Township of Quinton, NJ Procedure for Subdivision Approval

The applicant shall forward, simultaneously when filing with the Board Secretary, one copy of the application and exhibits to the Planner, environmental consultant and Township Engineer for their preliminary determinations of completeness and classification of the subdivision. The Planner, environmental consultant and Township Engineer shall report back to the Board Secretary within seven days of receipt of the application, plat, etc., as to whether the same is complete or noting items omitted or other deviations from ordinances.

If the application is deemed to be complete, the Board Secretary shall distribute copies as stipulated within this Part 4 for the appropriate subdivision review state. The Planning Board may also designate other local or higher governmental agencies to review copies of any application for review and recommendation beyond those agencies stipulated in this Part 4. If the application is found to be incomplete or in violation of any applicable codes and ordinances, the applicant shall be notified by certified mail as to the items omitted or other deviations from ordinances.

Classification.

The Board Secretary shall determine whether the Planning Board or Zoning Board of Adjustment has approval jurisdiction on the application. The Board Secretary may confer with the Township Attorney in making this determination.

The Board Secretary shall classify the application as either a minor or major subdivision.

§ 170-113 Subdivision Committee action on major subdivisions.

The Subdivision Committee shall review the complete application and report back to the Planning Board within 30 days after the filing date of an application. In the event that, during its review of an application, it is found by the Planning Board to be incomplete or in violation of any applicable codes or ordinances, the applicant shall be notified by the administrative officer within 45 days of the official receipt of the application by certified mail as to the items omitted or ordinances violated.

§ 170-114 Requirements common to sketch, preliminary and/or final plat stages.

Checklists. In addition to complying with all other application requirements, completed Schedule A, General Requirements Checklist, pertinent provisions of Schedule C, Land Subdivision, Plat Details and Information Requirements Checklist, and Schedule D, Environmental Impact Statement Checklist,[1] shall be filed with the administrative officer prior to the application being deemed complete.

[Added 10-6-1993 by Ord. No. 1993-6[2]]

Editor's Note: Schedules A, C and D are included at the end of this chapter.

Editor's Note: This ordinance also provided for the renumbering of former Subsections A, B and C as Subsections B, C and D, respectively.

Map details. All maps or other documents submitted for subdivision plat review shall contain the following information in addition to specific plat details as required for each approval stage noted herein:

Title and location of the property.

Name and address of landowner and applicant. If a corporation is landowner or applicant, then the principal office and name of president and secretary shall be included.

Name, address and professional license number and seal of the professional preparing documents and drawings. All plats, except those prepared at the sketch stage, shall be signed and sealed by a licensed land surveyor of the State of New Jersey.

Place for signature of the Chairman and Secretary of the Planning Board and Chairman of the Board of Health.

Date of plat and any modifications thereto.

The following legends shall be on the plat map:

Identification:

(SKETCH) or (PRELIMINARY) or (FINAL)

SUBDIVISION OF

LOT _____ BLOCK _____ ZONE

DATE __________ SCALE

APPLICANT

ADDRESS

SUBDIVISION CONTROL NO.

Consent:

I CONSENT TO THE FILING OF THIS SUBDIVISION PLAT WITH THE PLANNING BOARD OF QUINTON TOWNSHIP.

(Owner) __________ (Date)

To be signed before issuance of a building permit and incorporated only on a final plat of a major subdivision:

	I HEREBY CERTIFY THAT ALL THE REQUIRED IMPROVEMENTS HAVE BEEN INSTALLED OR A BOND POSTED IN COMPLIANCE WITH ALL APPLICABLE CODES AND ORDINANCES.
		(If Improvements Installed)
		(Township Engineer)
		(If Bond Posted)
		(Township Clerk)
		Building Permit Issued

To be incorporated on final plat for major or sketch plat for minor and signed prior to issuance of a building permit:

VERIFICATION THAT PAYMENT OF MUNICIPAL TAXES OR ASSESSMENTS IS CURRENT.

