In all zones, for all proposed uses, subdivisions, site development
or construction, other than exempt development, site plan and/or subdivision
approval shall be required prior to:
A.
The issuance of a development permit.
B.
The issuance of a building permit for any new structure or for any
addition to or alteration of an existing structure.
C.
Any change of use of land or structure to a use for which any of
the standards of this chapter are more restrictive or stringent.
D.
Any expansion of the total number of employees, number of employees
in any shift or the number of vehicles to be stored or parked on the
site exceeding 15% of the amount existing at the time of passage of
this chapter or as set forth at the time of a previous site plan approval.
E.
The construction or alteration of any public facility, structure
or building for which referral to the Planning Board for review and
recommendation is required by N.J.S.A. 40:55D-31.
F.
The construction or alteration of or addition to any off-street parking
area which provides an increase of 10 or more vehicle parking spaces.
A.
Application shall first be made to the administrative officer for issuance of a development permit by any person wishing to undertake any of the following, unless the proposed undertaking is a single-family dwelling on an existing lot of record in the Pinelands Area, in which case a preliminary zoning permit shall instead be required pursuant to the provisions of § 244-78:
[Amended 3-23-1998 by Ord. No. 9-98]
(1)
Construct a new building or structure.
(2)
Add to or structurally alter any existing building.
(3)
Change the use on any land or within any building or structure.
(4)
Any expansion of the total number of employees, number of employees
in any shift or the number of vehicles to be stored or parked on the
site exceeding 15% of the amount existing at the time of passage of
this chapter or as set forth at the time of a previous site plan approval.
(5)
Construct, add to or alter any parking area, signs, lighting, drainage
facility or any other site improvement above and/or below ground level.
(6)
Alter the existing condition of any parcel of land, including the
filling or excavation of land.
(7)
Erect a fence in conjunction with any nonfarm use.
B.
If the administrative officer shall determine that the proposed undertaking
is an exempt development which conforms in all aspects to the requirements
of this chapter and does not require direction for issuance of a building
permit pursuant to N.J.S.A. 40:55D-34 or 40:55D-36, he shall issue
a development permit, and the applicant may then apply for a building
permit and/or other permits that may be required.
C.
If the administrative officer shall determine that the proposed undertaking
is an exempt development but does not conform in all aspects to the
requirements of this chapter and/or requires direction for issuance
of a building permit pursuant to N.J.S.A. 40:55D-34 or 40:55D-36,
he shall instruct the applicant that Board of Adjustment approval
of an application for development for variance and/or direction for
issuance of a building permit is required before a development permit
may be issued allowing the applicant to apply for a building permit
and/or other permits that may be required.
D.
If the administrative officer shall determine that the proposed undertaking
is not an exempt development, he shall instruct the applicant that
Planning Board or Board of Adjustment approval of an application for
development is required. He shall further advise the applicant which
Board has jurisdiction over the application for development and which
of the following approvals are required:
E.
The Planning Board or Board of Adjustment shall hear and act upon
any requests for granting of variances, conditional use approval and/or
direction for the issuance of a building permit at the same time that
it hears and acts upon a minor subdivision, minor site plan, preliminary
plat of a major subdivision or a preliminary plat of a major site
plan. No such action shall be taken simultaneously with any action
on a sketch plat of a major subdivision or major site plan. Such simultaneous
action shall not be taken in conjunction with a final plat of a major
subdivision or major site plan unless revisions in the plat subsequent
to preliminary plat approval shall have created the need for such
simultaneous action.
A.
Submission requirements. Eighteen sets of the application for development shall be submitted and shall be accompanied by 11 sets of the required plats, plans, maps and supporting attachments, exhibits and information. Applications for development shall not be accepted by the Office of Planning and Zoning unless they are accompanied by the required fees as set forth in § 244-12 of this chapter.
[Amended 4-23-2001 by Ord. No. 12-01]
B.
Administrative procedure. Upon the receipt of an application for
development, the Office of Planning and Zoning shall forward one set
of the application and one set of each of the accompanying plans,
maps, supporting attachments, exhibits and information to the office
of the Planning Board Engineer.
C.
Engineering review. The Board Engineer shall review applications
for development for site plan, subdivisions and conditional uses and
shall advise the applicant's engineer of any technical deficiencies,
required changes and/or recommended changes. Eighteen copies of revised
plans and attachments, which correct all deficiencies, incorporate
all required changes and satisfactorily consider all recommended changes,
shall be submitted to the Office of Planning and Zoning for processing.
[Amended 4-23-2001 by Ord. No. 12-01]
D.
Certificate of completeness. When all submission requirements have
been fulfilled and, in the case of site plans, subdivisions and conditional
uses, when reports have been prepared indicating that the plans and
attachments submitted are in technical compliance, the administrative
officer shall issue a certificate of completeness and schedule the
application for development for public hearing before the Planning
Board or Board of Adjustment.
E.
Conditional approvals.
(1)
After issuance of a certificate of completeness, all applications
for development shall be acted upon by the Planning Board or Board
of Adjustment within the time limits set forth in this chapter, or
within such further time as may be consented to by the applicant.
If required, approvals from other governmental agencies have not been
received prior to Planning Board or Board of Adjustment approval of
an application for development, such approval shall be conditional
upon the subsequent approval or approvals by the other government
agencies, unless the applicant shall request that such approval be
withheld until the approval or approvals from the other government
agencies have been received.
(2)
If approval is granted conditioned upon the subsequent approval of another governmental agency and such governmental agency requires revisions in the plat which alter the layout and/or design standards approved by the Planning Board or Board of Adjustment to an extent that the administrative officer determines that the basis upon which the approval was granted has been changed, the applicant shall be required to receive revised approval from the Planning Board or Board of Adjustment and pay the fees for such revised approval set forth in § 244-12 of this chapter.
F.
Planning Board action. In acting upon an application for development
for a subdivision, site plan or conditional use, the Planning Board
shall consider whether the submittal complies with the following standards
and regulations:
(1)
The proposed use is consistent with the Master Plan.
(2)
The plat submission contains all of the information and data required
by this chapter.
(3)
The details and improvement standards of the plat are in accordance
with the standards of this chapter.
(4)
Adequate provision is made for safe and convenient vehicular traffic
access, circulation and parking.
(5)
Adequate provision is made for safe and convenient pedestrian circulation.
(6)
Ingress and egress for the site will not unduly impede or obstruct
the flow of traffic on public streets.
(7)
Adequate provision has been made for the collection and disposal
of stormwater runoff.
(8)
Adequate provision has been made to screen adjoining residential
properties from any adverse effects that might result from outdoor
lighting, buildings, parking areas, refuse storage areas, recreation
area, equipment areas, bulk storage areas or similar utilities or
structures located on the site.
(9)
Adequate provision has been made for compliance with the performance
standards of this chapter.
(10)
Adequate provision has been made to provide structures and uses
of a quality and design which will not produce adverse effects on
existing developments in the surrounding area or future uses designated
for the surrounding area in the Master Plan.
(11)
The proposed development is compatible with approved subdivisions
and/or site plans for adjacent and nearby parcels of land.
G.
Issuance of development permit. Approvals of all applications for
development shall not be valid until all of the following have taken
place:
(1)
The administrative officer shall certify that all conditions of approval
have been satisfied.
(2)
In the case of applications for development for site plans and subdivisions,
the applicant shall submit for signature to the Office of Planning
and Zoning the reproducible original of the plat and 10 paper prints,
all with the Ocean County Planning Board stamp and signature of the
Chairman.
(3)
After signature, the Office of Planning and Zoning shall return the
reproducible original of the plat and attachments to the applicant.
(4)
For all applications for development that receive final plat approval,
the administrative officer shall issue a development permit after
the plat has been signed. The date of the development permit shall
be the date upon which the approval becomes valid. The date upon which
the approval of applications for development related to a preliminary
plat becomes valid shall be the date on which the plat is signed by
the Chairman and Secretary or Assistant Secretary of the Planning
Board or Board of Adjustment. However, the period of time for which
certain rights are conferred upon the applicant shall commence on
the date which the Planning Board or Board of Adjustment granted approval.
H.
Administrative approval may be granted for changes to any previously
approved site plan or subdivision, which changes comply with the following:
(1)
Technical changes in engineering design, location of facilities and
improvements, or composition of the same, may be granted by the Township
Engineer if said changes have no affect on the purpose and intent
of the initial approval and said changes do not diminish setbacks
or location of improvements less than stipulated or required by ordinance
or increase the dimension of any building or facility beyond 10% of
the original approval, provided that all other requirements or stipulations
of approval have been met.
(2)
Any changes in location of facilities as above mentioned may be approved
administratively by the full Board upon petition of the applicant
or at the discretion of the Township Engineer unless the same impacts
the subject matter of a public hearing or substantially changes the
location of any facility or building beyond the content of said original
approval.
A.
Required documents. Prior to the issuance of a certificate of completeness,
the administrative officer shall determine that the following have
been submitted in proper form:
(1)
Proof from the Tax Office that real estate taxes and local assessments
have been paid to date.
(2)
Proof of submission to the Ocean County Planning Board.
(3)
Proof of submission to the Jackson Township Municipal Utilities Authority.
(4)
Proof of submission to the Ocean County Soil Conservation Service.
(5)
Proof of submission to the Ocean County Board of Health.
(6)
Proof of submission to the Jackson Township Environmental Commission.
(7)
Application for a floodplain encroachment, where required.
(8)
Application for a state wetlands approval, where required.
(9)
Other submittals that may be required by the Planning Board Engineer,
Planning Board or federal, state or local law.
(10)
A request for the granting of any variances, waivers or other
approvals required from the Planning Board.
(11)
Required application and escrow fees.
(12)
Eighteen copies of the plat and attachments meeting the requirements
set forth below.
[Amended 4-23-2001 by Ord. No. 12-01]
B.
Plat requirements.
(1)
General requirements. The plat for a minor subdivision shall be drawn
at a scale of not less than 100 feet to the inch, shall conform to
the provisions of Chapter 141 of the Laws of 1960 of the State of
New Jersey, as amended and supplemented,[1] and shall include or be accompanied by the information
specified below:
(a)
All dimensions, both linear and angular, of the exterior boundaries
of the subdivision. All lots and lands reserved or dedicated for public
use shall balance, and their descriptions shall close within a limit
of error of not more than one part in 10,000.
(b)
The minor subdivision shall be based upon a current boundary
survey certified to by the subdivider and prepared or recertified
not less than 12 months prior to the date of application. The outbound
survey and subdivision shall be in New Jersey State Plane Coordinates,
North American Datum, 1983. To assure the compatibility of the survey
data and the Geographic Information System (GIS) in the course of
development in the Township, the basis of bearings for all surveys
must be stated in the New Jersey Plane Coordinate System, as adopted
by state statutes and standards. The minor subdivision plat must contain
a factual statement indicating the control monuments and methodologies
used to establish the bearing system. Bearings shall be stated in
degrees, minutes and seconds (as a whole integer). Survey distances
defining the property and plane coordinate values of the description
point of beginning and one other property corner shall be stated.
Property surveys must close mathematically in all cases. Coordinated
positions, bearings and distances, including the methodology for their
establishment, must meet or exceed the published standards for Third
Order, Class I accuracy.
[Amended 6-8-1998 by Ord. No. 16-98]
[1]
Editor's Note: See N.J.S.A. 46:23-9.9 et seq.
(2)
Title block. The title block shall appear on all sheets and shall
include:
(a)
The title of "Minor Subdivision."
(b)
The name of the subdivision, if any.
(c)
The Tax Map sheet, block and lot number(s) of the tract to be
subdivided as shown on the latest Township Tax Map, the date of which
shall also be shown.
(d)
The acreage of the tract being subdivided to the nearest hundredth
of an acre.
(e)
The names and addresses of owner and subdivider so designated.
(f)
The date of the original plat and all revisions thereto.
(g)
The name(s), signature(s), address(es) and license number(s)
of the engineer and/or land surveyor who prepared the map and made
the survey. The plat shall bear the embossed seal of said engineer
and/or land surveyor.
