A. 
Purpose. Such regulations are deemed necessary to achieve the following purposes.
(1) 
Promote orderly development: to protect the character and to maintain the stability of all areas within the community and to promote the orderly and beneficial development of such areas.
(2) 
Promulgate rules and regulations: to provide rules, regulations and procedures, where applicable and to the extent the same have not been otherwise promulgated by ordinance in the Borough of Edgewater, which will guide the appropriate development of lands within the Borough in a manner which will promote the public health, safety, morals and general welfare.
(3) 
To protect against hazards and danger: to secure safety from fire, flood, panic and other natural and man-made disasters.
(4) 
Design standards: to encourage the design and location of streets which will promote the free flow of traffic while discouraging the location of such facilities and routes which will result in congestion.
(5) 
Creative development techniques: to promote a desirable physical environment through creative development techniques, design and arrangement.
(6) 
Open spaces: to promote the conservation of open space and to protect the natural resources and to prevent overcrowding through improper land use.
B. 
Exceptions to design and performance standards. The approving authority, when acting upon applications, shall have the power to grant such exceptions from the subdivision and site plan requirements of this chapter as may be reasonable and within the general purpose and intent of the provisions for subdivisions, plat, site plan review and approval, if the literal enforcement of one or more provisions of this chapter is impracticable or will exact undue hardship because of peculiar conditions pertaining to land in question.
C. 
Submission of concept plan for informal review.
(1) 
An informal review of a concept plan is optional. At the request of the developer, the Planning Board shall grant an informal review of a concept plan for a development for which the developer intends to prepare and submit an application for development. The purpose will be to review concepts to assist the applicant in the preparation of subsequent plans. Other than classification, no decisions will be made, no hearings held and no formal action taken. Neither the developer nor the approving authority shall be bound by this informal review.
(2) 
Filing procedure and information for concept review.
(a) 
The developer shall file with the secretary, at least 15 days prior to the meeting of the approving authority, 16 copies of the concept plan and five copies of the completed application form.
(b) 
The concept plan is considered a sketch or general plan neither fully engineered nor surveyed. Information used to prepare the concept plan can be available from secondary source information such as the Soil Conservation Survey Map or United States Geodetic Survey Maps, but should be sufficiently detailed to allow the Planning Board to make suggestions on general site design and layout for circulation, stormwater management, location of open space and buffers and building arrangements and to determine how the Land Use Code affects the proposal.
Preliminary plats are required for all site plans and subdivisions.
A. 
Filing procedure.
(1) 
The following must be submitted to the office of the Zoning Officer: 16 copies of the application, all plot plans, maps and other papers required by virtue of any provision of this chapter, as well as the applicable fee and certification by the Tax Collector that all taxes are paid to date. The applicant must include envelopes addressed to the Board professionals, experts and Board members in order to expedite the mailings.
(2) 
A corporation or partnership applying for permission to subdivide a parcel of land or for a site plan or variances shall list the names and addresses of all stockholders or individual partners owning at least 10% of its stock of any class or at least 10% of the interest in the partnership, as the case may be. If a corporation or partnership owns 10% or more of the stock of a corporation, or a ten-percent or greater interest in a partnership, subject to the above disclosure, that corporation or partnership shall list the names and addresses of its stockholders holding 10% or more of its stock or a ten-percent or greater interest in the partnership, as the case may be, and this requirement shall be followed by every corporate stockholder or partner in a partnership until the names and addresses of the noncorporate stockholders and individual partners exceeding the ten-percent ownership criterion established in this subsection have been listed. No Planning Board, Board of Adjustment or municipal governing body shall approve the application of any corporation or partnership which does not comply with this requirement of N.J.S.A. 40:55D-48.1. The penalty for concealment by a corporation or a partnership shall be as outlined in N.J.S.A. 40:55D-48.1.
(3) 
Simultaneously with filing the application, copies of the plans shall be forwarded by the office of the Zoning Officer to the following persons:
(a) 
The Borough Engineer.
(b) 
The planning consultant.
(c) 
The Fire Prevention Bureau (site plans only).
(d) 
The Chief of Police and/or Police Director (site plans only).
[Amended 3-20-2017 by Ord. No. 1541-2017]
B. 
Action by approving authority.
(1) 
The approving authority shall review the submission for its completeness and take action on accepting or rejecting the submission as a complete application. If rejected, the applicant shall be notified, in writing, within 45 days of submission in accordance with § 240-14.
(2) 
Public hearing. If accepted as an application, a public hearing date shall be set by the approving authority and notice given.
(3) 
Upon submission of an application, the administrative officer shall submit one copy of the plat and supporting data to the above named experts listed in Subsection A(3) for review and action. Each shall have not more than 30 days from receipt of the plan to report to the approving authority. In the event of a recommendation of disapproval, such report shall state the reasons therefor.
