available before occupancy
will be sufficient. When individual on-lot water or sewage disposal
is proposed, the plan for such system shall be approved by the appropriate
Township and state agencies, and the results of percolation tests
shall be submitted with the preliminary plat under conditions designated
by the County Board of Health.
F.
Plans, typical cross sections, center-line profiles, tentative grades
and details of all proposed streets and of the existing streets abutting
the development based on the vertical datum specified by the Board
Engineer, including curbing, sidewalks, storm drains and drainage
structures. Sight triangles, the radii of curbline and street sign
locations shall be clearly indicated at intersections.
G.
A copy of any protective covenants or deed restrictions applying
to the land being subdivided shall be submitted with the preliminary
plat and application.
The final plat for major subdivisions shall be drawn in accordance
with the requirements for preliminary plats specified in this chapter.
The final plat shall show or be accompanied by the same information
required for preliminary plat approval in addition to the following:
A.
Tract boundary lines; exterior lines or 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,
bearings or deflection angles; and radii, arcs and central angles
of all curves based on an actual survey by a land surveyor licensed
to practice in the State of New Jersey. All dimensions of the exterior
boundaries of the subdivision shall be balanced and closed to a precision
of 1:10,000 and the dimensions of all lot lines to within one to 1:20,000.
All dimensions, angles and bearings must be tied to at least two permanent
monuments not less than 300 feet apart, and all information shall
be indicated on the plat.
B.
At least one comer of the subdivision shall be tied to United States
Geological Survey bench marks with data on the plat as to how the
bearings were determined.
C.
Block and lot numbers in accordance with established standards and
in conformity with the Township Tax Map. Services of the Municipal
Tax Assessor will be available to the applicant to assist him in the
assignment of lot and block numbers; the Tax Assessor's fee, if any,
for such service shall be paid by the applicant.
D.
Cross sections, profiles and established grades of all streets as
approved by the Municipal Engineer.
E.
Plans and profiles of all storm and sanitary sewers and water mains
as approved by the Planning Board Engineer.
F.
An Engineer's Estimate of Construction Cost of all required improvements
in accordance with N.J.S.A. 40:55D-53.
A.
Plats submitted for minor site plan approval shall be as follows:
(1)
Each site plan submitted for approval shall be at a scale of one
inch equals 50 feet for a tract up to 40 acres in size; one inch equals
100 feet for a tract between 40 and 150 acres; and one inch equals
200 feet for a tract 150 acres or more.
(2)
All plans shall be certified by a licensed architect or engineer,
including accurate lot lines certified by a land surveyor, submitted
on one of the following standard sheet sizes: 8 1/2 inches by 13 inches;
15 inches by 21 inches; 24 inches by 36 inches; or 30 inches by 42
inches, and including the following data (if one sheet is not sufficient
to contain the entire territory, the map may be divided into sections
to be shown on separate sheets of equal sizes, with reference on each
sheet to the adjoining sheets): boundaries of the tract; North arrow;
date; scale; zone districts in which the lot(s) are located; existing
and proposed streets and street names; existing and proposed contour
lines based on United States Geological Survey data and topographical
surveys not older than two years at five-foot intervals inside the
tract and within 200 feet of any paved portion of the tract; title
of plans, existing and proposed streams and easements; total building
coverage in area and percent of lot; total number of parking spaces;
all dimensions needed to conform to this chapter, such as but not
limited to buildings, lot lines, parking spaces, setbacks and yards;
a small key map giving the general location of the parcel to the remainder
of the municipality; and the site relation to all remaining lands
in the applicant's ownership.
B.
The plat submitted for approval shall satisfy the following minimum
requirements for review and approval:
(1)
Size, height, location and arrangement of all existing and proposed
buildings, structures and signs in accordance with the requirements
of this chapter, including a licensed architect's and/or engineer's
drawing of each building or a typical building and sign showing front,
side and rear views and the proposed use of all structures.
(2)
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 and
signs and driveways within the tract and within 100 feet of the tract.
Sidewalks shall be provided from each building entrance/exit along
expected paths of pedestrian travel, such as but not limited to access
to parking lots, driveways or other buildings where pedestrian traffic
can be expected to be concentrated. Plans shall be accompanied by
cross sections of new streets, aisles, lanes and driveways, which
shall adhere to the applicable requirements and design standards of
this chapter.
(3)
Existing and proposed wooded areas, buffer areas and landscaping shall be shown on the plan. The landscaping plan, including seeded and/or sodded areas, grading, retaining walls, fencing, signs, recreation areas, shrubbery, trees and buffer areas shall be in accordance with applicable requirements of this chapter. These plans shall show the location, species and caliper of plant material for all planted or landscaped areas. Landscaping plans shall incorporate the elements set forth in § 144-94.