(3)
Detailed information. Detailed information shall be as follows:
(a)
A key map, at a scale of not less than one inch equals 2,000
feet, which shall be based on a reproduction of the Tax Map sheet,
or portions thereof, and shall show the subject site with reference
to surrounding areas, existing streets, the names of all such streets
and any zone boundary or municipal boundary within 500 feet of the
property in question.
(b)
The names and addresses of all owners of and property lines
of parcels within 200 feet of the land to be subdivided, including
properties across the street, as shown by the most recent records
of the Township of Jackson, or of the municipality of which the property
is a part. The list of property owners shall also indicate the use
of parcels within 200 feet.
(c)
All zone boundaries and Tax Map sheet, lot and block numbers,
existing streets and watercourses within 200 feet of the boundaries
thereof and both the width of the paving and the width of the right-of-way
of each street, existing public easement and Township border within
200 feet of the subdivision.
(d)
All existing structures, with an indication of those which are
to be destroyed or removed, and the front, rear and side yard dimensions
of those to remain, referenced to proposed lot lines.
(e)
All existing and proposed public easements or rights-of-way
and the purposes thereof.
(f)
The existing system of drainage of the subdivision and of any
larger tract of which it is a part, together with information on how
it is proposed to dispose of surface drainage.
(g)
All proposed lot lines and the areas of all lots in square feet.
The areas and dimensions specified shall be shown to the nearest hundredth
of a square foot or hundredth of a linear foot.
(h)
North arrow.
(i)
Written and graphic scales.
(j)
Schedule on the plat indicating the acreage of the tract, the
number of lots, the zone, the minimum required lot areas and setbacks
and dimensions (both required and proposed).
(k)
Signature within the appropriate certificate block of the engineer
and/or land surveyor who prepared the plat and the embossed seal of
same.
(l)
All required endorsements or certifications and space for the
appropriate signatures.
(n)
Proposed lot and block numbers, subject to approval by the Township
Engineer.
(o)
Such other information as the Planning Board and/or Planning
Board Engineer may require or request during the review of the application
for classification and approval as a minor subdivision.
C.
Conditions of approval. Any approval of an application for development
for a minor subdivision granted by the Planning Board shall be subject
to the following conditions being satisfied prior to signing of the
plat or issuance of a development permit:
(1)
Installation of or posting of performance guaranties for the installation
of any improvements required by the Planning Board.
(2)
Ocean County Planning Board approval, if not previously granted.
(3)
Ocean County Board of Health approval, if necessary and not previously
granted.
(4)
Jackson Township Municipal Utilities Authority approval, if not previously
granted, or a letter of no interest.
(5)
Jackson Township Environmental Commission review, if not previously
received.
(8)
Submission of additional prints of the plat map and attachments for
distribution, if required.
(9)
Any other conditions which may be imposed by the Planning Board or
which may be required by federal, state or local law.
E.
Resolution compliance. Upon approval of a minor subdivision plat
by the municipal agency, the applicant shall submit, to the Office
of Planning and Zoning, the original Mylar and seven paper prints,
all with the stamp of approval of the Ocean County Planning Board
and the signature of the Chairman of the Ocean County Planning Board.
The Office of Planning and Zoning shall transmit the original Mylar
and the seven prints to the Township Engineer, who shall be responsible
for reviewing the plat for compliance with the resolution of approval
adopted by the municipal agency. After said review, the Township Engineer
shall retain one print, send one print to the applicant's engineer,
and return five prints and the original Mylar of the plat to the Office
of Planning and Zoning for signature by all appropriate municipal
officials. Upon being signed by Township officials, the plat shall
be picked up by the applicant. The Office of Planning and Zoning shall
retain five prints of the plat for its records and for distribution
to various municipal offices.
F.
Filing of approved plat. If the applicant desires to proceed with
a subdivision for which approval as a minor subdivision has been granted,
he shall file with the county recording officer a deed or an approved
minor subdivision plat drawn in compliance with Chapter 141 of the
Laws of 1960, as amended and supplemented,[4] within 190 days from the date of approval by the Planning
Board. In the event that the subdivider fails to so file within the
period allowed, the approval of the plat shall expire.
[4]
Editor's Note: See N.J.S.A. 46:23-9.9 et seq.
[Added 8-8-2005 by Ord. No. 32-05[1]]
A.
Disclosure requirements.
(1)
Any applicant for a variance pursuant to N.J.S.A. 40:55D-70d or a
variance pursuant to N.J.S.A. 40:55D-70c in conjunction with any application
for a subdivision not considered a minor subdivision pursuant to local
ordinance or a site plan not considered a minor site plan pursuant
to local ordinance as well as any application for a subdivision not
considered a minor subdivision pursuant to local ordinance or site
plan not considered a minor site plan pursuant to local ordinance
requiring waivers or exceptions pursuant to N.J.S.A. 40:55D-51 shall
include in the application contribution disclosure statements for
all developers; all associates of said developers who would be subject
to disclosure pursuant to N.J.S.A. 40:55D-48.1 or 40:55D-48.2; and
all professionals who apply for or provide testimony, plans, or reports
in support of said variance and who have an enforceable proprietary
interest in the property or development which is the subject of the
application or whose fee in whole or part is contingent upon the outcome
of the application. Regardless of whether the owner of the property
which is the subject of the variance application falls in any of the
categories established in the preceding sentence, the applicant shall
include in the application a contribution disclosure statement for
said owner.
(2)
During the pendency of the application process until final site plan
approval is granted, any applicant required to comply with this section
shall amend its contribution disclosure statements to include continuing
disclosure of all contributions within the scope of disclosure requirement
of the above paragraph.
B.
Inclusion of contribution disclosure statements as an element of
the application checklist.
(1)
An application checklist ordinance is hereby adopted pursuant to N.J.S.A. 40:55D-10.3 to require that the contribution disclosure statements specified in Subsection A of this section be submitted by the applicant for all applications for variance relief pursuant to N.J.S.A. 40:55D-70d as well as for relief pursuant to N.J.S.A. 40:55D-70c or N.J.S.A. 40:55D-51 in applications for site plan and subdivision approval not considered to be minor site plans or minor subdivisions pursuant to local ordinance.
(2)
The Township Planning Board and Board of Adjustment shall amend their application checklists for variances pursuant to N.J.S.A. 40:55D-70d as well as for relief pursuant to N.J.S.A. 40:55D-70c or N.J.S.A. 40:55D-51 in applications for site plan and subdivision approval not considered to be minor site plans or minor subdivisions pursuant to local ordinance to include the contribution disclosure statements specified in Subsection A of this section.
(3)
An application shall not be deemed complete by the administrative
official or accepted for public hearing by the municipal agency until
the required contribution disclosure statements are submitted.
C.
Availability of the disclosure statement. All contribution disclosure
statements shall be available in the office of the administrative
officer for review by any member of the public.
D.
Intent of the disclosure statement. It is the intent of this section
that the disclosure statement shall serve to inform the public and
not serve as evidence relevant to the decision criteria for variance
applications pursuant to N.J.S.A. 40:55D-70d as well as for relief
pursuant to N.J.S.A. 40:55D-70c or N.J.S.A. 40:55D-51 in applications
for site plan and subdivision approval not considered to be minor
site plans or minor subdivisions pursuant to local ordinance.
[1]
Editor's Note: This ordinance also provided an effective date
of 1-1-2006.
A.
Required documents. Prior to the issuance of a certificate of completeness
or scheduling of a preliminary plat of a major subdivision for public
hearing before the Planning Board, the administrative officer shall
determine that the following have been submitted in proper form:
(1)
Proof from the Tax Office that real estate taxes and local assessments
have been paid to date.
(2)
Proof of submission to the Ocean County Planning Board.
(3)
Proof of submission to the Ocean County Board of Health.
(4)
Proof of submission to the Ocean County Soil Conservation District.
(5)
Proof of submission to the Jackson Township Municipal Utilities Authority.
(6)
Proof of submission to the Jackson Township Bureau of Fire Prevention.
(7)
Proof of submission to the Jackson Township Environmental Commission.
(8)
Application for a floodplain encroachment permit, where required.
(9)
Application for a state wetlands permit, where required.
(10)
Other submittals which may be required by the Planning Board
Engineer, Planning Board or federal, state or local laws.
(11)
A request for the granting of any variances, waivers or other
approvals required from the Planning Board.
(12)
Payment of the required application and escrow fees.
(13)
Eighteen copies of a plat and attachments meeting the requirements
set forth below.
[Amended 4-23-2001 by Ord. No. 12-01]
B.
Plat requirements.
(1)
General requirements. All plats containing proposals or design for
drainage, streets and subdivision layouts shall be prepared by a professional
engineer licensed to practice in the State of New Jersey and shall
bear the address, signature, embossed seal and license number of said
professional engineer. The preliminary plat shall be based on a land
survey conducted not more than five years prior to the date of application
and certified to the subdivider and shall be drawn at a scale of not
less than 100 feet to the inch for subdivisions up to 100 acres in
size and not less than 200 feet to the inch for subdivisions over
100 acres in size and shall show or be accompanied by the information
specified below. The outbound survey shall be in New Jersey State
Plane Coordinates, North American Datum, 1983. To assure the compatibility
of the survey data and the Geographic Information System (GIS) in
the course of development in the Township, the basis of bearings for
all surveys must be stated in the New Jersey Plane Coordinate System,
as adopted by state statutes and standards. The subdivision plat must
contain a factual statement indicating the control monuments and methodologies
used to establish the bearing system. Bearings shall be stated in
degrees, minutes and seconds (as a whole integer). Survey distances
defining the property and plane coordinate values of the description
point of beginning and one other property corner shall be stated.
Property surveys must close mathematically in all cases. Coordinated
positions, bearings and distances, including the methodology for their
establishment, must meet or exceed the published standards for Third
Order, Class I accuracy.
[Amended 6-8-1998 by Ord. No. 16-98]
(2)
Title block. The title block shall appear on all sheets and shall
include:
(a)
Title of "Preliminary plat — Major Subdivision."
(b)
Name of subdivision, if any.
(c)
Tax Map sheet, block and lot number(s) of the tract to be subdivided
as shown on the latest Township Tax Map, the date of which shall also
be shown.
(d)
Date of original plat and all revisions thereto.
(e)
Name(s) and address(es) of the owner and subdivider, so designated.
(f)
Name(s), signature(s), address(es) and license number(s) of
the engineer and/or land surveyor who prepared the map. The plat shall
bear the embossed seal of said engineer and/or land surveyor.
(3)
A key map, at a scale of not less than one inch equals 2,000 feet,
which shall be based on a reproduction of the Tax Map sheet, or portions
thereof, and shall show the subject site with reference to surrounding
areas, existing streets, the names of all such streets and any zone
boundary or municipal boundary within 500 feet of the property in
question.
(4)
The names and addresses of all owners of and property lines of parcels
within 200 feet of the site, including properties across the street,
as shown by the most recent records of the Township of Jackson or
of the municipality of which the property is a part. The list of property
owners shall also indicate the use of all parcels within 200 feet
of the subject site.
(5)
A schedule shall be placed on the map indicating the acreage of the
tract, the number of lots, the zone, the minimum required lot areas,
setbacks, yards and the dimensions and percentage of open space and
recreation acreage provided.
(6)
The preliminary plat shall be based on a current, certified boundary
survey as required above with sufficient lines of the adjoining tracts
surveyed to establish any overlap or gap between the adjoining boundary
lines and the boundary lines of the tract in question. The date of
the survey and the name of the person making the same shall be shown
on the map.
(7)
Contours.
(a)
Existing one-foot-interval contours based on National Geodetic
Vertical Datum shall be shown extending a minimum of 100 feet beyond
the boundary of the tract in question and shall be certified by a
New Jersey licensed surveyor or professional engineer as to accuracy,
except that where the slopes exceed 5%, a two-foot interval may be
used, and if the slopes exceed 10%, a five-foot interval is permissible.
The source of elevation datum base shall be noted. If contours have
been established by aerial photography, a check profile shall be made
on the boundary line of the tract and certified by a New Jersey licensed
land surveyor.
(b)
Ninety percent of elevations interpolated from contour lines
shall be within 1/2 the contour interval when referred to the nearest
bench mark. All spot elevations shall be to the nearest 0.1 foot and
accurate to within 0.3 foot.