(Township Clerk) __________ (Date)

The appropriate approval signature block is to be incorporated, depending on whether subdivision is a minor or major subdivision.

Minor subdivision approved. [The deed to the subdivision must be filed with County Clerk within 190 days of date of Board approval.]

(Date of Board Approval)

(Chairman) _____ (Date)

(Planning Board Secretary) _____ (Date)

Major subdivision approved (preliminary or final).

(Date of Board Approval)

(Chairman) _____ (Date)

(Planning Board Secretary) _____ (Date)

Expiration of approval.

EXPIRATION OF APPROVAL

Major: Preliminary — Three Years; Final — Two Years; or

Minor: Two Years.

Date (without extensions)

Other information. The Planning Board may require such additional information not specified in the chapter, or any revisions in the accompanying documents, as are reasonably necessary to make an informed decision as to whether the requirements necessary for approval of the application for development have been met. The application shall not be deemed incomplete for lack of any such additional information or any revisions in the accompanying documents so required by the municipal agency.

§ 170-115 Expedited review for low- or moderate-income developments.

A major development application containing low- or moderate-income units shall be reviewed for completeness and a determination made within 15 days of its receipt for official processing. Thereafter, 45 days will be allotted for review of preliminary applications and 30 days for the review of final applications by the appropriate Township agencies and other governmental entities as may be deemed appropriate. Upon completion of the review period, or within 60 days of an application deemed complete for preliminary approval or 45 days for final approval, a public hearing shall be commenced on the application; it being given priority placement upon the Planning Board's agenda. Applications submitted under this section shall be subject to the Municipal Land Use Law maximum approval time periods for preliminary or final applications, or combinations thereof, with respect to rendering a final decision on the application unless an applicant grants an extension to said time period.

A nonbinding concept plan review of an application containing low- or moderate-income units shall be heard by the Planning Board within 30 days receipt of such a request by an applicant.

§ 170-116 Compliance with other provisions.

Information and documents required for other Township codes and ordinances, such as soil erosion and sedimentation plans or stormwater management plans, shall be submitted as part of an application for subdivision approval and may be used to comply with subdivision submission requirements for particular stages as applicable.

Waiver of information required. The Planning Board may waive submission of any required exhibits in appropriate cases and for specific subdivision plats. Request for such waivers shall accompany a subdivision application and state the reasons why such waiver(s) is being requested.

§ 170-117 Sketch plats for minor or major subdivisions.

Objectives of submission.

The sketch plat may be submitted so that it can be informally reviewed to determine the plat's general compliance with applicable Township ordinances and design requirements as set forth herein. Also, the submission may form the basis for classification by the Planning Board of the plat as a major or minor subdivision.

Sketch plats for major subdivisions shall be used as a basis for changes and redesign so as to avoid undue expense and delay in preparing more detailed plans and specifications in subsequent review stages. The Subdivision Committee shall not be governed by any statutory time limits in its review of sketch plats for major subdivisions and it is expressly understood that compliance with the Subdivision Committee recommendations shall not bind the Planning Board in subsequent deliberations.

Application. Two or more copies of the sketch plat, completed Schedule A, General Requirements Checklist, pertinent provisions of Schedule C, Land Subdivision, Plat Details and Information Requirements Checklist,[1] an application in a form approved by the Planning Board and the requisite fee, if deemed a minor subdivision, shall be delivered to the administrative officer in accordance with the procedures set forth herein.

[Amended 10-6-1993 by Ord. No. 1993-6]

Editor's Note: Schedules A and C are included at the end of this chapter.

Sketch plat details. The sketch plat, notwithstanding any other requirement stipulated by this Part 4, shall contain the following information, except that the Planning Board may waive any requirement or request additional information where it is clearly appropriate to the particular application:

All plats shall be based on accurate information at a scale of not more than one inch equals 100 feet to enable the entire tract to be shown on one sheet.

