Township of Jackson, NJ Article IV Development Application Procedures

§ 244-21 Approval required.

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.

§ 244-22 Application required.

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:

(1) Site plan.

(2) Subdivision.

(3) Variance.

(4) Conditional use.

(5) Direction for the issuance of a building permit.

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.

§ 244-23 Application procedures.

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.

§ 244-24 Minor subdivisions.

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.

(m) All monumentation as required pursuant to the Map Filing Law,[2] including all monuments found, set and to be bonded.

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

(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.

(6) Payment of the required reproduction fee, pursuant to § 244-12 of this chapter.

(7) Payment of the required Tax Map maintenance fee, pursuant to § 244-12 of this chapter.

(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.

D. Certification. In the event that the application for development for a minor subdivision is approved, certifications shall appear on the plat that said plat is in compliance with the Map Filing Law.[3]

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

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.

§ 244-25 Contribution disclosure requirements.

[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.

§ 244-26 Preliminary plat of major subdivision.

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.

(h) Payment of the required reproduction fee, pursuant to § 244-12 of this chapter.

(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.

§ 244-27 Final plat of major subdivision.

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.

(13) Center-line profiles of all proposed streets showing the following shall be submitted:

(a) Existing and proposed finished grades and slopes.

(b) Pipe sizes, slope, type, inverts and grate or rim elevations of drainage and sanitary sewage facilities.

(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.

(m) Payment of the required inspection fees, pursuant to § 244-12 of this chapter.

(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.

(q) Payment of the required reproduction fee, pursuant to § 244-12 of this chapter.

(r) Payment of the required tax map maintenance fee, pursuant to § 244-12 of this chapter.

(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.

D. Certification. In the event that the application for a final plat of a major subdivision is approved, a certification shall appear on the plat that said plat is in compliance with the Map Filing Law.[3]

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

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.

§ 244-28 Minor site plans.

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.

(15) Payment of the required inspection fees, pursuant to § 244-12 of this chapter.

(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.

(18) Payment of the required reproduction fee, pursuant to § 244-12 of this chapter.

(19) Submission of additional prints of the site plan and attachments for distribution, if required.

(20) Payment of the required tax map maintenance fee, pursuant to § 244-12 of this chapter.

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.

§ 244-29 General development plan.

[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.

§ 244-30 Preliminary plat of major site plan.

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:

(a) Existing and proposed final grades and slopes.

(b) Pipe sizes, slope, type, inverts and grate or rim elevations of drainage and sanitary sewerage facilities.

(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.

(h) Payment of the required reproduction fee, pursuant to § 244-12 of this chapter.

(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.

§ 244-31 Final plat of major site plan.

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.

(o) Payment of the required inspection fees, pursuant to § 244-12 of this chapter.

(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.

(r) Payment of the required reproduction fee, pursuant to § 244-12 of this chapter.

(s) Submission of additional permits of the site plan and attachments for distribution, if required.

(t) Payment of the required Tax Map maintenance fee, pursuant to § 244-12 of this chapter.

(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.