(c)
Ninety percent of all planimetric features shown on the map
shall be within 1/40 inch of their true position, and no planimetric
features will be out of true position more than 1/20 inch at map scale
when referenced to the nearest field-established station. A statement
of compliance and/or a complete statement concerning any areas of
noncompliance with this requirement shall be placed on the preliminary
plat.
(8)
All existing streets, watercourses, floodplains, floodways and flood
areas within the proposed subdivision and within 200 feet of the boundaries
thereof, both the width of the paving and the width of the right-of-way
of each street, existing public easement and Township borders within
200 feet of the subdivision.
(9)
All existing structures, an indication of those which are to be destroyed
or removed and the front, rear and side yard dimensions of those to
remain.
(10)
The boundaries, nature, extent and acreage of wooded areas and
other important physical features, including swamps, bogs, wetlands
and ponds within the proposed subdivision and within 200 feet thereof.
(11)
The layout of the proposed subdivision drawn in compliance with
the provisions of this chapter.
(12)
All existing and proposed public easements or rights-of-way
and the purposes thereof, and proposed streets within the proposed
subdivision. The proposed streets shall show the right-of-way and
proposed pavement widths.
(13)
The existing system of drainage of the subdivision and of any
larger tract of which it is a part, together with information on how
it is proposed to dispose of surface drainage.
(14)
The acreage of the drainage area or areas of each natural or
man-made watercourse traversing the subdivision, including the area
within the subdivision and the area upstream from the subdivision.
(15)
All proposed lot lines and the areas of all lots in square feet.
The areas and dimensions specified should be accurate to within minus
-0% and plus +4%; for example, a lot line specified as 250 feet long
should not be less than 250 feet but may be as long as 260 feet.
(16)
North arrow.
(17)
Written and graphic scales.
(18)
Preliminary utility layouts showing methods of connection and
sources of service.
(19)
The proposed location and area, in acres and square feet, of
all proposed open space areas.
(20)
The types and locations of all stakes, marks or flagged points,
if any, placed on the property to aid in on-site inspections. The
Planning Board may require that the marks or stakes, as a minimum,
be placed at the intersection of all lines of the tract boundary with
existing streets, at the center of all culs-de-sac, at all internal
street intersections, along street tangents at intervals not exceeding
500 feet and at such additional locations as the Planning Board may
deem necessary. The locations indicated on the plat shall be accurate
within plus or minus 10 feet. Any traverse lines cut out and/or marked
on the site shall be shown on the plat. If such on-site points, as
above discussed, have not been established at the time of submission
of a tentative plat, the Planning Board may give the subdivider 15
days' notice of the date of any proposed site inspection by the Board,
so the points may be set.
(21)
The tentative plat shall show, on the property to be subdivided
and within 200 feet thereof, all existing paper streets, dirt roads,
paved streets, curbs, manholes, sewer lines, water and gas pipes,
utility poles, ponds, swamps and all other topographical features
of a physical or engineering nature.
(22)
A preliminary on-site grading and drainage plan containing the
following shall be submitted:
(a)
The preliminary plat shall show or be accompanied by a preliminary
grading and drainage plan which shall show locations of all existing
and proposed drainage swales and channels, retention-recharge basins,
the scheme of surface drainage and other items pertinent to drainage,
including the approximate proposed grading contours at one-foot intervals,
except that if slopes exceed 5%, a two-foot interval may be used,
and if they exceed 10%, a five-foot interval is permissible. Data
shall be National Geodetic Vertical Datum, and the source of data
shall be noted.
(b)
The plan shall outline the approximate area contributing to
each inlet.
(c)
All proposed drainage shall be shown with preliminary pipe types
and sizes, invert elevations, grades and direction of flow. The direction
of flow of all surface waters and all watercourses shall be shown.
(d)
The preliminary grading and drainage plan shall be accompanied
by drainage calculations made in accordance with standards set forth
in this chapter.
(23)
Preliminary off-site drainage plan. The preliminary plat shall
also be accompanied by a preliminary off-site drainage plan prepared
in accordance with the following standards:
(a)
The plan shall consist of an outline of the entire drainage
basin in which the property to be subdivided is located. The terminus
of the basin and existing ground contours or other basins for determining
basin limits shall be shown.
(b)
Pertinent off-site existing drainage, which receives or discharges
runoff from or onto the site, shall be shown with elevations of inverts,
pipe types and sizes or other appropriate physical data for open or
nonpipe conduits.
(c)
To the extent that information is available and may be obtained
from the county or municipal engineer(s), any existing plans for drainage
improvements shall be shown.
(d)
In the event that a temporary drainage system is proposed, tentative
plans of that system shall be shown.
(24)
Preliminary center-line profiles showing all proposed drainage;
all existing and proposed finished roadway grades; channel section
details; pipe sizes, type and inverts; road crowns and slopes; and
all other proposed drainage structures and connections shall be shown.
(25)
Boring logs. Unless the Planning Board Engineer shall determine
that fewer boring logs are required or that some or all of the boring
logs may be deferred to the final plat state, the preliminary plat
shall be accompanied by a set of boring logs and soil analyses for
borings made in accordance with the following requirements:
(a)
Borings shall be spaced evenly throughout the tract.
(b)
One boring not less than 15 feet below the proposed grade or
20 feet minimum depth shall be made for every five acres, or portion
thereof, of land within a tract where the seasonal high water table
is found to be six feet or more below the proposed or existing grade
at all boring locations.
(c)
In addition to the above, in those areas where the seasonal
high water table is found to be six feet or less below the existing
or proposed grade, one additional boring per acre, or portion thereof,
shall be required. If the construction of homes with basements is
contemplated, at least one boring shall be located on each lot within
the building setback lines.
(d)
Boring logs shall show soil types and characteristics encountered,
groundwater depths, the methods and equipment used, the name of the
firm, if any, making the borings and the name of the person in charge
of the boring operation. The boring logs shall also show surface elevations
to the nearest 0.1 foot and shall indicate the estimated seasonal
high water table depth taking soil mottling into consideration.
(e)
Based on the borings, the preliminary plat shall clearly indicate
all areas having a seasonal high water table within two feet of the
existing surface of the land, or within two feet of proposed grade,
or all areas within which two feet or more of fill is contemplated
or has previously been placed.
(26)
The location, dimensions, area and disposition of any park and
recreation areas shall be shown and noted on the preliminary plat
and shall be subject to the approval of the Planning Board.
(27)
If the Planning Board Engineer and/or Planning Board determines
that specimen trees located on the site may have an effect on the
proper layout of the subdivision, it may be required that the location,
caliper and type be shown on the plat for the following:
(a)
Living deciduous trees having a trunk of 18 inches' diameter
or more at breast height.
(b)
All living coniferous trees having a trunk of 12 inches' diameter
or more at breast height.
(c)
All living flowering dogwood (Cornus florida) or American holly
(Ilex opaca) trees having a trunk of three inches' diameter or greater
at breast height.
(d)
All native laurel (Kalmia latifolia) shrubs having a root crown
of three inches or greater measured at the soil or surface level.
(28)
The location of proposed depressed pedestrian ramps and other
facilities for the handicapped.
(29)
For an application creating seven or more new lots, an environmental impact statement (EIS) shall be provided which addresses the requirements set forth in § 244-189 of this chapter.
(30)
A tree-save plan shall be submitted, which generally outlines
the limits of tree removal and disturbance and location of any specimen
or extraordinary trees.
(31)
A traffic impact study shall be submitted which addresses the requirements set forth in § 244-218 of this chapter.
(32)
Sectionalization and staging plans. A preliminary sectionalization
and staging plan showing the following:
(a)
If the subdivision is proposed to be filed for final approval
in sections, the plan shall show each section and the anticipated
date of filing for each section. The staging of the various sections
in the subdivision shall be such that if development of the subdivision
were to be discontinued after the completion of any section, the developed
portion of the subdivision would be provided with adequate street
drainage utility systems. The size and staging of the section in a
subdivision shall be established to promote orderly development and
shall be subject to the approval of the Planning Board.
(b)
The sectionalization and staging plan shall identify, for each
lot or group of lots in the subdivision, those improvements that will
be completed prior to application for certificates of occupancy. The
plan should demonstrate that the staging of construction will minimize
adverse effects upon occupied buildings in the subdivision and adjoining
properties.
(33)
The applicant shall submit such other information as the Planning
Board and/or Planning Board Engineer may require or request for the
review of the preliminary plat.
(34)
It is recognized that in certain instances, the uniqueness of
a particular proposal may require the waiver of some of the information
required herein. The Planning Board may consider and, for cause shown,
may waive strict conformance with such of these plat map details and
other engineering documents as it sees fit. Any developer desiring
such action should present with his application for development a
listing of all such waivers desired, together with the reasons therefor.
It shall also be indicated on the plat map that this plan, as some
plat map details and engineering documents are not so indicated on
the plat map, will not be used for construction purposes.
C.
Conditions of approval.
(1)
Any approval of an application for a preliminary plat of a major
subdivision shall be subject to the following conditions being satisfied,
within 18 months from the date of approval by the Planning Board,
prior to the signing of the plat:
(a)
Ocean County Planning Board approval, if not previously granted.
(b)
Ocean County Board of Health approval, if not previously granted.
(c)
Ocean County Soil Conservation District approval, if not previously
granted.
(d)
Jackson Township Municipal Utilities Authority approval, if
not previously granted, or a letter of no interest.
(e)
Jackson Township Bureau of Fire Prevention approval, if not
previously granted.
(f)
Jackson Township Environmental Commission review, if not previously
received.
(g)
Any other conditions which may be imposed by the Planning Board
or may be required by federal, state or local laws.
(i)
Submission of additional prints of the plat and attachments
for distribution, if required.
(2)
The Planning Board may also condition its preliminary approval upon
the applicant's providing for certain revisions or additions to the
final plat submission.
(3)
An extension of the eighteen-month period within which to comply
with the conditions of approval imposed by the Board may be granted
by said Board for a period of time it determines.
D.
Certification. In the event that the application for a preliminary
plat of a major subdivision is approved, a certificate to that effect
shall be endorsed as the preliminary plat.
E.
Resolution of compliance. Upon approval of the preliminary plat of
a major subdivision by the municipal agency, the applicant shall submit,
to the Office of Planning and Zoning, the original Mylar and seven
paper prints, all with the stamp of approval of the Ocean County Planning
Board and the signature of the Chairman of the Ocean County Planning
Board. The Office of Planning and Zoning shall transmit the original
Mylar and the seven prints to the Township Engineer, who shall be
responsible for reviewing the plat for compliance with the resolution
of approval adopted by the municipal agency. After said review, the
Township Engineer shall retain one print, send one print to the applicant's
engineer and return five prints and the original Mylar of the plat
to the Office of Planning and Zoning for signature by all appropriate
municipal officials. Upon being signed by Township officials, the
plat shall be picked up by the applicant. The Office of Planning and
Zoning shall retain five prints of the plat for its records and for
distribution to various municipal offices.
F.
Effect of preliminary approval.
(1)
Preliminary approval of a major subdivision shall, except as otherwise
provided herein, 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; layouts 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 municipality
from modifying by ordinance such general terms and conditions of preliminary
approval as they relate to public health and safety.
(b)
That the applicant shall submit for final approval within three
years after the date of preliminary approval or any extensions. If
no application for final approval is submitted within such time, then
the preliminary approval shall be deemed void.
[Amended 7-14-2003 by Ord. No. 18-03]
(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 shall govern.
(2)
In the case of a subdivision for an area of 50 acres or more, the Planning Board may grant the rights referred to in Subsection F(1)(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 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 by ordinance, such revised standards shall govern.
G.
Improvements not to be installed. Approval of a preliminary plat
shall not confer upon the developer the right to undertake any clearing
or grading and/or to install any improvements prior to final plat
approval unless it shall be determined by the Planning Board Engineer
that all of the following have been satisfied:
(1)
Such clearing, grading and/or installation of improvements would
not hinder future development or create physical or aesthetic problems
in the event that further development of the subdivision is not undertaken.