A location map showing the entire tract to be subdivided, giving the accurate location of all existing and proposed property and street lines, at a scale of one inch equals 1,000 feet or larger, showing the entire subdivision and its relation to all features shown on the Official Map and Master Plan and located within 1/2 mile of the extreme limits of the subdivision, and the zoning classification of the proposed subdivision and of adjacent land.

The location of existing houses, buildings and other structures, with accurate dimensions from all existing and proposed lot lines, wooded areas and isolated trees more than five inches in diameter, and topography with the portion to be subdivided and within 200 feet thereof at twenty-foot, or smaller, contour intervals. (United States Geological Survey topographic quadrant map series are acceptable for topography at this stage.)

The name of the owner, all adjoining property owners and those across existing or proposed streets as disclosed by the most recent Township tax records.

The Tax Map sheet, date of revision, block and lot numbers and zone district of the tract proposed to be subdivided.

The location of existing or proposed streets, roads, easements, public rights-of-way, streams, bridges, culverts, drainage ditches and natural watercourses in and within 500 feet of the subdivision. Also, indicate all Township Master Plan proposals on-site or off-tract within 500 feet of the proposed subdivision. In assembling the required data, the applicant shall be required to rely only on existing information available from the Township's Master Plan documents, natural resource inventory and engineering data available from the Township Engineer.

The original and proposed lot layout, lot dimensions, all required setback lines and lot area of each lot in square feet and acreage. Lots shall be designated by letters for minor subdivisions and by consecutive numbers for major subdivisions until given official lot number designations by the Township Engineer.

As determined by the Board of Health, the location of all percolation tests, including those that failed, and soil logs conducted at the expense of the applicant and approved by the Board of Health shall be shown on the plat.

(9)

As applicable, date of original preparation and date of revision, if any, or plat, as well as old name if submitted previously under different title.

(10)

A preliminary environmental impact statement as outlined in Article XI, § 170-90, of Part 3, Site Plans.

(11)

Acreage of tract to be subdivided to nearest 1/10 of an acre and, if open space cluster, area of the open space.

(12)

A concept landscape plan, prepared by a certified or licensed landscape architect, showing existing structure and existing woodlands, isolated trees greater than five inches in caliper, existing topographic contours and all other natural features.

(13)

An aerial photograph on the drawings with the site boundaries outlined to evaluate the effects upon existing vegetation and surrounding land uses.

Plat approval for minor subdivision.

Distribution. If classified as a minor subdivision, one copy of the plat shall be retained for the Planning Board file and one copy of the plat shall be forwarded by the administrative officer to each of the following for review and comment:

Township Planning Board.

Township Engineer.

Township Planner.

County Planning Board.

Township Construction Official.

Planning Board Attorney.

(g)

Other agencies as may be determined by the Planning Board (e.g., Secretary of the School Board, clerk of an adjoining Township, New Jersey Department of Transportation, etc.).

Action.

The Planning Board shall act within 45 days of the filing date of a complete application for a minor subdivision. The Board shall not approve or conditionally approve the minor subdivision prior to receipt of comments by the above agencies or officials, or before 30 days from the filing date has elapsed without any comments, whichever occurs first. Further, the Planning Board shall have the right to approve or change the classification of the subdivision by a majority vote.

If approved, a notation to that effect shall be made on the plat and it shall be signed by the Planning Board Chairman and the Planning Board Secretary and returned to the subdivider within one week following the meeting of the Planning Board at which official action was taken.

If rejected, the reasons for rejection shall be noted on all copies of the application form, one of which shall be returned to the applicant. The Planning Board may attach conditions of approval to any minor subdivision.

Filing with County Recording Officer. If approved as a minor subdivision, a plat drawn in compliance with Chapter 141 of the Laws of 1960[2] or a deed stamped with the date of the Planning Board approval shall be filed by the subdivider with the County Recording Officer within 190 days from the date of approval. Failure to file within 190 days shall void said subdivision approval.

