The applicant shall submit to the Clerk, at the time of submission of an application for a major subdivision, payment of the fee provided in §
205-57.
The key map shall comply with the requirements of a minor subdivision key map, as set forth in §
205-8, as same shall apply to a major subdivision.
Upon receipt of an application for a major subdivision, together with the required supporting documents and payment of the prescribed fee, the Clerk shall submit one copy of the application and supporting documentation each to the Township Engineer and to the Attorney for the Planning Board for a report thereon to the Planning Board. These reports shall be submitted to the Planning Board at least two days prior to the meeting of the Planning Board at which the application will be considered. These reports shall comment on the completeness of the application in conformity with this chapter and whether the application is in compliance with all requirements of applicable laws and ordinances. The Engineer shall also advise as to the likelihood of off-tract improvements being required and, if such shall be the case, shall advise the Township Council, which shall then act pursuant to §
205-49. The Clerk shall also submit an informational copy of the application and plat to the Willingboro Municipal Utilities Authority for appropriate report by that body. The Clerk shall also set down the application on the agenda of the Planning Board meeting next following 14 days from the date of submission of the complete application and shall advise the applicant of such date. In the event the Clerk determines that a literal compliance with the time requirements of this section, in the case of a major subdivision of 10 or fewer lots, will cause the application to be considered by the Planning Board not within 45 days of the submission of the application, the Clerk shall so advise the Planning Board at its next meeting, and the Planning Board shall schedule a special meeting for consideration of the application within the forty-five-day period.
The applicant, where required, pursuant to N.J.S.A. 40:27-6.3, shall comply with the provisions of §
205-10, as same shall apply to a major subdivision.
The applicant shall give notice of the application at least 10 days prior to the date of the hearing on the application. Public notice shall be accomplished in accordance with the Land Use Procedures Ordinance of the Township (Chapter
60, Article
III, Provisions Applicable to Both Planning Board and Zoning Board of Adjustment, of the Code of the Township).
At the meeting of the Planning Board at which the application is to be first considered, the Planning Board shall first determine that the application is complete in accordance with §§
205-13 through
205-16, inclusive. If it is determined that the application is incomplete, the Planning Board shall immediately notify, in writing, the applicant of the incompleteness, specifying the deficiencies, which shall not be deemed to preclude a subsequent complete resubmission upon payment of the prescribed fee. If it determined that the application is complete:
A. If the application is for a subdivision of 10 or fewer lots, the
Planning Board shall grant or deny preliminary approval within 45
days of the date of submission of the complete application or within
such further time as may be consented to in writing by the applicant.
B. If the application is for a subdivision of more than 10 lots, the
Planning Board shall grant or deny preliminary approval within 95
days of the date of submission of the complete application or within
such further time as may be consented to in writing by the applicant.
Failure of the Planning Board to act within the period prescribed
shall constitute major subdivision preliminary approval.
C. The applicant shall not proceed with installation of the required
improvements until a performance guarantee is posted therefor, and
no building permits shall be issued unless the required improvements
have been completed and accepted or a performance guarantee posted
therefor.
Preliminary approval of a major subdivision shall, except as
provided in Subsection D of this section, confer upon the applicant
the following rights for a three-year period from the date of the
preliminary approval:
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 and off-tract improvements, except
that nothing herein shall be construed to prevent the Township from
modifying by ordinance such general terms and conditions of preliminary
approval as relate to public 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 subdivision plat.
C. That 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.
D. In the case of an application involving an area of 50 acres or more, the Planning Board may grant the rights referred to in Subsections
A,
B and
C 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.
E. Prior to the commencement of any construction, final detailed engineering plans shall be submitted to and approved by the Township Engineer. The applicant shall deposit with the Township Clerk such fee for engineering review as is provided in §
205-57.
The final plat, titled as such, shall be submitted in the form
of one linen or Mylar, two cloth and nine black-on-white paper prints
on sheets of uniform size of one of four standard sizes (namely 30
inches by 42 inches, 24 inches by 36 inches, 15 inches by 21 inches
or 8 1/2 inches by 13 inches), provided that when more than one
sheet is required, an index sheet of the same dimensions shall be
filed showing the entire subdivision on one sheet, and each separate
sheet shall show references to the adjoining sheets, at a scale of
not less than one inch equals 200 feet and in compliance with the
provisions of N.J.S.A. 46:26B-1 et seq. (Map Filing Law), as amended.
The final plat shall show the same information required for preliminary
approval, in addition to the following:
A. Tract boundary lines, streets, sight triangles, easements and other
rights-of-way, street names, land reserved or dedicated to public
use, all lot lines and other site lines, with accurate dimensions,
bearing or deflection angles and radii, arcs and center angles of
all curves shall all be based on an actual survey by a land surveyor
licensed to practice in the State of New Jersey. All dimensions, both
linear and angular, of the exterior boundaries of the subdivision
shall be balanced and closed within a limit of error of one to 10,000
and of all lot lines to within one to 20,000. All dimensions, angles,
and bearings given on the map must be referred to at least one permanent
monument, which shall be indicated on the map.
B. Block and lot numbers in accordance with established standards and
in conformity with the Township Tax Map as approved by the Township
Engineer.
C. Cross sections, profiles and established grades of all streets as
approved by the Township Engineer.
D. Plans and profiles of all storm and sanitary sewers and water mains
as approved by the Township Engineer.
E. Location and description of all monuments as required under §
205-68, with at least one corner of the subdivision tied to a USGS bench mark(s), with data on the plat as to how the bearings were determined.
F. Any changes between the information set forth in the preliminary
plat and that which has actually been affected.
Final approval of a major subdivision shall expire 95 days from
the date of signing of the plat unless, within such period, the plat
shall have been duly filed by the developer with the County Clerk.
The Planning Board may, for good cause shown, extend the period for
recording for an additional period not to exceed 190 days from the
date of signing of the plat.
Before granting preliminary approval of an application for a major subdivision, the Planning Board shall require the applicant to deposit with the Township the inspection fee provided in §
205-57 to compensate the Township Engineer for performing an inspection of the sidewalk, curb, street and storm drainage improvements and other appropriate improvements. After approval and after the applicant has initiated construction thereof, the Township Engineer shall make the inspections and submit written reports with respect to the results of such inspections to both the Clerk and the applicant. Additionally, the Township Engineer shall advise the Clerk and the applicant of the Township Engineer's inspection fees. Thereafter the inspection fees shall be paid from the deposit. If the applicant should decide to permanently discontinue work on the subdivision in question before its completion, the applicant may make written application to the Planning Board for the refund of the unencumbered portion of the deposit. Submission of this application shall constitute a waiver of all rights which may have accrued to the applicant with respect to the subdivision covered by that application.