(2)
The required inspection fees shall be paid.
(3)
Adequate performance guaranties have been posted to provide for the
cost to the Township of performing work that may be necessary to protect
adjacent property owners and the public interest in the event that
such clearing, grading and/or further development of the subdivision
is not undertaken. Such performance guaranties shall include but are
not limited to the cost to the Township of providing erosion-control
facilities, seeding or otherwise stabilizing the site, drainage facilities
necessary to protect off-tract areas from flooding, screening or fencing
that may be required and all improvements to be undertaken which are
within public right-of-way or easements.
(4)
Final design plans for the details required in § 244-27B(8) through (14) and (17) shall be submitted to and approved by the Planning Board Engineer.
A.
Required documents. Prior to the issuance of a certificate of completeness
or scheduling of a final plat of a major subdivision for public hearing
before the Planning Board, the administrative officer shall determine
that the following have been submitted in proper form:
(1)
Proof from the Tax Office that real estate taxes and local assessments
have been paid to date.
(2)
Proof of submission to the Ocean County Planning Board.
(3)
Proof of submission to the Ocean County Board of Health.
(4)
Proof of submission to the Ocean County Soil Conservation District.
(5)
Proof of submission to the Jackson Township Municipal Utilities Authority.
(6)
Proof of submission to the Jackson Township Bureau of Fire Prevention.
(7)
Proof of submission to the Jackson Township Environmental Commission.
(8)
Application for a floodplain encroachment permit, when required.
(9)
Application for state wetlands approval, where required.
(10)
Application for stream encroachment permit, where required.
(11)
Other submittals that may be required by the Planning Board
Engineer, Planning Board or federal, state or local laws.
(12)
Unless waived by the Planning Board, a formal request, in appropriate
statutory form, requesting that the applicable provisions of Title
39 of the New Jersey Revised Statutes be made applicable to the site
in order to permit police regulation of traffic control devices prior
to acceptance of streets.
(13)
Payment of the required application and escrow fees.
(14)
Eighteen copies of the plat and attachments meeting the requirements
set forth below.
[Amended 4-23-2001 by Ord. No. 12-01]
B.
Plat requirements.
(1)
General requirements. A final plat shall, for all or any portion
of an approved preliminary plat, be submitted to the Planning Board
within three years of the date of approval of any preliminary plat,
including extensions thereto. In general, all requirements set forth
in this chapter for preliminary plats shall apply to final plats with
the addition of the specific additional requirements set forth herein.
[Amended 7-14-2003 by Ord. No. 18-03]
(a)
A final plat shall be drawn at a scale of not less than 100
feet to the inch, shall conform to the provisions of Chapter 141 of
the Laws of 1960 of the State of New Jersey, as amended and supplemented,[1] and shall include or be accompanied by the information
specified herein.
[1]
Editor's Note: See N.J.S.A. 46:23-9.9 et seq.
(b)
All dimensions, both linear and angular, of the exterior boundaries
of the subdivision and all lots and all lands reserved or dedicated
for public use shall balance, and their description shall close within
a limit of error of not more than one part in 10,000.
(2)
Purpose of final plat. A final plat and supporting drawings and documents
for a proposed subdivision constitute the complete and fully detailed
and documented development of the subdivision proposal and become
the basis for the construction of the subdivision and inspection by
the Township Engineer, other officials and Planning Board. The portion
of the plat intended for filing must be recorded at the Ocean County
Clerk's office to have legal status.
(3)
Title block. The title block shall appear on all sheets and shall
include:
(a)
Title of "Final Plat — Major Subdivision."
(b)
Name of subdivision, if any.
(c)
Tax Map sheet, block and lot number(s) of the tract to be subdivided
as shown on the latest Township Tax Map, the date of which shall also
be shown.
(d)
Date of the original plat and all revisions thereto.
(e)
Name(s) and address(es) of the owner and subdivider, so designated.
(f)
Name(s), signature(s), address(es) and license number(s) of
the engineer and/or land surveyor who prepared the map. The plat shall
bear the embossed seal of said engineer and/or land surveyor.
(4)
The final plat shall be based on a monumented, current, certified
boundary survey. The date of the survey and the name of the person
making the same shall be shown on the map. If 12 months or more have
passed since the date of (or date of last recertification of) the
survey, it shall be recertified and, if necessary, brought up-to-date.
Any necessary revisions from the survey used as a base for the preliminary
plat shall be specifically noted. The outbound survey and subdivision
shall be in New Jersey State Plane Coordinates, North American Datum,
1983. To assure the compatibility of the survey data and the Geographic
Information System (GIS) in the course of development in the Township,
the basis of bearings for all surveys must be stated in the New Jersey
Plane Coordinate System, as adopted by state statutes and standards.
The final subdivision plat must contain a factual statement indicating
the control monuments and methodologies used to establish the bearing
system. Bearings shall be stated in degrees, minutes and seconds (as
a whole integer). Survey distances defining the property and plane
coordinate values of the description point of beginning and one other
property corner shall be stated. Property surveys must close mathematically
in all cases. Coordinated positions, bearings and distances, including
the methodology for their establishment, must meet or exceed the published
standards for Third Order, Class I accuracy.
[Amended 6-8-1998 by Ord. No. 16-98]
(5)
A key map, at a scale of not less than one inch equals 2,000 feet,
which shall be based on a reproduction of the Tax Map sheet, or portions
thereof, and shall show the subject site with reference to surrounding
areas, existing streets, the names of all such streets and any zone
boundary or municipal boundary within 500 feet of the property in
question.
(6)
The names and addresses of all owners of and property lines of parcels
within 200 feet of the site, including properties across the street,
as shown by the most recent records of the Township of Jackson, or
of the municipality of which the property is a part. The list of property
owners shall also include the use of all parcels within 200 feet of
the subject site.
(7)
A schedule shall be placed on the map indicating the acreage of the
tract, the number of lots, the zone, the dimensions and percentage
of open space and recreation acreage provided.
(8)
All design information submissions required by the provisions of
the improvements and design standards portions of this chapter shall
accompany the final plat.
(9)
A grading plan shall be submitted showing existing and proposed grading
contours at one-foot intervals throughout the tract, except that if
slopes exceed 5%, a two-foot interval may be used; if they exceed
10%, a five-foot interval is permissible. Data shall be National Geodetic
Vertical Datum, and the source of data shall be noted. In addition
to proposed grading contours, sufficient additional spot elevations
shall be shown to clearly delineate proposed grading, including corner
elevations of buildings and first floor and basement elevations.
(10)
The limits of all areas of proposed cuts and fills, exclusive
of excavations for basements, shall be clearly designated.
(11)
An on-site drainage plan containing the following shall be submitted:
(a)
The drainage plan shall be presented in graphic form which shall
clearly show the street and lot layout and those items which are pertinent
to drainage, including existing and proposed contours as previously
required.
(b)
The plan shall outline each area contributing to each inlet.
(c)
All proposed drainage shall be shown with pipe types and sizes,
invert and grate or rim elevations, grades and direction of flow.
The direction of flow of all surface waters and of all streams shall
be shown.
(d)
The drainage plan shall be accompanied by complete drainage
calculations made in accordance with standards set forth herein.
(12)
Off-site drainage plan. The final plat shall also be accompanied
by an off-site drainage plan prepared in accordance with the following
standards:
(a)
The plan shall consist of an outline of the entire drainage
basin in which the property to be subdivided is located. The terminus
of the basin and existing ground contours or other basis for determining
basin limits shall be shown.
(b)
The pertinent off-site existing drainage shall be shown with
elevations of inverts and grade to the nearest 0.1 foot.
(c)
To the extent that information is available and may be obtained
from the county or municipal engineer(s), any existing plans for drainage
improvements shall be shown.
(d)
In the event that a temporary drainage system is proposed, full
plans of that system shall be shown.
(e)
The off-site drainage plans shall be accompanied by profiles
of all proposed drainage, showing existing and proposed finished grades;
channel section details; pipe sizes, types, inverts, crowns and slopes;
all proposed structures and connections; and design hydraulic grade
lines for all conduits designed to carry 40 or more cubic feet per
second. Cross sections at intervals not exceeding 100 feet shall be
shown for all open channels.
(14)
Where required by the Township Engineer, cross sections of proposed
streets to at least 10 feet outside of any grading limit, at intervals
of at least every 100 feet, of all proposed streets shall be submitted.
(15)
The location, caliper and type (common and botanical names)
of the following shall be shown on the plat:
(a)
Living deciduous trees having a trunk of 18 inches' diameter
or more at breast height.
(b)
All living coniferous trees having a trunk of 12 inches or more
diameter at breast height.
(c)
All living flowering dogwood (Cornus florida) or American holly
(Ilex opaca) trees having a trunk of three inches or greater diameter
at breast height.
(d)
All native laurel (Kalmia latifolia) shrubs having a root crown
of three inches or greater measured at the soil or surface level.
(16)
The quantity, location, size at time of planting and species
of all proposed shade trees or other plantings shall be submitted.
(17)
Plans shall be submitted showing detailed utility layouts, specifications
and cross sections (sewers, water, gas, electric, telephone, etc.),
including feasible connections to any existing or proposed utility
systems; provided, however, that detailed layouts of gas, electric
and telephone lines are not required. An indication of these on a
typical road cross section shall be sufficient. Layouts shall include
proposed locations of streetlights and fire hydrants. If private utilities
are proposed, they shall comply with all local, county and state regulations.
(18)
Plans shall be submitted showing the tops of the banks and boundaries
of the floodways and flood hazard areas of all existing watercourses,
where such have been delineated, or the limits of alluvial soils where
the boundaries of floodways and flood hazard areas have not been determined,
and/or such other information as may assist the Planning Board in
the determination of floodway and flood hazard area limits. In cases
where all or a portion of a subdivision is located in an unnumbered
A Zone as shown on the Flood Insurance Rate Maps of the Federal Insurance
Administration, the applicant shall undertake and submit such studies
as are necessary to determine the base flood elevation.
(19)
Tract boundary lines, right-of-way lines of streets, wetlands
limit lines, wetlands transition area limit lines, conservation easements
and other easements and rights-of-way, land to be reserved or dedicated
to public use, all lot lines and site easement lines, with accurate
dimensions and bearings and radii, tangents, chords, arcs and central
angles of all curves and all front, rear and side (or yard) setback
lines shall be provided on the final plat map.
(20)
All monuments in accordance with Chapter 141 of the Laws of
1960 of the State of New Jersey,[2] including all monuments found, monuments set and monuments
to be set and an indication of monumentation found and reset shall
be shown on the plans submitted.
[2]
Editor's Note: See N.J.S.A. 46:23-9.9 et seq.
(21)
Certification by the engineer and/or land surveyor preparing
the plat as to accuracy of the details of same shall be provided.
(22)
Lot and block numbers shown on the final plat shall conform
to the Township Tax Map, or proposed revisions thereof, and shall
be obtained by the applicant's engineer from the Tax Map Maintenance
Engineer. Proposed house numbers shall also be obtained from the Tax
Map Maintenance Engineer, and shall be shown encircled on the final
plat, or one of the attachments thereto. The Township Engineer shall
not affix his signature to the final plat unless the applicant has
fully complied in this regard.
(23)
Subdivision names and street names shown on the final plat shall
not be the same or similar to any name of any existing subdivision
or street in the Township of Jackson and shall be approved by the
Township Engineer.
(24)
The plans submitted shall show the locations of areas dedicated
for park and recreation facilities or open space as approved by the
Planning Board.
(25)
Unless waived by the Planning Board, a detailed plan setting
forth the type and location of all traffic control and regulatory
devices shall be provided. This plan shall have been approved by or,
in the opinion of the Township Engineer, be likely to be approved
by, the New Jersey Department of Transportation. This plan shall be
prepared in consultation with the Township Engineer and the Jackson
Township Police Department and shall provide for all appropriate traffic
control measures necessary for the health, safety, convenience and
well-being of those occupying or likely to occupy the subdivision
between final approval and final acceptance.
(26)
Sectionalization of final plats shall be in conformance with
the sectionalization and staging plan, if any, approved with the preliminary
plat.