Editor's Note: See the Map Filing Law, N.J.S.A. 46:23-9.9 et seq.

Limit of minor subdivision. No minor subdivision shall be approved by the Planning Board if any minor subdivision has already been made from the same original parcel within the past six years. This limitation prohibits the further minor subdivision of an original tract of land from which a minor subdivision has been approved. It also prohibits the further minor subdivision of the new lot created from such a minor subdivision.

Approved minor subdivisions; municipal distribution. Before the Construction Official issues a building permit for the approved minor subdivision, the applicant shall provide the administrative officer with a certificate of filing from the County Clerk's office. The administrative officer shall distribute copies of the approved subdivision to each of the following:

Person	Number of Prints
Township Engineer	2
Applicant	1
Construction Official	1 for each lot and block file
Tax Assessor	1
County Planning Board	1
Planning Board file	1

Effect of minor subdivision approval. The granting of minor subdivision approval shall guarantee that the zoning requirements and general terms and conditions, whether conditional or otherwise, upon which minor subdivision approval was granted, shall not be changed for a period of two years after the date of minor subdivision approval, provided that the approved minor subdivision shall have been duly recorded as provided herein. Applicants shall be responsible for necessary approvals prior to development as may be required by other Township codes and ordinances.

Sketch plat review, major subdivision.

Distribution. If classified as a major subdivision, one copy of the plat shall be retained by the Township Planning Board and one copy of the plat shall be forwarded by the administrative officer to each of the following for review and comment:

Township Subdivision Committee.

Township Engineer.

Township Planner.

County Planning Board.

Township fire protection official.

Sewer consultant/advisory committee.

(g)

Other agencies as may be determined by the Planning Board (e.g., clerk of adjoining Township, New Jersey Department of Transportation, etc.).

Action. The Planning Board shall act upon a recommendation received from the Subdivision Committee at a scheduled public meeting. The Planning Board shall approve or disapprove sketch plat, setting forth reasons therefor, and if approved, the applicant shall proceed onto preliminary plat approval stage as stipulated herein.

Effect of sketch plat approval, major subdivision. Sketch plat approval shall be deemed to be approved by the Planning Board only of the concept presented by the sketch plat. No vested rights shall accrue as the result of sketch plat approval.

§ 170-118 Preliminary plat approval for major subdivisions.

Objectives of submission. The objectives of submission are to transfer the general and approximate ideas of the sketch plat more exactly to a precise base to verify their feasibility and merit before proceeding with detailed construction and engineering documents.

Application. Two or more copies of the preliminary plat, completed Schedule A, General Requirements Checklist, pertinent provisions of Schedule C, Land Subdivision, Plat Details and Information Requirements Checklist,[1] an application in a form approved by the Planning Board and the requisite fee shall be delivered to the administrative officer in accordance with the procedures set forth herein.

[Amended 10-6-1993 by Ord. No. 1993-6]

Editor's Note: Schedules A and C are included at the end of this chapter.

Preliminary plat details. The preliminary plat, notwithstanding any other requirement stipulated by this Part 4, shall be clearly and legibly drawn or reproduced at a scale of not less than one inch equals 100 feet and shall contain or be accompanied by the following information, except that the Planning Board may waive any requirement or request additional information where it is clearly appropriate to the particular application:

A key map at a scale not smaller than one inch equals 1,000 feet, showing the relation of the portion to be subdivided to the entire tract and the relation of the entire tract to the neighborhood for at least 1,000 feet beyond its boundaries.

The tract name, Tax Map sheet, block and lot number, date reference meridian, graphic scale and the following names and addresses:

Name and address of record owner or owners.

Name and address of the subdivider and, if a partnership or corporation, names of all individuals having more than ten-percent ownership.

Name and address of person who prepared plat.

Names of adjacent and facing owners.

Acreage of tract to be subdivided to nearest 1/10 of an acre.