(4) 
The approving authority shall grant or deny preliminary subdivision approval within the following time periods unless some further time has been consented to by the developer. Otherwise, the approving authority shall be deemed to have granted preliminary approval of the subdivision.
(a) 
A subdivision of 10 or fewer lots: within 45 days of the date of a complete submission.
(b) 
A subdivision with more than 10 lots: within 95 days of the date of a complete submission.
(5) 
The approving authority shall grant or deny preliminary site plan approval within the following time periods unless some further time has been consented to by the developer. Otherwise, the approving authority shall be deemed to have granted preliminary approval of the site plan.
(a) 
A site plan which involves 10 dwelling units or less: within 45 days of the date of a complete submission.
(b) 
A site plan which involves more than 10 acres or more than 10 dwelling units: within 95 days of the date of a complete submission.
(6) 
If the approving authority required any substantial amendment in the layout of improvements in either a site plan or subdivision, and that plan had been the subject of a hearing, an amended application shall be submitted and proceeded upon as in the case of the original application for development. The approving authority shall, if the proposed development complies with this chapter, grant preliminary approval.
(7) 
The approving authority may approve, disapprove or approve with conditions the application. The decision shall be in writing and shall be sent to the applicant and the newspaper as required by § 240-39. If the approving authority grants preliminary approval, its chairman and secretary, or the vice chairman or assistant secretary in their absence, respectively, and the Municipal Engineer shall sign each page of the plat indicating the approval. If the plat is conditionally approved, it shall not be signed until all conditions are corrected on the plat. If the corrections are not completed within 90 days of the conditional approval, the conditional approval shall lapse, unless the applicant requests an extension.
(8) 
Preliminary approval shall confer upon the applicant the following rights for a three-year period from the date of the preliminary approval; otherwise the approval shall be void:
(a) 
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; off-tract improvements; and any requirements peculiar to site plan approval, except that nothing herein shall be construed to prevent the Borough from modifying, by ordinance, such general terms and conditions of preliminary approval as relate to public health and safety.
(b) 
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 plat.
(c) 
That the applicant may apply for, and the approving authority 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.
(9) 
In the case of a development for an area of 50 acres or more, the approving authority may grant the rights referred to in Subsection B(8)(a), (b) and (c) above for such period of time longer than three years as shall be determined by the approving authority to be reasonable taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval, the potential number of dwelling units and nonresidential floor area of the section(s) 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.
A. 
Filing procedure.
(1) 
Prior to the expiration of preliminary plat approval, the developer shall file with the Zoning Officer, at least 15 days prior to the meeting of the approving authority, two translucent tracing cloth or Mylar copies; nine black-on-white paper prints of the plat; two completed copies of the application form and final plat checklist; the performance guaranty approved by the governing body, including off-tract improvements, if any; any maintenance guaranties; the applicable fee; certification by the Tax Collector that all taxes are paid to date; certification by the Soil Conservation District pursuant to the Soil Erosion and Sediment Control Act, Chapter 251 of the Laws of 1975 (N.J.S.A. 4-24-39 et seq.) and, if common open space lot or lots are included in the application, a separate map showing the individual lot or lots that are to be designated as common open space, which map shall have shown thereon the data listed on the Application Checklist in Appendix A.[1]
[1]
Editor's Note: Appendix A is on file in the Borough offices.
(2) 
Where utility services are to be extended to the development, the final plat shall be accompanied by letters directed to the chairman of the approving authority and signed by a responsible officer of the water company, sewer authority and utility which provides gas, telephone and electricity that has jurisdiction in the area. Such letters shall approve each proposed utility installation design and state who will construct the facility.
(3) 
The final plat shall be accompanied by a statement by the Municipal Engineer that he is in receipt of a map showing all utilities and other improvements (both in the development and off-tract improvements) in exact location and elevation; that he has examined the street drainage, erosion, stormwater control and excavation plans and found that the interests of the Borough and of nearby properties are fully protected and identifying those portions of any improvements already installed; and that the developer has either:
(a) 
Installed all improvements in accordance with the requirements of this chapter and the preliminary plat approval, with a maintenance guaranty accompanying the final plat; or
(b) 
Posted a performance guaranty that has been approved by the governing body.
B. 
Action by approving authority of final subdivision plat.
(1) 
The approving authority shall review the submission for its completeness and take action on accepting or rejecting the submission as a complete application. If rejected, the applicant shall be notified within 45 days of submission. (See § 240-14.) If accepted as a complete application, the approving authority shall grant final approval if the detailed drawings, specifications and estimates conform to the standards established by this chapter, the conditions of previous reviews, the changes and/or conditions of previous reviews, the changes and/or conditions required on the informal plat in cases where there has been no preliminary plat, and the standards prescribed by the Map Filing Law, N.J.S.A. 46:23-9.9 et seq. In the case of a minor or exempt subdivision or minor or exempt site plan where there has been no previous submission of an informal or preliminary plat, the approving authority may waive the required notices and hearing. In the case of a planned development, the approving authority may permit minimal deviations from the conditions of preliminary plat approval necessitated by a change of conditions beyond the control of the developer since the date of preliminary approval. Minimal deviations shall not require the developer to submit another application for preliminary approval.