(27)
The applicant shall submit such other information as the Planning
Board and/or Planning Board Engineer may require or request for review
of the final plat.
(28)
All plats submitted to the Planning Board for final approval
shall comply with the provisions of the Map Filing Law (N.J.S.A. 46:23-9.9
et seq.) and shall not contain more than 100 lots. Simultaneous consideration
of approval of multiple final sections, each containing not more than
100 lots, may be entertained by the Board.
C.
Conditions of approval.
(1)
Any approval of an application for a final plat of a major subdivision
shall be subject to the following conditions being satisfied, within
18 months from the date of approval by the Planning Board, prior to
the signing of the plat and issuance of a development permit:
(a)
Ocean County Planning Board final approval, if not previously
granted.
(b)
Ocean County Board of Health final approval, if not previously
granted.
(c)
Ocean County Soil Conservation District final approval, if not
previously granted.
(d)
Jackson Township Municipal Utilities Authority final approval,
if not previously granted, or a letter of no interest.
(e)
Jackson Township Bureau of Fire Prevention final approval, if
not previously granted.
(f)
Jackson Township Environmental Commission review, if not previously
received.
(g)
Granting of a state wetlands permit, if required.
(h)
Granting of a floodplain permit, if required.
(i)
Certification of approval of plans for drainage or watercourse
diversions by the State of New Jersey, Department of Environmental
Protection, where required.
(j)
Granting of drainage and/or access permits by the New Jersey
Department of Transportation, where required.
(k)
Granting of any required construction permits.
(l)
Posting of required performance guaranties. In the event that
the development does not propose the construction of a new roadway,
the Planning Board may, upon favorable recommendations of the Township
Engineer, permit the installation and approval of improvements in
lieu of the posting of performance guaranties for the installation
of any improvements required by the Planning Board.
(n)
Evidence of comprehensive general liability insurance policy
in an amount not less than $300,000 per occurrence, identifying and
saving harmless the Township of Jackson and its agencies, employees
and agents from any liability for any acts of the subdivider or his
agents, contractors or employees in the implementing of the approved
subdivision. The insurance policy shall provide for 30 days' notice
to the Township prior to cancellation. It shall be a violation of
this chapter for any property owner, subdivider or builder to carry
on the construction of a subdivision without having current valid
evidence of insurance on file.
(o)
Submission of an agreement from the applicant authorizing proposed
roadways to be governed by state statute, Title 39, Subtitle 1.
(p)
Any other conditions which may be imposed by the Planning Board
or may be required by federal, state or local laws.
(s)
Submission of additional prints of the plat map and attachments
for distribution, if required.
(2)
An extension of the eighteen-month period within which to comply
with the conditions of approval imposed by the Board may be granted
by said Board for a period of time it determines.
E.
Resolution compliance. Upon approval of the final plat of a major
subdivision by the municipal agency, the applicant shall submit to
the Office of Planning and Zoning seven sets of prints of final design
plans, the original Mylar and seven paper prints, all with the stamp
of approval of the Ocean County Planning Board and the signature of
the Chairman of the Ocean County Planning Board. The Office of Planning
and Zoning shall transmit the original Mylar and the seven prints
of the plat and design plans to the Township Engineer, who shall be
responsible for reviewing the plans for compliance with the resolution
of approval adopted by the municipal agency. After said review, the
Township Engineer shall retain one print of the plat and design plans,
send one print of the plat and design plans to the applicant's engineer
and return five prints of the plat and design plans and the original
Mylar of the plat to the Office of Planning and Zoning for signature
by all appropriate municipal officials. Upon being signed by Township
officials, the original Mylar of the plat shall be picked up by the
applicant. The Office of Planning and Zoning shall retain five prints
of the plat and design plans for its records and for distribution
to various municipal offices.
F.
Filing of approved plat. If the applicant desires to proceed with
a subdivision for which final approval has been granted, the applicant
shall file with the Ocean County Recording Officer a plat map drawn
in compliance with Chapter 141 of the Laws of 1960, as amended and
supplemented, within 95 days from the date upon which the plat was
signed by the Planning Board Chairman and Secretary or Assistant Secretary.
In the event that the subdivider fails to so file within the period
allowed, the approval of the plat shall expire unless, prior to expiration,
such time is extended by the Planning Board, for good cause shown,
for a period not to exceed 95 days.
G.
Effect of final approval.
(1)
The zoning requirements applicable to the preliminary approval first
granted and all other rights conferred upon the developer at preliminary
approval, whether conditionally or otherwise, shall not be changed
for a period of two years after the date of final approval, provided
that, in the case of a major subdivision, the rights conferred by
this chapter shall expire if the plat has not been duly recorded within
the required time period. If the developer has followed the standards
prescribed for final approval and has duly recorded the major subdivision
plat, the Planning Board may extend such period of protection for
extensions of one year, but not to exceed three extensions. Notwithstanding
any other provisions of N.J.S.A. 40:55D-1 et seq., the granting of
final approval terminates the time period of the rights conferred
by preliminary approval for the section granted final approval.
(2)
In the case of a subdivision for a planned unit development; a planned
unit residential development; a residential cluster of 50 acres or
more; or a conventional subdivision for 150 acres or more, the Planning
Board may grant rights 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 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.
(3)
Any application for renewal or extension of final approval shall
be acted on by the municipal agency at a hearing. At such hearing,
the applicant shall have the burden of coming forward with reasons
why the final approval shall be extended for the requested period
of time.
A.
Required documents. Prior to issuance of a certificate of completeness,
the administrative officer shall determine that the following have
been submitted in proper form:
(1)
Proof from the Tax Office that real estate taxes and local assessments
have been paid to date.
(2)
Proof of submission to the Ocean County Planning Board.
(3)
Proof of submission to the Ocean County Board of Health.
(4)
Proof of submission to the Ocean County Soil Conservation District.
(5)
Proof of submission to the Jackson Township Municipal Utilities Authority.
(6)
Proof of submission to the Jackson Township Bureau of Fire Prevention.
(7)
Proof of submission to the Jackson Township Environmental Commission.
(8)
Application for a floodplain encroachment permit, where required.
(9)
Application for a state wetlands permit, where required.
(10)
Other submittals that may be required by the Planning Board
or Planning Board Engineer or federal, state or local laws.
(11)
A request for the granting of any variances, waivers or other
approvals required from the Planning Board.
(12)
Payment of the required application and escrow fees.
(13)
Eighteen copies of the plat and attachments meeting the requirements
set forth below.
[Amended 4-23-2001 by Ord. No. 12-01]
B.
Plat requirements.
(1)
General requirements.
(a)
Any minor site plan presented to the Planning Board for its
approval shall be drawn, signed and appropriately sealed by an architect,
professional engineer, land surveyor and/or professional planner licensed
to practice in the State of New Jersey.
(b)
Site plans shall not be drawn at a scale smaller than one inch
equals 50 feet or larger than one inch equals 10 feet.
(c)
The minor site plan shall be based on a monumented, current,
certified boundary survey. The date of the survey and the name of
the person making same shall be shown on the map. If 12 months or
more have passed since the date of (or date of last recertification
of) the survey, it shall be recertified and, if necessary, brought
up-to-date. The outbound survey shall be in New Jersey State Plane
Coordinates, North American Datum, 1983. To assure the compatibility
of the survey data and the Geographic Information System (GIS) in
the course of development in the Township, the basis of bearings for
all surveys must be stated in the New Jersey Plane Coordinate System,
as adopted by state statutes and standards. The minor site plan must
contain a factual statement indicating the control monuments and methodologies
used to establish the bearing system. Bearings shall be stated in
degrees, minutes and seconds (as a whole integer). Survey distances
defining the property and plane coordinate values of the description
point of beginning and one other property corner shall be stated.
Property surveys must close mathematically in all cases. Coordinated
positions, bearings and distances, including the methodology for their
establishment, must meet or exceed the published standards for Third
Order, Class I accuracy.
[Amended 6-8-1998 by Ord. No. 16-98]
(2)
Title block.
(a)
The title block shall appear on all sheets and shall include:
[1]
Title of "Minor Site Plan."
[2]
Name of the development, if any.
[3]
Tax Map sheet, block and lot number(s) of the site, as shown
on the latest Township Tax Map, the date of which shall also be shown.
[4]
Date of the original plan and all revisions thereto.
[5]
Names and addresses of owner and developer, so designated.
[6]
Name(s), signature(s), address(es) and license number(s) of
the engineer, architect, land surveyor or planner who prepared the
plan and his/their embossed seal(s).
(b)
If the site plan contains more than one sheet, each sheet shall
be numbered and titled.
(3)
A schedule shall be placed on the site plan indicating:
(a)
The acreage of the tract and site (the portion of the tract
involved in the site plan) to the nearest hundredth.
(b)
The floor area of the existing and proposed building, listed
separately.
(c)
The proposed use or uses and the floor area devoted to each
use.
(d)
The zone in which the site is located.
(e)
Proposed and required lot dimensions and front, rear and side
setbacks.
(f)
Proposed and required off-street parking spaces.
(g)
Square footage and percentage of the site retained in unoccupied
open space.
(4)
A key map, at a scale of not less than one inch equals 2,000 feet,
which shall be based on a reproduction of the Tax Map sheet, or portion
thereof, and shall show the subject site with reference to surrounding
areas, existing streets, the names of all such streets and any zone
boundary or municipal boundary within 500 feet of the property-in-question.
(5)
The names and addresses of all owners of and property lines of parcels
within 200 feet of the site, including properties across the street,
as shown by the most recent records of the Township of Jackson, or
of the municipality of which the property is a part. The list of property
owners shall also indicate the use of parcels within 200 feet of the
subject site.
(6)
North arrow.
(7)
Written and graphic scales.
(8)
Sufficient spot elevations (National Geodetic Survey Datum) and/or
contour lines to indicate the proposed system of surface drainage
and the relationship of proposed grading to the land surrounding the
site.
(9)
The tops of the banks and boundaries of the floodways and flood hazard
areas of all existing watercourses, where such have been delineated,
or the limits of alluvial soils where the boundaries of floodways
and flood hazard areas have not been determined, and/or such other
information as may assist the Planning Board in the determination
of floodway and flood hazard area limits.
(10)
Paving and right-of-way widths of existing streets within 200
feet of the site.
(11)
The boundary, nature and extent of wooded areas, swamps, bogs,
wetlands and ponds within the site and within 200 feet thereof.
(12)
All existing structures on the site and within 200 feet, including
the use thereof, indicating those to be destroyed or removed and those
to remain.
(13)
Location, use, finished grade level, ground coverage, first
floor and basement elevations, front, rear and side setbacks of all
buildings and other pertinent improvements.
(14)
All existing and proposed public easements or rights-of-way
and the purposes thereof.
(15)
The capacity of off-street parking areas and the location and
dimensions of all access drives, aisles and parking stalls.
(16)
The location and size of proposed loading docks.
(17)
Location of curbs and sidewalks.
(18)
Cross sections showing the composition of pavement areas, curbs
and sidewalks.
(19)
Exterior lighting plan, including the location and drawn details
of all outdoor lighting standards and fixtures and a notation on the
plat indicating conformance or nonconformance with the minimum design
standards set forth in this chapter.
(20)
Landscaping and screening plan showing the location, type (common
and botanical names), spacing and number of each type of tree or shrub
and the location, type (common and botanical names) and amount of
each type of ground cover to be utilized.
(21)
Location of signs and drawn details showing the size, nature
of construction, height and content of all signs.
(22)
Drawn details of the type of screening to be utilized for refuse
storage areas, outdoor equipment and bulk storage areas.
(23)
Floor plans and building elevation drawings of any proposed
structure or structures or existing structures to be renovated.
(24)
Written description of the proposed operations in sufficient
detail to indicate the effects of the use in producing traffic congestion,
noise, glare, air pollution, fire hazards or safety hazards. The written
description of the use, the number of shifts to be worked, the number
of employees in each shift, the number of vehicles to be stored or
parked on the site and provisions to be made for site maintenance.
(25)
A tree-save plan shall be submitted, which generally outlines
the limits of tree removal and disturbance and the location of any
specimen or extraordinary trees.