Contours at five-foot intervals for slopes averaging 10% or greater, and at two-foot intervals for land of lesser slope shall be required. Contours shall be in the United States Coast and Geodetic Control Survey Datum. At least two permanent bench marks for each 50 acres or portion thereof shall be established on opposite ends of the proposed subdivision, and their locations, descriptions and elevations shall be noted on the preliminary plat. For preliminary applications only, the applicant may rely on existing topographic information on file in the Township Engineer's office, provided that there have been no major changes in the site's topography and that, if requested by the Township Engineer, specific portions of the site topography will be updated if required, at the applicant's expense, to approve the project's stormwater control drainage plan.

The location of existing and required setback lines, streets within 200 feet of the subdivision, the location of existing and proposed buildings, watercourses, floodplains, railroads, bridges, culverts, drain-pipes and all natural features such as wooded areas and rock formations. Also, all Township Master Plan proposals on-site or off-tract within 500 feet of the proposed subdivision shall be indicated.

When a public sewage disposal system is not available, the current rules, regulations and procedures of the County Board of Health shall be followed in submission of sufficient percolation test and soil log data that will enable the Board of Health to make a recommendation to the Township Planning Board. An adverse report by the Board of Health shall be deemed as sufficient grounds for the Planning Board to disapprove said subdivision or portion thereof. The Planning Board will not reconsider any subdivision, or portion thereof, so disapproved until the requirements of the Board of Health are met.

A copy of any protective covenants or deed restrictions applying to the land being subdivided shall be submitted with the preliminary plat.

Plans and profiles showing proposed utility layouts (sanitary sewers, storm drains, water, gas, electric, detention basins, etc.) showing feasible connections to existing or proposed utility systems. Cross sections of streets may be required by the Township Engineer. Locations of fire hydrants and streetlights shall be established with the aid of the Township fire protection official and the Township Engineer, respectively.

(9)

The proposed names of all streets within the subdivision shall be shown and shall be subject to approval by the Planning Board.

(10)

Each block and lot shall be numbered in accordance with the system of numbers which will ultimately be the numbers shown on the Township Tax Map.

(11)

A drainage plan shall be submitted which shall show the existing contours, proposed finished grade elevations at street intersections and breaks in grade, proposed rates of grades of streets, locations of drainage subbasin limits, proposed method of block drainage, including proposed (down) slope arrows, and all drainage systems and structures, including sizes and invert and casting elevations. The plan shall be accompanied by a set of drainage computations certified by a professional engineer. Where brook or stream channel improvements are proposed or required, the plans for such improvement shall be approved by the State Department of Environmental Protection or the Salem County Planning Board, where applicable.

(12)

All proposed lot lines, dimensioned in feet and tenths, and the approximate area of all lots in square feet, as well as any open spaces proposed to be dedicated for public use.

(13)

When the development of the subdivision or improvements within the subdivision are contingent upon improvements outside the boundaries of said subdivision, information shall be supplied by the subdivider prior to Planning Board consideration for preliminary approval that the improvements outside the subdivision shall be installed and shall be available to the subdivider prior to the issuance of any certificate of occupancy for the project or phase of a project that is the subject of a development application.

(14)

Any open space proposed to be dedicated for public use or playgrounds or other public purpose and the location and use of all such property shall be shown on the plat.

(15)

When deemed necessary to determine the suitability of the soil to support new construction, the Planning Board may require, as a condition of final approval, test holes or borings to be made by a New Jersey licensed engineer or an approved testing laboratory at the expense of the subdivider under the direction of the Township Engineer, prior to the commencement of construction.

(16)

Statement accompanying preliminary plat indicating type of structure(s) to be erected, approximate date of construction start and a tentative section plan for the entire subdivision, indicating the estimated number of lots on which final approval will be requested for the first section.

(17)

Full or partial environmental impact statement as may be required by the Planning Board at the time of preliminary plat approval.