(4)
Utilities.
(a)
The proposed location of all drainage (including calculations),
sewage and water facilities with proposed grades, sizes, capacities
and 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;
percolation tests and test borings from sufficient locations on the
site to allow a determination of adequacy shall be included where
septic tanks and leaching fields are permitted and are proposed. Such
plans shall be reviewed by the Board of Health and Board Engineer
and/or other appropriate authority, as applicable, with recommendations
to the Planning Board.
(b)
Proposed lighting facilities shall be included, showing the
direction and reflection of the lighting. All public services shall
be connected to an approved public utilities system where one exists.
(c)
The applicant shall arrange with the servicing utility for the
underground installation for the utility's distribution, supply lines
and service connections, in accordance with the provisions of the
applicable standard terms and conditions incorporated as part of its
tariff as the same are then on file with the State of New Jersey Board
of Public Utility Commissioners, and the applicant shall provide the
municipality with four copies of a final plan showing the installed
location of the utilities.
(d)
The applicant shall submit to the Board, prior to the granting
of final approval, a written instrument from each serving utility,
which shall evidence full compliance or intended full compliance with
the provisions of this subsection; provided, however, that lots which
abut existing streets where overhead electric or telephone distribution
supply lines and service connections have heretofore been installed
may be supplied with electric and telephone service from these overhead
lines, but any new service connections from the utility's overhead
lines shall be installed underground. In cases where total electrical
and telephone load and service cannot be determined in advance, such
as industrial parks, shopping centers, etc., perimeter utility poles
may be used, but service to buildings from poles shall be underground.
(5)
A written description of the proposed operations of the building(s),
including the number of employees or members of nonresidential buildings;
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 and air and water pollution; safety hazards;
and anticipated expansion plans incorporated in the building design.
C.
The applicant may request waivers from any of the required details
based upon unique or particular conditions pertaining to the property
or intended use. Such evidence shall be presented which shall indicate
to the Board that the requested waivers will not affect the Board's
ability to make informed decisions concerning the impact of the intended
use upon the adjacent property owners, neighborhood, utility systems,
traffic and other elements of concern to the Board.
An applicant shall submit a preliminary site plan in tentative
form for discussion purposes in conformity with the following minimum
requirements:
A.
The preliminary site plan shall be drawn to a scale no less than
one inch equals 100 feet, but consideration shall be given to a smaller
scale if it permits the total project to be clearly depicted on a
standard sheet of the sizes permitted in the Map Filing Law.[1]
[1]
Editor's Note: See N.J.S.A. 46:23-9.9 et seq.
B.
All plans shall be certified by a licensed architect or engineer,
including accurate lot lines certified by a licensed land surveyor
in the State of New Jersey.
C.
The plan shall include, but not be limited to, the following:
(1)
A deed plotting of the tract may be submitted in lieu of an actual
field survey of the lot lines, but the applicant accepts the responsibility
that at final submission, if the accuracy of said deed plotting sufficiently
alters the intent of the proposal, the Board shall reserve the right
to reject the final submittal without prejudice and require a resubmittal
for preliminary approval.
(2)
Topographic contours from the United States Geological Survey quadrangle
sheets may be submitted in lieu of an actual field or aerial topographical
survey, or the applicant may opt to furnish same. Contours shall extend
200 feet beyond the boundary of the proposal. All existing streams
that will receive, either directly or indirectly, the tract stormwater
runoff shall be indicated. A key plan of a smaller scale may be shown
if it is not practicable to indicate it on the site plan.
(3)
All dimensions needed to confirm conformity to appropriate zoning
ordinances, and other zoning criteria, i.e., density, land coverage,
etc., shall be indicated.
(4)
All contiguous owners, existing dedicated streets (ownership and
route numbers if applicable), existing wooded areas in outline only
and geophysical conditions of any open or recreation space to be dedicated
for public or quasi-public use.
(5)
An architectural plan and views of each type of building shall be
furnished; and certified by an architect licensed in the State of
New Jersey.
(6)
Proposed circulation plans, including access streets, easements,
and fire lanes and a typical section of all major cartways proposed
shall be required.
(7)
The proposed location of all storm drainage and wastewater collection
and potable water supply shall be indicated in a schematic phase including
the use of stormwater detention facilities, if proposed. The location
and size of all existing utilities to be utilized for the proposal
shall be clearly indicated on the preliminary site plan.
(8)
Size, height, location and arrangement of all existing and proposed
buildings, structures and signs in accordance with the requirements
of this chapter.
D.
The plan shall be signed by the applicant and owner and include respective
names and addresses.
Plats submitted for final major site plan approval shall be
as follows:
A.