(26)
Such other information as the Planning Board and/or Planning
Board Engineer may require or request during site plan review.
C.
Conditions of approval. Any approval of an application for development
for a minor site plan granted by the Planning Board shall be subject
to the following conditions being satisfied, within 18 months from
the date of approval by the Planning Board, prior to the signing of
the site plan and issuance of a development permit:
(1)
Installation and approval of, or posting of performance guaranties
for the installation of, those improvements which are necessary to
protect adjacent property and the public interest in the event that
development of the site was not completed.
(2)
Ocean County Planning Board approval, if not previously granted.
(3)
Ocean County Board of Health approval, if not previously granted.
(4)
Ocean County Soil Conservation District approval, if not previously
granted.
(5)
Jackson Township Municipal Utilities Authority approval, if not previously
granted, or a letter of no interest.
(6)
Jackson Township Bureau of Fire Prevention approval, if not previously
granted.
(7)
Jackson Township Environmental Commission review, if not previously
received.
(8)
Granting of a state wetlands permit, if required.
(9)
Granting of a floodplain permit, if required.
(10)
Certification of approval of plans for drainage or watercourse
diversion by the State of New Jersey, Department of Environmental
Protection, where required.
(11)
Granting of drainage and/or access permits by the New Jersey
Department of Transportation, where required.
(12)
Approval of any required riparian grants or licenses.
(13)
Granting of any required construction permits.
(14)
Posting of the required performance guaranties for the installation
of any improvements required by the Planning Board.
(16)
Filing of an appropriate instrument with the Ocean County Clerk
consolidating the lots constituting the site, if required.
(17)
Any other conditions which may be imposed by the Planning Board
or which may be required by federal, state or local laws.
(19)
Submission of additional prints of the site plan and attachments
for distribution, if required.
D.
Extension. An extension of the eighteen-month period within which
to comply with the conditions of approval imposed by the Board may
be granted by said Board for a period of time it determines.
E.
Certification. In the event that the application for development
for a minor site plan is approved, an appropriate certification shall
be endorsed on the site plan, and the original reproducible thereof
shall be provided to the Planning Board by the applicant.
F.
Resolution compliance. Upon approval of a minor site plan by the
municipal agency, the applicant shall submit to the Planning and Zoning
Office the original Mylar and seven sets of prints of the site plan
and all related plans. The Planning and Zoning Office shall transmit
the original Mylar and the seven sets of prints to the Township Engineer,
who shall be responsible for reviewing the plans for compliance with
the resolution of approval adopted by the municipal agency. After
said review, the Township Engineer shall retain one set of plans,
send one set to the applicant's engineer and return five sets and
the original Mylar of the site plan to the Planning and Zoning Office
for signature by all appropriate municipal officials. Upon being signed
by Township officials, the original Mylar shall be picked up by the
applicant. The Planning and Zoning Office shall retain five sets of
prints of the site plan and all related plans for its records and
for distribution to various municipal offices.
G.
Effect of approval. The approval of a minor site plan shall be considered
final approval and shall expire two years after the date of approval
if a building permit or, where a building permit is not required,
a certificate of occupancy has not been obtained.
[Added 3-27-2006 by Ord. No. 07-06]
A.
Purpose and applicability.
(1)
The purpose of this section is to permit and encourage the submission
of conceptual general development plans that present a comprehensive
plan for a proposed development. The general development plan is intended
to prompt a holistic approach to site planning.
(2)
A developer of a parcel or parcels of land totaling more than 100
acres in size, for which the developer is seeking approval of a planned
development, may submit a general development plan to the Planning
Board prior to the granting of preliminary approval of the development
by the Planning Board.
(3)
The general development plan shall set forth the permitted number
of dwelling units and the residential density and the amount of nonresidential
floor space for the proposed development in its entirety according
to a schedule which sets forth the timing of the various sections
of the development. The planned development shall be developed in
accordance with the general development plan approved by the Planning
Board notwithstanding any provision of P.L. 1975, c. 291 (N.J.S.A.
40:55D-1 et seq.) or any ordinance or regulation adopted pursuant
thereto after the effective date of the approval.
(4)
The general development plan shall be designed to promote and encourage
the conservation of natural features and the efficient use of resources
in subdivision and site design while remaining responsive to market
demands for residential and nonresidential development. To the extent
possible, a general development plan should be designed to reduce
infrastructure and service costs over the long term and to provide
a pedestrian-friendly environment.
B.
Required submission items. The general development submission shall
include the following:
(1)
A general land use plan indicating the tract area and general location
of land uses to be included in the planned development at a scale
not smaller than one inch equals 200 feet. The total number of proposed
dwelling units and the amount of nonresidential floor area to be provided
and the proposed land area to be devoted to residential and nonresidential
uses shall be set forth.
(2)
The proposed types of nonresidential uses to be included in the planned
development shall be set forth, and the land area to be occupied by
each use shall be estimated, including the area to be devoted to parking
for the proposed uses.
(3)
A circulation plan showing the general location and types of transportation
facilities, including facilities for pedestrian access, within the
planned development and any proposed improvements to the existing
transportation system outside the planned development.
(4)
An open space plan showing the proposed land area and general location
of parks and any other land areas to be set aside for conservation
and recreational purposes and a general description of improvements
proposed to be made thereon, including a plan for the operation and
maintenance of parks and recreational lands. The open space plan should
include a calculation of the total area that will be available for
public or semipublic use, as well as the anticipated percentage of
impervious surface.
(a)
The open space plan shall provide a minimum of 25% of the gross site area as open space. The recreation plan shall be shown with the open space plan and consistent with the requirements of § 244-200. The recreation area shall be centrally located.
(b)
The open space plan shall include a minimum buffer of 50 feet
to county roadways and a minimum of 50 feet to adjacent residential
development existing as of the effective date of this section.
(c)
The open space plan should be designed to create linkages between
open lands and provide pedestrian access a minimum of 100 feet in
width to open space areas.
(5)
A utility plan indicating the need for and showing the proposed location
of sewer and water lines and information regarding the available capacity
for utility facilities. Additionally, proposed methods for handling
solid waste disposal and a plan for the operation and maintenance
of proposed utilities shall be included. If a homeowners' association
is anticipated, a draft of the HOA documents shall be submitted.
(6)
A stormwater management plan setting forth the proposed method of
controlling and managing stormwater on the site, including low-impact
development and bioremediation techniques.
(7)
An environmental inventory, including a general description of the
vegetation, soils, topography, geology, surface hydrology, climate
and cultural resources of the site, existing man-made structures or
features and the probable impact of the development on the environmental
attributes of the site.
(a)
A natural resources inventory should be provided in a plan format
that clearly delineates the following: topography at two-foot intervals,
slopes in excess of 15%, soil types, streams, wetlands, wetland and
uplands buffers, identification of trees, including species and size,
and analysis of the quality of the wooded areas. The applicant should
provide a descriptive explanation of how the proposed plan responds
to the natural features of the site, providing evidence that the plan
has been arranged with consideration for the protection and enhancement
of the site's natural attributes.
(8)
A community facility plan indicating the scope and type of supporting
community facilities which may include but not be limited to educational
or cultural facilities, historic sites, libraries, hospitals, firehouses
and police stations.
(9)
A housing plan outlining the number and type of housing units to
be provided and the manner in which any affordable housing obligation
will be fulfilled by the development.
(10)
A local service plan indicating those public services which
the applicant proposes to provide and which may include but not be
limited to water, sewer, cable and solid waste disposal.
(11)
A fiscal report describing the anticipated demand on municipal
services to be generated by the planned development and any other
financial impacts to be faced by the municipality or the school districts
as a result of the completion of the planned development. The fiscal
impact report shall also include a detailed projection of property
tax revenues which will accrue to the county, municipality and school
district according to the timing schedule provided.
(12)
A proposed timing schedule for the phasing of the project if
it is anticipated that the development will be completed over a number
of years, including any terms or conditions which are intended to
protect the interests of the public and of the residents who occupy
any section of the planned development prior to the completion of
the development in its entirety.[1]
[1]
Editor's Note: Original § 109-30B(13) of the 1972
Code, which required submission of a municipal development agreement,
which immediately followed this subsection, was repealed 2-8-2011
by Ord. No. 07-11.
C.
Required findings by the Planning Board. Prior to approval of a general
development plan, the Planning Board shall make the following facts
and conclusions:
(1)
That departures by the proposed development from zoning regulations
otherwise applicable to the subject property conform to the zoning
ordinance standards that may be specific to a planned development
or overlay zone ordinance.
(2)
That proposals for maintenance and conservation of the common open
space are reliable, and that the amount, location and purpose of the
common open space are adequate.
(3)
That provisions through the physical design of the proposed development
for public services, control over vehicular and pedestrian traffic
and the amenities of light and air, recreation and visual enjoyment
are adequate.
(4)
That the proposed planned development will not have an unreasonably
adverse impact upon the area in which it is proposed to be established.
(5)
In the case of a proposed development, which contemplates construction
over a period of years, the terms and conditions intended to protect
the interest of the public and of the residents, occupants and owners
of the proposed development in the total completion of the development
are adequate.
(6)
That the proposal is responsive to the natural features of the site
and is designed in a manner that preserves valuable site characteristics
identified in the environmental inventory.
(7)
That the proposal advances the principles of smart growth by providing
opportunities for vehicular and pedestrian interconnectivity where
feasible, by incorporating affordable housing units within the development
when deemed appropriate by the Planning Board or in the Housing Element
of the Master Plan, by encouraging the use of conservation or cluster
design when practicable and by safeguarding the character of existing
stable neighborhoods.
D.
Approval process and duration.
(1)
The Planning Board shall grant or deny general development plan approval
within 95 days after submission of a complete application to the administrative
officer or within such further time as may be consented to by the
applicant.
(2)
A general development plan approval shall, as a condition of such
approval, require a municipal development agreement, which shall mean
a written agreement between the Township of Jackson and the developer,
in a form previously approved by the appropriate land use board relating
to the development.
[Added 2-8-2011 by Ord. No. 07-11]
(3)
The term of the effect of the general development plan approval shall
be determined by the Planning Board using the guidelines set forth
below, except that the term of the approval shall not exceed 20 years
from the day upon which the developer receives final approval of the
first section of the planned development. In making its determination
regarding the duration of the approval of the development plan, the
Planning Board shall consider the following:
(a)
The number of dwelling units or amount of nonresidential floor
area to be constructed.
(b)
Prevailing economic conditions.
(c)
The timing schedule to be followed and likelihood of its fulfillment.
(d)
The developer's capability of completing the development.
(e)
The contents of the general development plan and any conditions
which the Planning Board attaches thereto.
(4)
In the event that the developer seeks to modify the proposed timing
schedule, such modification shall require the approval of the Planning
Board. The Planning Board shall, in deciding whether or not to grant
approval of the modification, take into consideration prevailing market
and economic conditions, anticipated actual needs for residential
units and nonresidential space within the Township and the region
and the availability and capacity of public facilities to accommodate
the proposed development.
(5)
Except as provided hereunder, once a general development plan has
been approved by the Planning Board, it may be amended or revised
only upon application by the developer and approval of the Planning
Board. The exceptions are listed below.
(a)
If a variation in land uses or increase in density or floor
area ratio is proposed in response to a negative decision of, or a
condition of development approval imposed by the Pinelands Commission
or the New Jersey Department of Environmental Protection, and there
is a valid environmental reason for such decision, the variation shall
be approved by the Planning Board if the developer can demonstrate
to the satisfaction of the Planning Board that the variation being
proposed is a direct result of a determination by the Pinelands Commission
or the Department of Environmental Protection.
(b)
Planning Board approval is not required if the developer seeks
to reduce the number of residential dwellings or reduce the amount
of nonresidential floor space by no more than 15% without otherwise
violating the terms and conditions of the general development plan
approval.
E.
Completion, failure to apply and termination of approval.
(1)
In the event that a developer who has general development plan approval
does not apply for preliminary approval for the planned development
which is the subject of that general development plan approval within
five years of the date upon which the general development plan has
been approved by the Planning Board, the municipality shall have cause
to terminate the approval.