(18)

A traffic signage plan in conformance with accepted engineering standards.

Preliminary plat review. Within 45 days of the submission to the administrative officer of a complete subdivision plat application for 10 lots or fewer or within 95 days of submission of a complete application for a subdivision application of more than 10 lots, or within such further time as may be agreed upon by the developer, the Planning Board shall act upon the application. Submission of a major development subdivision application shall be reviewed and acted upon by the Planning Board according to § 170-115, Expedited review for low- or moderate-income developments, herein.

Distribution. Upon receipt of a complete application, the administrative officer shall submit one copy to each member of the Subdivision Committee and one copy of the application to the following professionals and boards:

Township Engineer.

Township Planning Consultant.

Township Chief of Police.

Township fire protection official.

Township sewer consultant/advisory committee.

Salem County Planning Board and other agencies where applicable (e.g., New Jersey Department of Transportation, clerk of adjoining Township, Secretary of the School Board, etc.).

(g)

Such other boards, agencies or professionals as the Planning Board may deem necessary or which may be required to be notified by law.

Review. The professionals and boards shall have a period of 30 days after the filing date of a subdivision plat application of 10 or fewer lots, or 73 days on a subdivision plat application of more than 10 lots, to make a report and recommendations concerning the preliminary plat. The Planning Board shall take such recommendations into account but shall have the right to proceed in the absence of any such recommendation.

Preliminary plat hearing. All actions of the Planning Board on preliminary subdivision plats shall be at a public hearing. Public notice of an application as provided in Article XIX, § 170-189, of Part 5, Provisions Applicable to Site Plans and Subdivisions, shall be required for all major subdivision plats. Applicants for major subdivision plats requiring variances by the Planning Board shall also be required to provide public notice of application.

Preliminary plat action. After the conclusion of the hearing, but in no event later than the first regular meeting following the hearing, the Planning Board shall by resolution approve, disapprove or conditionally approve the preliminary plat, stating reasons for any disapproval.

Decisions of Planning Board. See Article III, § 170-140, of Part 5, Provisions Applicable to Site Plans and Subdivisions, for decisions on subdivision plat applications under varying procedural conditions.

Effect of preliminary approval. Preliminary approval of a subdivision plat shall, except as provided in § 170-1181 herein, confer upon the applicant the following rights for a three-year period from the date of the preliminary approval:

That the general terms and conditions on which preliminary approval was granted shall not be changed, including but not limited to use requirements, layout and design standards for streets, curbs and sidewalks, lot size, yard dimensions and on-site and off-tract improvements and any requirements peculiar to the specific subdivision plat. The Township may modify by ordinance such general terms and conditions of preliminary approval as they relate to public health and safety, provided that such modifications are in accord with amendments adopted by ordinance subsequent to approval.

That the applicant may submit for final approval on or before the expiration date of preliminary approval the whole or a section or sections of the preliminary subdivision plat.

Extension of preliminary approval.

The applicant may apply for, and the Planning Board may grant, extensions on such preliminary approval for additional periods of at least one year but not to exceed a total extension of two years, provided that if the design standards have been revised by ordinance, such revised standards may govern.

In the case of a subdivision plat for an area of 50 acres or more, the Planning Board 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 Planning Board may thereafter grant, an extension to 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 have been revised, such revised standards may govern.

Variances; Planning Board review in lieu of Board of Adjustment review. The Planning Board, when reviewing applications for subdivision plats, shall have the power to grant to the same extent and subject to the same restrictions as the Board of Adjustment, variances from lot area, lot dimensions, setback and yard requirements, provided that relief shall not be granted for more than one lot.

Approved preliminary plat; municipal distribution. The administrative officer shall distribute copies of the approved preliminary plat with construction plans to each of the following:

Destination	Number of Prints
Township Engineer	1
Applicant	1
Sanitary sewer consultant	1
Planning Board file	1

§ 170-119 Final plat approval for major subdivisions.