Each plan shall be at a scale of one inch equals 50 feet for a tract
up to 40 acres in size; one inch equals 100 feet for a tract between
40 and 150 acres; and one inch equals 200 feet for a tract 150 acres
or more. All plans shall be certified by a licensed architect or engineer,
including accurate lot lines, certified by a licensed land surveyor,
submitted on one of the following standard sheet sizes: 8 1/2 inches
by 13 inches; 15 inches by 21 inches; 24 inches by 36 inches; or 30
inches by 42 inches.
B.
The plat shall include the following data (if one sheet is not sufficient
to contain the entire territory, the map may be divided into sections
to be shown on separate sheets of equal sizes, with reference on each
sheet to the adjoining sheets): 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 based on United States Geological Survey data and topographical
surveys not older than two years, at two-foot intervals inside the
tract and within 200 feet of any paved portion of the tract; title
of plans; existing and proposed streams and easements; total building
coverage in area and percent of lot; total number of parking spaces;
all dimensions needed to confirm conformity to this chapter, such
as but not limited to buildings, lot lines, parking spaces, setbacks
and yards; a small key map giving the general location of the parcel
to the remainder of the municipality; and the site relation to all
remaining lands in the applicant's ownership.
C.
The plan shall also have the following minimum criteria for review
and approval:
(1)
Size, height, location and arrangement of all existing and proposed
buildings, structures and signs in accordance with the requirements
of this chapter, including a licensed architect's and/or engineer's
drawing of each building or a typical building and sign showing front,
side and rear elevations and the proposed use of all structures.
(2)
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 and
signs and driveways within the tract and within 100 feet of the tract.
Sidewalks shall be provided from each building entrance/exit along
expected paths of pedestrian travel, such as but not limited to access
to parking lots, driveways or other buildings where pedestrian traffic
can be expected to be concentrated. Plans shall be accompanied by
cross sections of new streets, aisles, lanes and driveways, which
shall adhere to applicable requirements of this chapter and applicable
design standards in the Subdivision Ordinance.
(3)
Existing and proposed wooded areas, buffer areas and landscaping shall be shown. The landscaping plan, including seeded and/or sodded areas, grading, retaining walls, fencing, signs, recreation areas, shrubbery, trees and buffer areas shall be in accordance with applicable requirements of this chapter. These plans shall show the location, species and caliper of plant material for all planted or landscaped areas. Landscaping plans shall incorporate the elements set forth in § 144-94.
(4)
Utilities.
(a)
The proposed location of all drainage (including calculations),
sewage and water facilities with proposed grades, sizes, capacities
and 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;
percolation tests and test borings from sufficient locations on the
site to allow a determination of adequacy shall be included where
septic tanks and leaching fields are permitted and are proposed. Such
plans shall be reviewed by the Board of Health and/or the Board Engineer
and/or other appropriate authority, as applicable, with recommendations
to the Planning Board.
(b)
Proposed lighting facilities shall be included, showing the
direction and reflection of the lighting. All public services shall
be connected to an approved public utilities system where one exists.
(c)
The applicant shall arrange with the servicing utility for the
underground installation of the utilities' distribution supply lines
and service connections, in accordance with the provisions of the
applicable standard terms and conditions incorporated as part of its
tariff as the same are then on file with the State of New Jersey Board
of Public Utility Commissioners, and the applicant shall provide the
municipality with four copies of a final plan showing the installed
location of the utilities.
(d)
The applicant shall submit to the Board, prior to the granting
of final approval, a written instrument from each serving utility,
which shall evidence full compliance or intended full compliance with
the provisions of this subsection; provided, however, that lots which
abut existing streets where overhead electric or telephone distribution
supply lines and service; connections have heretofore been installed
may be supplied with electric and telephone service from these overhead
lines, but any new service connections from the utility's overhead
lines shall be installed underground. In cases where total electrical
and telephone load and service cannot be determined in advance, such
as industrial parks, shopping centers, etc., perimeter utility poles
may be used, but service to buildings from poles shall be underground.
(5)
A written description of the proposed operations of the buildings,
including the number of employees or members of nonresidential buildings;
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 and air and water pollution; safety hazards;
and anticipated expansion plans incorporated in the building design.
Where the applicant cannot furnish the information required herein
because of nondetermination of use, site plan approval may be conditionally
granted subject to further review and approval of the applicant's
final plans. No certificate of occupancy shall be issued until all
such plans are approved.
(6)
An engineer's estimate of construction cost of all required improvements
in accordance with MLUL requirements.
(7)
Where the applicant can clearly demonstrate that, because of peculiar
or special conditions pertaining to his/her land or the proposed use,
the literal enforcement of one or more of these provisions is impracticable
or will exact undue hardship, the Planning Board may grant such relief
for the goals intended and the rules and standards established herein
if it determines that literal enforcement will create an inequitable
situation.