(2)
If a developer does not complete any section of the development within
eight months of the date provided for in the approved plan, or if
at any time the municipality has cause to believe that the developer
is not fulfilling his obligations pursuant to the approved plan, the
Township shall notify the developer by certified mail, and the developer
shall have 10 days within which to give evidence that he is fulfilling
his obligation pursuant to the plan. The Township thereafter shall
conduct a hearing to determine whether or not the developer is in
violation of the approved plan. If, after such hearing, the Township
finds good cause to terminate the approval, it shall provide written
notice of same to the developer and the approval shall be terminated
30 days thereafter.
(3)
In the event that a development which is the subject of a general
development plan is completed before the end of the term of the approval,
the approval shall terminate with the completion of the development.
A.
Required documents. Prior to the issuance of a certificate of completeness
or scheduling of a preliminary plat of a major site plan for public
hearing before the Planning Board, the administrative officer shall
determine that the following have been submitted in proper form:
(1)
Proof from the Tax Office that real estate taxes and local assessments
have been paid to date.
(2)
Proof of submission to the Ocean County Planning Board.
(3)
Proof of submission to the Ocean County Board of Health.
(4)
Proof of submission to the Ocean County Soil Conservation District.
(5)
Proof of submission to the Jackson Township Municipal Utilities Authority.
(6)
Proof of submission to the Jackson Township Bureau of Fire Prevention.
(7)
Proof of submission to the Jackson Township Environmental Commission.
(8)
Application for a floodplain encroachment permit, where required.
(9)
Application for a state wetlands permit, where required.
(10)
Other submittals which may be required by the Planning Board
Engineer, Planning Board or federal, state or local laws.
(11)
A request for the granting of any variances, waivers or other
approvals required from the Planning Board.
(12)
Payment of the required application and escrow fees.
(13)
Eighteen copies of a plat and attachments meeting the requirements
set forth below.
[Amended 4-23-2001 by Ord. No. 12-01]
B.
Plat requirements.
(1)
General requirements.
(a)
Any preliminary plat of a major site plan presented to the Planning
Board for its approval shall be signed and appropriately sealed by
an architect, professional engineer, land surveyor and/or professional
planner licensed to practice in the State of New Jersey; provided,
however, that sanitary sewer, water distribution and storm drainage
plans and water and sewerage treatment plans may only be signed and
sealed by a licensed professional engineer.
(b)
Site plans shall not be drawn at a scale smaller than one inch
equals 50 feet nor larger than one inch equals 10 feet. If the size
of the site would require the use of sheets larger than 30 inches
by 42 inches in order to show the entire site on one sheet, the detailed
information for the site plan shall be shown in sections on sheets
not larger than 30 inches by 42 inches, which sheets shall be keyed
to an overall plat of the site drawn at a scale of not less than one
inch equals 200 feet. The site plan shall be based on a monumented,
current certified boundary survey. The outbound survey shall be in
New Jersey State Plane Coordinates, North American Datum, 1983. To
assure the compatibility of the survey data and the Geographic Information
System (GIS) in the course of development in the Township, the basis
of bearings for all surveys must be stated in the New Jersey Plane
Coordinate System, as adopted by state statutes and standards. The
site plan drawing must contain a factual statement indicating the
control monuments and methodologies used to establish the bearing
system. Bearings shall be stated in degrees, minutes and seconds (as
a whole integer). Survey distances defining the property and plane
coordinate values of the description point of beginning and one other
property corner shall be stated. Property surveys must close mathematically
in all cases. Coordinated positions, bearings and distances, including
the methodology for their establishment, must meet or exceed the published
standards for Third Order, Class I accuracy. The date of the survey
and the name of the person making same shall be shown on the map.
If 12 months or more have passed since the date of (or date of last
recertification of) the survey, it shall be recertified and, if necessary,
brought up-to-date.
[Amended 6-8-1998 by Ord. No. 16-98]
(2)
Title block.
(a)
The title block shall appear on all sheets and shall include:
[1]
Title of "Preliminary plat — Major Site Plan."
[2]
Name of the development, if any.
[3]
Tax Map sheet, block and lot number(s) of the site, as shown
on the latest Township Tax Map, the date of which should also be shown.
[4]
Date of the original plan and all revisions thereto.
[5]
Name(s) and address(es) of owner and developer, so designated.
[6]
Name(s) and signature(s), address(es) and license number(s)
of the engineer, architect, land surveyor or planner who prepared
the plan. The plat shall bear the embossed seal of said professional.
(b)
If the site plan contains more than one sheet, each sheet shall
be numbered and titled.
(3)
A schedule shall be placed on the site plan indicating:
(a)
The acreage of the tract and site (the portion of the tract
involved in the site plan).
(b)
The floor area of the existing and proposed buildings, listed
separately.
(c)
The proposed use or uses and the floor area devoted to each
use.
(d)
The zoning district within which the site is located.
(e)
Proposed and required lot dimensions and front, rear and side
yard setbacks.
(f)
Proposed and required off-street parking spaces.
(g)
Acreage, square footage and percentage of the site retained
in unoccupied open space.
(4)
A key map, at a scale of not less than one inch equals 2,000 feet,
which shall be based on a reproduction of the Tax Map sheet, or portions
thereof, and shall show the subject site with reference to surrounding
areas, existing streets, the names of all such streets and any zone
boundary or municipal boundary within 500 feet of the property-in-question.
(5)
The names and addresses of all owners of and property lines of parcels
within 200 feet of the site, including properties across the street,
as shown by the most recent records of the Township of Jackson, or
of the municipality of which the property is a part. The list of property
owners shall also indicate the use of all parcels within 200 feet
of the subject site.
(6)
North arrow.
(7)
Written and graphic scales.
(8)
The tops of the banks and boundaries of the floodways and flood hazard
areas of all existing watercourses, where such have been delineated,
or the limits of alluvial soils where the boundaries of floodways
and flood hazard areas have not been determined, and/or such other
information as may assist the Planning Board in the determination
of floodway and flood hazard area limits. In cases where all or a
portion of a site is located in an unnumbered A Zone as shown on the
Flood Insurance Rate Maps of the Federal Insurance Administration,
the applicant shall undertake and submit such studies as are necessary
to determine the base flood elevations.
(9)
Pavement and right-of-way widths of existing streets within 200 feet
of the site.
(10)
The boundary, nature and extent of wooded areas, swamps, bogs,
wetlands and ponds within the site and within 200 feet thereof.
(11)
Existing and proposed manholes, sewer lines, fire hydrants,
waterlines, utility poles and all other topographical features of
a physical or engineering nature within the site and within 200 feet
thereof.
(12)
All existing structures on the site and within 200 feet thereof,
including their use, indicating those to be destroyed or removed and
those to remain.
(13)
Location, use, finished grade level, ground coverage, first
floor and basement elevations, front, rear and side yard setbacks
of all existing buildings and other pertinent improvements.
(14)
All existing and proposed public easements or rights-of-way
and the purposes thereof. The limits of wetlands areas, wetlands transition
areas and conservation easements shall be shown.
(15)
A grading plan showing existing and proposed grading contours
at one-foot intervals throughout the tract, except that if slopes
exceed 5%, a two-foot interval may be used, and if they exceed 10%,
a five-foot interval is permissible. Data shall be National Geodetic
Vertical Datum, and the source of data shall be noted. In addition
to proposed grading contours, sufficient additional spot elevations
shall be shown to clearly delineate proposed grading.
(16)
On-site drainage plan.
(a)
The drainage plan shall be presented in graphic form, which
shall clearly show the street and lot layout and those items which
are pertinent to drainage, including existing and proposed contours
as previously required.
(b)
The plan shall outline each area contributing to each inlet.
(c)
All proposed drainage shall be shown with pipe type and sizes,
invert and grate or rim elevations, grades and direction of flow.
The direction of flow of all surface waters and of all streams shall
be shown.
(d)
The drainage plan shall be accompanied by complete drainage
calculations made in accordance with the standards set forth in this
chapter.
(17)
Off-site drainage plan. The plat shall also be accompanied by
an off-site drainage plan prepared in accordance with the following
standards:
(a)
The plan shall consist of an outline of the entire drainage
basin in which the site is located. The terminus of the basin and
existing ground contours or other basins for determining basin limits
shall be shown.
(b)
The pertinent off-site existing drainage shall be shown with
elevations of inverts and grade to the nearest 0.1 foot.
(c)
To the extent that information is available and may be obtained
from the county or municipal engineer(s), any existing plans for drainage
improvements shall be shown.
(d)
In the event that a temporary drainage system is proposed, full
plans of that system shall be shown.
(e)
The off-site drainage plans shall be accomplished by profiles
of all proposed drainage, showing existing details; pipe sizes; types,
inverts and crowns and slopes; all proposed structures and connections;
and design hydraulic grade lines for all conduits designed to carry
40 or more cubic feet per second. Cross sections at intervals not
exceeding 100 feet shall be shown for all open channels.
(18)
When required by the Planning Board Engineer, center line profiles
of streets bordering the site, internal roadways and major circulation
aisles showing:
(19)
Boring logs. Unless the Planning Board Engineer shall determine
that fewer boring logs are required or that some or all of the boring
logs may be deferred to the final plat stage, the preliminary plat
shall be accompanied by a set of boring logs and soil analyses for
borings made in accordance with the following requirements:
(a)
Borings shall be spaced evenly throughout the tract.
(b)
One boring not less than 15 feet below the proposed grade or
20 feet minimum depth shall be made for every five acres, or portion
thereof, of land within a tract where the seasonal high water table
is found to be six feet or more below the proposed or existing grade
at all boring locations.
(c)
In addition to the above, in those areas where the seasonal
high water table is found to be five feet or less below the existing
or proposed grade, one additional boring per acre, or portion thereof,
shall be required. If construction of homes with basements is contemplated,
at least one boring shall be located where such basements are proposed.
(d)
Boring logs shall show soil types and characteristics encountered,
groundwater depths, the methods and equipment used, the name of the
firm, if any, making the borings and the name of the person in charge
of the boring operation. The boring logs shall also show surface elevations
to the nearest 0.1 foot and shall indicate the estimated seasonal
high water table depth taking soil mottling into consideration.
(e)
Based on the borings, the preliminary site plan shall clearly
indicate all areas having a seasonal high water table within two feet
of the existing surface of the land, or within two feet of proposed
grade, or all areas within which two feet or more of fill is contemplated
or has previously been placed.
(20)
Zone boundaries, Tax Map sheet, lot and block numbers and property
lines of parcels within 200 feet of the site, including properties
across the street, as shown by the most recent records of the Township,
or of adjoining municipalities.
(21)
The plat shall show the location, area, dimensions and proposed
disposition of any area or areas of the site proposed to be retained
as open space, indicating the facilities to be provided in such areas.
(22)
The capacity of off-street parking areas and the location and
dimensions of all access drives, aisles and parking stalls shall be
shown on the site plan. The location and treatment of existing and
proposed entrances and exits to public rights-of-way, including the
possible utilization of traffic signals, channelization, acceleration
and deceleration lanes, additional width and any other device necessary
for traffic safety and/or convenience and the estimated average number
of passenger vehicles, single-unit trucks or buses and semitrailers
that will enter the site each day.
(23)
A graphic depiction of the anticipated routes and details of
the system of on-site vehicular and pedestrian circulation shall be
provided. If the developer desires to have the appropriate provisions
of Title 39 of the New Jersey Revised Statutes governing motor vehicle
operation made applicable to the site, thereby allowing municipal
police regulation of traffic control devices, he shall submit a formal
request and a detailed plan meeting the requirements of the New Jersey
Department of Transportation. The Township Engineer shall advise the
developer regarding the details of such a plan.
(24)
The location and size of proposed loading facilities.
(25)
Location of curbs and sidewalks.
(26)
Cross sections showing the composition of pavement areas, curbs
and sidewalks.
(27)
Exterior lighting plan, including the location, type, height
and drawn details of all outdoor lighting standards and fixtures,
radius of illumination and the lighting intensity in footcandles.
(28)
Landscaping and screening plan showing the location, type (common
and botanical names), spacing, quantity and size at time of planting
of each type of tree or shrub and the location, type and amount of
each type of ground cover to be utilized.