Objectives of review. The final plat shall be reviewed to determine whether the construction documents to be utilized in construction of the project substantially conform to the approved preliminary plat and to assure proper posting of performance and maintenance bonds.

Application. Two or more copies of the final plat, completed Schedule A, General Requirements Checklist, pertinent provisions of Schedule C, Land Subdivision, Plat Details and Information Requirements Checklist,[1] an application in a form approved by the Planning Board and the requisite fee shall be delivered to the administrative officer. The final plat shall be submitted to the Planning Board for final approval within three years from the date of preliminary plat approval or within such extension as provided herein.

[Amended 10-6-1993 by Ord. No. 1993-6]

Editor's Note: Schedules A and C are included at the end of this chapter.

Final plat details. The final plat, notwithstanding any other requirements stipulated by this Part 4 or other Township ordinances, shall be drawn in ink on tracing cloth, Mylar or equal at a scale of one inch equals 100 feet, except where otherwise permitted by the Planning Board and in compliance with all the provisions of Chapter 141 of the Laws of 1960 (Map Filing Law).[2] The final plat shall contain or be accompanied by:

Date, name and location of the subdivision, name of owner, graphic scale and reference meridian.

Tract boundary lines, right-of-way lines of streets, easements and other rights-of-way, street names, land reserved or dedicated to public use, all lot lines and other site lines, with accurate dimensions, bearings or deflection angles, and radii, arcs and central angles of all curves.

The purpose of any easement or land reserved or dedicated to public use shall be designated, and the proposed use of sites other than residential shall be noted.

Each block and lot shall be numbered in accordance with the system of numbers which will ultimately be the numbers shown on the Township Tax Map.

Location of all monuments.

Names of owners of adjoining unsubdivided land.

Certification by a land surveyor licensed in the State of New Jersey as to accuracy of details of plat.

Certification that the applicant is agent or owner of the land, or that the owner has given consent under an option agreement.

(9)

When approval of a plat is required by any officer or body of such municipality, county or state, approval shall be certified on the plat.

(10)

Final construction plans and profiles showing proposed utility layouts (sanitary sewers, storm drains, water, gas, electric, detention basins, etc.), showing connections to existing or proposed utility systems. Cross sections of streets may be required by the Township Engineer.

(11)

A final drainage plan shall accompany the final plat. Such drainage plan shall show the same information as required on the preliminary plat with the addition that the individual lot grading shall be shown as follows: Final grades shall be shown for each lot corner, all high and low points and breaks in grade and at the corners of tentative house locations. If it is intended to use drainage swales, the elevation of these swales shall be shown.

(12)

A soil erosion control plan and narrative shall accompany the final plat. Such soil erosion control plan shall show the same information as required on the final drainage plan and soil erosion control measures conforming with the Township's Soil Erosion and Sediment Control Ordinance. The soil erosion control plan and the final drainage plan may be combined as one plan.

(13)

As a condition precedent to the issuance of certificates of occupancy, pursuant to the Township Building Code,[3] the developer's engineer shall submit an as-built lot grading plan to the Construction Official bearing a certification that the lot grading complies with the approved final lot grading and soil erosion control plans.

[3]

Editor's Note: See Ch. 89, Construction Codes, Uniform.

Editor's Note: See N.J.S.A. 46:23-9.9 et seq.

Final plat review.

Within 45 days after the filing date of a complete final plat application, or within such further time as may be agreed upon by the applicant, the Planning Board shall approve the application for final plat approval with or without conditions, provided that the following requirements are met:

The detailed drawings and specifications meet all applicable Township codes and ordinances.

The final plats are substantially the same as the approved preliminary plats.

Bonds have been posted to ensure the installation of all improvements.

The applicant agrees in writing to all conditions of final approval.

Proof has been submitted that all taxes and assessments for local improvements on the property have been paid.

Distribution.