(2) 
Final approval shall be granted or denied within 45 days after submission of a complete application to the administrative officer or within such further time as may be consented to by the applicant. An approved final plat shall be signed by the chairman and secretary of the approving authority, or the vice chairman or assistant secretary in their absence, respectively. Failure of the approving authority to act within the period prescribed shall constitute final approval, and a certificate of the Zoning Officer as to the failure of the approving authority to act shall be issued on request of the applicant. Such certificate shall be sufficient in lieu of the written endorsement or other evidence of approval herein required and shall be so accepted by the County Recording Officer for purposes of filing subdivision plats.
(3) 
Whenever review or approval of the application by the County Planning Board is required by N.J.S.A. 40:27-6.3 or 40:27-6.6, the approving authority shall condition any approval that it grants upon timely receipt of a favorable report from the County Planning Board or upon its failure to submit a report within the required time period.
(4) 
Final approval of a minor subdivision shall expire 190 days from the date of municipal approval unless a plat in conformity with such approval, including any conditions imposed by the approving authority, and in conformity with the provisions of the Map Filing Law (N.J.S.A. 46:23-9.9 et seq.), or a deed clearly describing the approved minor subdivision is filed by the developer with the County Recording Officer, the Municipal Engineer and the Borough Tax Assessor. Such plat or deed accepted for such filing shall have been signed by the chairman and secretary of the approving authority or the vice chairman or assistant secretary in their absence, respectively. In reviewing the application for development for a proposed minor subdivision, the approving authority may accept a plat not in conformity with the Map Filing Law, provided that, if the developer chooses to file the minor subdivision by plat rather than deed, such plat shall conform to the provisions of said law.
(5) 
Final approval of a major subdivision shall expire 95 days from the date of signing of the plat unless within such a period the plat shall have been duly filed by the developer with the County Recording Officer. The approving authority may for good cause shown extend the period for recording for an additional period not to exceed 190 days from the date of the signing of the plat. No subdivision plat shall be accepted for filing by the County Recording Officer until it has been approved by the approving authority as indicated on the instrument by the signature of the chairman and secretary of the approving authority, or the vice chairman or assistant secretary in their absence, respectively, or a certificate has been issued as to the failure of the approving authority to act within the required time. The signatures of the chairman and secretary shall not be affixed until the developer has posted the required guaranties. If the County Recording Officer records any plat without such approval, such recording shall be deemed null and void, and, upon request of the municipality, the plat shall be expunged from the official records. It shall be the duty of the County Recording Officer to notify the Planning Board, in writing, within seven days of the filing of any plat, identifying such instrument by its title, date of filing and official number.
(6) 
Provided that the approved final subdivision plat has been filed with the County Recording Officer, the zoning requirements applicable to the preliminary approval first granted to a site plan or a major subdivision and all other rights conferred upon the developer pursuant to the Municipal Land Use Law (N.J.S.A. 40:55D-1 et seq.), whether conditionally or otherwise, shall not be changed for a period of two years after the date of final approval. If the developer has followed the standards prescribed for final approval, the approving authority may extend such period of protection for extensions of one year, but not to exceed three extensions. Upon granting of final approval, the rights conferred upon the applicant by the granting of preliminary approval shall be terminated upon final approval.
(7) 
Provided that the approved final plat of a minor subdivision has been filed with the County Recording Officer, 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.
(8) 
In the case of a subdivision or site plan for a planned development of 50 acres or more or a conventional subdivision or site plan of 150 acres or more, the approving authority may grant the rights referred to in Subsection B(6) and (7) above for such period of time longer than two years, as shall be determined by the approving authority to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under final approval, economic conditions and the comprehensiveness of the development. The developer may apply for and the approving authority may thereafter grant an extension of final approval for such additional period of time as shall be determined by the approving authority to be reasonable taking into consideration the number of dwelling units and nonresidential floor area permissible under final approval, the number of dwelling units and nonresidential floor area remaining to be developed, economic conditions and the comprehensiveness of the development.
(9) 
The developer shall supply sufficient copies of the approved final plat so the administrative officer can distribute one copy to each of the following: Borough Clerk, Construction Official, Tax Assessor, County Planning Board, Borough Planning Board and any other agency or person directed by the approving authority and shall supply one translucent cloth or Mylar copy to the Municipal Engineer.
A. 
Filing procedure.