(29)
Location of signs and drawn details showing the size, materials
of construction, height and content of all signs.
(30)
Drawn details of the type of screening to be utilized for refuse
storage areas, outdoor equipment and bulk storage areas.
(31)
Floor plans and building elevation drawings of any proposed
structure or structures, or existing structures to be renovated.
(32)
Location of handicapped facilities, including parking spaces
and ramps, where applicable.
(33)
If the Planning Board Engineer and/or Planning Board determines
that specimen or extraordinary trees located on the site may have
an effect on the proper layout of the site plan, it may be required
that the location, caliper and type be shown on the plat for the following:
(a)
Living deciduous trees having a trunk of 18 inches' diameter
or more at breast height.
(b)
All living coniferous trees having a trunk of 12 inches or more
diameter at breast height.
(c)
All living flowering dogwood (Cornus florida) or American holly
(Ilex opaca) trees having a trunk of three inches or greater diameter
at breast height.
(d)
All native laurel (Kalmia latifolia) shrubs having a root crown
of three inches or greater measured at the soil or surface level.
(34)
For applications involving the construction of 20,000 square feet of new floor area, an environmental impact statement (EIS) shall be provided, which addresses the requirements set forth in § 244-189 of this chapter.
(35)
A tree-save plan shall be submitted, which generally outlines
the limits of tree removal and disturbance and the location of specimen
and extraordinary trees.
(36)
A traffic impact study shall be submitted, which addresses the requirements set forth in § 244-218 of this chapter.
(37)
Written description of the proposed operations in sufficient
detail to indicate the effects of the use in producing traffic congestion,
noise, glare, air pollution, fire hazards or safety hazards. The written
description shall also include the hours of operation of the use,
the number of shifts to be worked, the number of employees in each
shift, the number of vehicles to be stored or parked on the site,
and provisions to be made for site maintenance.
(38)
Sectionalization and staging plan. Developers of large uses,
such as shopping centers, multifamily dwellings, industrial parks
or other such uses proposed to be developed in stages, shall submit
a sectionalization and staging plan showing the following:
(a)
The anticipated date for commencing construction of each section
or stage. The staging of development on the site shall be such that
if development of the site were discontinued after the completion
of any stage, the developed portion of the site would comply in all
respects to the requirements of this chapter and be provided with
adequate drainage and utility systems.
(b)
Those improvements that will be completed in each stage prior
to application for certificate of occupancy. The plan should demonstrate
that the staging of construction will minimize adverse effects upon
occupied buildings in the site and adjoining properties.
(39)
The applicant shall submit such other information as the Planning
Board and/or Planning Board Engineer may require or request for preliminary
site plan review.
(40)
It is recognized that in certain instances the uniqueness of
particular proposal may require the waiver of some of the information
required herein. The Planning Board may consider and, for cause shown,
may waive strict conformance with such of these plat map details and
other engineering documents as it sees fit. Any developer desiring
such action should present with his application for development a
listing of all such waivers desired, together with the reasons therefor.
It shall also be indicated on the plat map that this plan, as some
plat map details and engineering documents are not so indicated on
the plat map, will not be used for construction purposes.
C.
Conditions of approval.
(1)
Any approval of an application for a preliminary plat of a major
site plan shall be subject to the following conditions being satisfied,
within 18 months from the date of approval by the Planning Board,
prior to the signing of the plat:
(a)
Ocean County Planning Board approval, if not previously granted.
(b)
Ocean County Board of Health approval, if not previously granted.
(c)
Ocean County Soil Conservation District approval, if not previously
granted.
(d)
Jackson Township Municipal Utilities Authority approval, if
not previously granted.
(e)
Jackson Township Bureau of Fire Prevention approval, if not
previously granted.
(f)
Jackson Township Environmental Commission review, if not previously
submitted.
(g)
Any other conditions which may be imposed by the Planning Board,
or may be required by federal, state or local laws.
(i)
Submission of additional prints of the site plan and attachments
for distribution, if required.
(2)
The Planning Board may also condition its preliminary approval upon
the applicant's providing for certain revisions or additions to the
final plat submission.
(3)
An extension of the eighteen-month period within which to comply
with the conditions of approval imposed by the Board may be granted
by said Board for a period of time it determines.
D.
Certification. In the event that the application for development
of a preliminary major site plan is approved, an appropriate certification
shall be endorsed on the site plan, and the original reproducible
thereof shall be provided to the Planning Board by the applicant.
E.
Resolution compliance. Upon approval of the preliminary plat of a
major site plan by the municipal agency, the applicant shall submit
to the Office of Planning and Zoning the original Mylar and seven
sets of prints of the site plan and all related plans. The Office
of Planning and Zoning shall transmit the original Mylar and the seven
sets of prints to the Township Engineer, who shall be responsible
for reviewing the plans for compliance with the resolution of approval
adopted by the municipal agency. After said review, the Township Engineer
shall retain one set of plans, send one set to the applicant's engineer
and return five sets and the original Mylar of the site plan to the
Office of Planning and Zoning for signature by all appropriate municipal
officials. Upon being signed by Township officials, the original Mylar
of the plat shall be picked up by the applicant. The Office of Planning
and Zoning shall retain five sets of prints of the site plan and all
related plans for its records and for distribution to various municipal
offices.
F.
Effect of preliminary approval.
(1)
Preliminary approval of a major site plan shall, except as otherwise
provided herein, 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; layouts and design standards for streets, curbs and
sidewalks; lot size; yard dimensions; and off-tract improvements,
and any requirements peculiar to site plan approval pursuant to N.J.S.A.
40:55D-41, except that nothing herein shall be construed to prevent
the municipality 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 site plan.
(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 shall govern.
(2)
In the case of a site plan for an area of 50 acres or more, the Planning Board may grant the rights referred to in Subsection F(1)(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 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 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 shall govern.
G.
Improvements not to be installed. Approval of a preliminary plat
shall not confer upon the developer the right to undertake any clearing
or grading and/or to install any improvements prior to final plat
approval unless it shall be determined by the Township Engineer that
said clearing, grading and/or installation of improvements would not
hinder future development or create physical or aesthetic problems
in the event that further development of the site plan is not undertaken
and that required inspection fees have been paid and adequate performance
guaranties have been posted to provide for the cost to the Township
of performing work that may be necessary to protect adjacent property
owners and the public interest in the event that such clearing, grading
and/or installation of improvements is not completed and/or further
development of the site is not undertaken. Such performance guaranties
shall include but are not limited to the cost to the Township of providing
erosion-control facilities, seeding or otherwise stabilizing the site,
drainage facilities necessary to protect off-tract areas from flooding,
screening or fencing that may be required and all improvements to
be undertaken which are within public rights-of-way or easements.
A.
Required documents. Prior to the issuance of a certificate of completeness
or scheduling of a final plat of a major site plan for public hearing
before the Planning Board, the administrative officer shall determine
that the following have been submitted in proper form:
(1)
Proof from the Tax Office that real estate taxes and local assessments
have been paid to date.
(2)
Proof of submission to the Ocean County Planning Board.
(3)
Proof of submission to the Ocean County Board of Health.
(4)
Proof of submission to the Ocean County Soil Conservation District.
(5)
Proof of submission to the Jackson Township Municipal Utilities Authority.
(6)
Proof of submission to the Jackson Township Bureau of Fire Prevention.
(7)
Proof of submission to the Jackson Township Environmental Commission.
(8)
Application for a floodplain encroachment permit, where required.
(9)
Application for state wetlands approval, where required.
(10)
Application for a stream encroachment permit, where required.
(11)
Other submittals that may be required by the Planning Board
Engineer, Planning Board or federal, state or local laws.
(12)
Payment of the required application and escrow fees.
(13)
Eighteen copies of the plat and attachments meeting the requirements
set forth below.
[Amended 4-23-2001 by Ord. No. 12-01]
B.
Plat requirements. The final plat shall include all data required
for the preliminary plat of the major site plan and shall be drawn
to incorporate all changes required as a condition of preliminary
approval and shall be drawn to specifications as required for a preliminary
plat and shall be titled "Final Plat — Major Site Plan."
C.
Conditions of approval.
(1)
Any approval of an application for a final plat of a major site plan
shall be subject to the following conditions being satisfied, within
18 months from the date of approval by the Planning Board, prior to
the signing of the plat and issuance of a development permit:
(a)
Ocean County Planning Board final approval, if not previously
granted.
(b)
Ocean County Board of Health final approval, if not previously
granted.
(c)
Ocean County Soil Conservation District final approval, if not
previously granted.
(d)
Jackson Township Municipal Utilities Authority final approval,
if not previously granted, or a letter of no interest.
(e)
Jackson Township Bureau of Fire Prevention final approval, if
not previously granted.
(f)
Jackson Township Environmental Commission review, if not previously
received.
(g)
Granting of state wetlands permit, if required.
(h)
Granting of a floodplain permit, if required.
(i)
Granting of a stream encroachment permit, if required.
(j)
Certification of approval of plans for drainage or watercourse
diversion by the State of New Jersey, Department of Environmental
Protection, where required.
(k)
Granting of drainage and/or access permits by the New Jersey
Department of Transportation, where required.
(l)
Unless waived by the Planning Board, a form request, in appropriate
statutory form, requesting that the applicable provisions of Title
39 of the New Jersey Revised Statutes be made applicable to the site
in order to permit police regulation of traffic control devices prior
to acceptance of streets.
(m)
Granting of any required construction permits.
(n)
Posting of required performance guaranties for the installation
of any improvements required by the Planning Board.
(p)
Evidence of a comprehensive general liability insurance policy
in an amount not less than $300,000 per occurrence, identifying and
saving harmless the Township of Jackson and its agencies, employees
and agents from any liability for any acts of the developer or his
agents, contractors or employees in the implementing of the approved
site plan. The insurance policy shall provide for 30 days' notice
to the Township prior to cancellation. It shall be a violation of
this chapter for any property owner, developer or builder to carry
on the construction of a project without having current valid evidence
of insurance on file.
(q)
Any other conditions which may be imposed by the Planning Board
or may be required by federal, state or local laws.
(s)
Submission of additional permits of the site plan and attachments
for distribution, if required.
(2)
An extension of the eighteen-month period within which to comply
with the conditions of approval imposed by the Board may be granted
by said Board for a period of time it determines.
D.
Certification. In the event that the application for development
of a final, major site plan is approved, an appropriate certification
shall be endorsed on the site plan, and the original reproducible
thereof shall be provided to the Planning Board by the applicant.
E.
Resolution compliance. Upon approval of the final plat of a major
site plan by the municipal agency, the applicant shall submit to the
Office of Planning and Zoning the original Mylar and seven sets of
prints of the site plan and all related plans. The Office of Planning
and Zoning shall transmit the original Mylar and the seven sets of
prints to the Township Engineer, who shall be responsible for reviewing
the plans for compliance with the resolution of approval adopted by
the municipal agency. After said review, the Township Engineer shall
retain one set of plans, send one set to the applicant's engineer
and return five sets and the original Mylar of the site plan to the
Office of Planning and Zoning for signature by all appropriate municipal
officials. Upon being signed by Township officials, the original Mylar
of the plat shall be picked up by the applicant. The Office of Planning
and Zoning shall retain five sets of prints of the site plan and all
related plans for its records and for distribution to various municipal
offices.
F.
Effect of final approval.
(1)
The zoning requirements applicable to the preliminary approval first
granted and all other rights conferred upon the developer at preliminary
approval, 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 Planning Board may extend such period of protection for extensions
of one year, but not to exceed three extensions. Notwithstanding any
other provisions of N.J.S.A. 40:55D-1 et seq., the granting of final
approval terminates the time period of the rights conferred by preliminary
approval for the section granted final approval.
(2)
In the case of a site plan for a planned unit development or planned
unit residential development or residential cluster of 50 acres or
more or site plan for 150 acres or more, the Planning Board may grant
rights 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 applicant 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 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.
(3)
Any application for renewal or extension of final approval shall
be acted on by the municipal agency at a hearing. At such hearing,
the applicant shall have the burden of coming forward with reasons
why the final approval shall be extended for the requested period
of time.