Upon receipt of a complete application, the administrative officer shall submit one copy to each member of the Subdivision Committee and one copy to each of those professionals and boards or agencies having received a copy of the preliminary plat.

Submission of a major development subdivision application shall be reviewed and acted upon by the Planning Board according to § 170-115, Expedited review for low- or moderate-income developments, herein.

Review. The professionals and boards or agencies shall have a period of 30 days after the filing date of the final plat to make a report and recommendation concerning the final plat. The Planning Board shall have the right to proceed in the absence of any such recommendation.

Final plat hearing. Planning Board action shall take place at a public meeting. No public notice of application shall be required.

Decision of Planning Board. Procedures shall be as set forth in Article XIX, § 170-140, of Part 5, Provisions Applicable to Site Plans and Subdivisions, for decisions on subdivision applications under varying procedural conditions.

Effect of final approval. 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 applicant as part of preliminary approval shall not be changed for a period of two years after the date of final approval, provided that these rights shall expire if the plat has not been duly recorded within the time prescribed in § 170-119J herein.

Time limit for final approval and extensions.

Final approval shall expire two years from the date of final approval unless the applicant has secured a building permit to commence construction. The Planning Board may extend final approval, and the protection offered under § 170-119G herein, for one year. Up to three such extensions may be granted.

In the case of an open space or residential cluster of 50 acres or more, or a conventional subdivision for one 150 acres or more, the Planning Board may extend the rights granted under final approval for such period of time, longer than two 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 final approval, economic conditions and the comprehensiveness of the development. The developer may apply for thereafter, and the Planning Board may thereafter grant, an extension of final approval for such additional period of time as shall be determined by the Planning Board to be reasonable, taking into consideration the above factors.

County Planning Board approval. Any plat which requires County Planning Board approval pursuant to N.J.S.A. 40:27-6.2 shall be forwarded to the County Planning Board for its action. The Planning Board may grant final approval subject to approval by the County Planning Board.

Filing of approved final plat. The final plat shall be filed by the subdivider with the County Recording Officer within 95 days from the date of such approval. If any final plat is not filed within that period, the approval shall expire. For good cause, the Planning Board may extend the time for the filing of the plat for an additional period not to exceed 95 days. No plat shall be accepted for filing by the Clerk of the County of Salem unless it has been duly approved by the Township of Quinton Planning Board and signed by its Chairman and Secretary.

Approved final plat; municipal distribution.

Before the administrative officer returns any approved final plat to the subdivider or the Construction Official issues a building permit for the subdivision, the applicant shall provide the administrative officer with a certificate of filing from the County Clerk's office.

The administrative officer shall distribute copies of the approved final plat as follows:

Destination	Number of Prints
Township Engineer	1 polyester film and cloth, and 1 paper
Tax Assessor	1 of plat only
Construction Official	1
Township Clerk	1 of plat only
County Planning Board	1
Planning Board file	1

§ 170-120 Certificates showing approval.

The prospective purchaser, prospective mortgagee or any other person interested in any land which forms part of a subdivision, or which formed part of such a subdivision three years preceding the effective date of this act, may apply in writing to the administrative officer of the municipality for the issuance of a certificate certifying whether or not such subdivision has been approved by the Planning Board. Such application shall contain a diagram showing the location and dimensions of the land to be covered by the certificate and the name of the owner thereof.

The administrative officer shall make and issue such certificate within 15 days after the receipt of such written application and the fees therefor. Said officer shall keep a duplicate copy of each certificate, consecutively numbered, including a statement of the fee charged, in a binder as a permanent record of his office.

Each such certificate shall be designated a certificate as to approval of subdivision of land and shall certify:

Whether there exists in said municipality a duly established Planning Board and whether there is an ordinance controlling subdivision of land adopted under the authority of this act.

Whether the subdivision, as it relates to the land shown in said application, has been approved by the Planning Board, and if so, the date of such approval and any extensions and terms thereof, showing that subdivision of which the lands are a part is a validly existing subdivision.