(1) 
The site plan and an application for final approval shall be submitted to the Zoning Officer with the required fee. If there have been no changes in the approved preliminary site plan, the same plan may be used in connection with the application for final approval and no further final plan shall be required for approval. Ten white prints (blue or black-on-white) of the site plan shall accompany the application. Ten completed copies of the application form and final plat checklist must be submitted along with the prints. The performance guaranty approved by the governing body, including off-tract improvements, if any; any maintenance guaranties; the applicable fee; certification by the Tax Collector that all taxes are paid to date; certification by the Soil Conservation District pursuant to the Soil Erosion and Sediment Control Act, Chapter 251 of the Laws of 1975(N.J.S.A. 4:24-39 et seq.).
(2) 
Where utility services are to be extended to the development, the final site plan shall be accompanied by letters directed to the chairman of the approving authority and signed by a responsible officer of the water company, sewer authority and utility which provides gas, telephone and electricity that has jurisdiction in the area. Such letters shall approve each proposed utility installation design and state who will construct the facility.
(3) 
The final site plan shall be accompanied by a statement by the Municipal Engineer that he is in receipt of a map showing all utilities and other improvements (both in the development and off-tract improvements) in exact location and elevation; that he has examined the street drainage, erosion, stormwater control and excavation plans and found that the interests of the Borough and of nearby properties are fully protected and identifying those portions of any improvements already installed; and that the developer has either:
(a) 
Installed all improvements in accordance with the requirements of this chapter and the preliminary plat approval, with a maintenance guaranty accompanying the final plat; or
(b) 
Posted a performance guaranty that has been approved by the governing body.
B. 
Action by approving authority on final site plan.
(1) 
The approving authority shall review the submission for its completeness and take action on accepting or rejecting the submission as a complete application. If rejected, the applicant shall be notified within 45 days of submission. (See § 240-14.) If accepted as a complete application, the approving authority shall grant final approval if the detailed drawings, specifications and estimates conform to the standards established by this chapter, the conditions of previous reviews, the changes and/or conditions of previous reviews, the changes and/or conditions required on the informal plat in cases where there has been no preliminary plat and the standards prescribed by the Map Filing Law, N.J.S.A. 46:23-9.9 et seq. In the case of a minor or exempt subdivision or minor or exempt site plan where there has been no previous submission of an informal or preliminary plat, the approving authority may waive the required notices and hearing. In the case of a planned development, the approving authority may permit minimal deviations from the conditions of preliminary plat approval necessitated by a change of conditions beyond the control of the developer since the date of preliminary approval. Minimal deviations shall not require the developer to submit another application for preliminary approval.
(2) 
Final approval shall be granted or denied within 45 days after submission of a complete application to the administrative officer or within such further time as may be consented to by the applicant. An approved final plat shall be signed by the chairman and secretary of the approving authority, or the vice chairman or assistant secretary in their absence, respectively. Failure of the approving authority to act within the period prescribed shall constitute final approval, and a certificate of the administrative officer as to the failure of the approving authority to act shall be issued on request of the applicant. Such certificate shall be sufficient in lieu of the written endorsement or other evidence of approval herein required and shall be so accepted by the County Recording Officer for purposes of filing subdivision plats.
(3) 
The zoning requirements applicable to the preliminary approval first granted to a site plan and all other rights conferred upon the developer pursuant to the Municipal Land Use Law, whether conditionally or otherwise, shall not be changed for a period of two years after the date of final approval. If the developer has followed the standards prescribed for final approval, the approving authority may extend such period of protection for extensions of one year, but not to exceed three extensions. Upon granting of final approval, the rights conferred upon the applicant by the granting of preliminary approval shall be terminated upon final approval.
(4) 
Upon final approval by the approving board, a copy of the plat shall be filed with each of the following: the Zoning Officer, Engineer of the Board, Borough Clerk, Construction Official, Borough Planner, Tax Assessor and any other agency or person directed by the approving authority.
A. 
Preparation. After installation of the improvements required by this chapter, the subdivider or applicant for site plan approval shall cause to be prepared, signed and sealed by a licensed professional engineer of the State of New Jersey plans showing the location, as built, of all improvements required by this chapter, including, without intending to limit the generality hereof, the location of water mains, gas mains and underground supply lines for light, power and telephone service, septic systems, well heads and package treatment plans and all of their appurtenances.
B. 
Alternative. In lieu of providing the foregoing as-built plans, the applicant's engineer may certify by letter addressed to the Board that the improvements have been constructed within the approved preliminary plat and final plat in the case of a subdivision and the approved final plat in the case of a site plan. In the event of any changes from the approved preliminary or approved final plat in the case of a subdivision, such plats shall be resubmitted to the approving board, in all details to show all such changes, duly signed and sealed by a licensed professional engineer of the State of New Jersey.