[HISTORY: Adopted by the Mayor and Council of the Borough
of Penns Grove 4-7-1970; readopted 3-1-1977 by Ord. No. 77-1 (Ch. 192 of the 1986 Code); amended in its entirety 7-5-2017 by Ord. No. 2017-5.
Subsequent amendments noted where applicable.]
GENERAL REFERENCES
Land use procedures and fees — See Ch. 85.
Numbering of buildings — See Ch. 203.
Certificates of occupancy — See Ch. 213.
Uniform construction codes — See Ch. 223.
Flood damage prevention — See Ch. 252.
Site plan review — See Ch. 375.
Stormwater management — See Ch. 387.
Stormwater pollution control — See Ch. 390.
Zoning — See Ch. 450.
The purpose of this chapter is to establish rules, regulations,
standards and procedures for approval of subdivisions of land to promote
and ensure:
A.
Conformity with the Map Filing Law (N.J.S.A. 46:26B-1 et seq.).
B.
Consistency of the layout or arrangement of the subdivision with the requirements of Chapter 450, Zoning, of the Borough Code.
C.
Streets in the subdivision of sufficient width and suitable grade
and suitably located to accommodate prospective traffic and to provide
access for fire-fighting and emergency equipment to buildings and
coordinated so as to compose a convenient system consistent with the
Official Map, if any, and the circulation element of the Master Plan,
if any, and so oriented as to permit, consistent with the reasonable
utilization of land, the buildings constructed thereon to maximize
solar gain, provided that no street of a width greater than 50 feet
within the right-of-way lines shall be required unless said street
constitutes an extension of an existing street of the greater width,
or already has been shown on the Master Plan at the greater width,
or already has been shown in greater width on the Official Map, subject
to the New Jersey Residential Site Improvement Standards.
D.
Adequate water supply, drainage, shade trees, sewerage facilities
and other utilities necessary for essential services to residents
and occupants.
E.
Suitable size, shape and location for any area reserved for public
use pursuant to N.J.S.A. 40:55D-44.
F.
Reservation pursuant to N.J.S.A. 40:55D-43 of any open space to be set aside for use and benefit of the residents of planned development resulting from the application of standards of density or intensity of land use contained in this chapter and Chapter 450, Zoning, pursuant to N.J.S.A. 40:55D-65c.
G.
Regulation of land designated as subject to flooding, pursuant to
N.J.S.A. 40:55D-65e, to avoid danger to life or property.
H.
Protection and conservation of soil from erosion by wind or water
or from excavation or grading.
I.
Conformity with standards promulgated by the Commissioner of Transportation
pursuant to the Air Safety and Hazardous Zoning Act of 1983 (N.J.S.A.
6:1-80 et seq.) for any airport hazard areas delineated under that
Act.
J.
Conformity with a municipal recycling ordinance required pursuant
to N.J.S.A. 13:1E-99.16.
K.
Conformity with the State Highway Access Management Code adopted
by the Commissioner of Transportation under Section 3 of the State
Highway Access Management Act (N.J.S.A. 27:7-91 et seq.) with respect
to any state highways within the municipality.
L.
Conformity with any access management code adopted by the county
under N.J.S.A. 27:16-1 with respect to any county roads within the
municipality.
M.
Conformity with any municipal access management code adopted under
N.J.S.A. 40:67-1 with respect to municipal streets.
N.
Protection of potable water supply reservoirs from pollution or other
degradation of water quality resulting from the development or other
uses of surrounding land areas, which provisions shall be in accordance
with any siting, performance, or other standards or guidelines adopted
therefor by the Department of Environmental Protection.
O.
Conformity with the public safety regulations concerning stormwater
detention facilities adopted pursuant to N.J.S.A. 40:55D-95.1 and
reflected in stormwater management plans and stormwater management
ordinances adopted pursuant to N.J.S.A. 40:55D-93 et seq.
P.
Conformity with the model ordinance promulgated by the Department
of Environmental Protection and Department of Community Affairs pursuant
to N.J.S.A. 13:1E-99.13a regarding the inclusion of facilities for
the collection or storage of source-separated recyclable materials
in any new multifamily housing development.
Q.
Standards, subject to the New Jersey Residential Site Improvement
Standards, as applicable, for grading, improvement and construction
of streets or drives and for any required walkways, curbs, gutters,
streetlights, shade trees, fire hydrants and water, and drainage and
sewerage facilities and other improvements as shall be found necessary,
and provisions ensuring that such facilities shall be completed either
prior to or subsequent to final approval of the subdivision by allowing
the posting of performance and maintenance guarantees by the developer.
R.
Standards to ensure that subdivisions shall conform to the applicable
provisions of this chapter.
S.
Performance in substantial accordance with the final development plan, provided that the Planning Board may permit a deviation from the final plan, if caused by change of conditions beyond the control of the developer since the date of final approval, and the deviation would not substantially alter the character of the development or substantially impair the intent and purpose of the Master Plan and Chapter 450, Zoning, of the Borough Code.
T.
Off-tract water, sewer, drainage and street improvements which are
necessitated by a subdivision, subject to the provisions of N.J.S.A.
40:55D-42.
U.
In the case of a development which proposes construction over a period
of years, the protection of the interests of the public and of the
residents, occupants and owners of the proposed development in the
total completion of the development.
V.
The submission of proof that no taxes or assessments for local improvements
are due or delinquent on the property for which any subdivision, site
plan, or planned development application is made.
W.
Provisions for minor subdivision approval pursuant to N.J.S.A. 40:55D-47.
X.
Standards encouraging and promoting flexibility, economy and environmental
soundness in layout and design in accordance with which the Planning
Board may approve the varying, within a conventional subdivision,
of lot areas and dimensions and yards and setbacks otherwise required
by municipal development regulations in such a way that the average
lot areas and dimensions, yards and setbacks within the subdivision
conform to the conventional norms of the municipal development regulations,
provided that such standards shall be appropriate to the type of development
permitted.
Y.
Promoting any other purposes or objectives of N.J.S.A. 40:55D-1 et
seq., the Penns Grove Borough Master Plan, and this chapter.
Except as otherwise provided herein, any division, subdivision, resubdivision, or reconfiguration of any lot, tract or parcel of land, whether or not for sale or development, must be made in accordance with the requirements of this chapter and all other applicable requirements of the Municipal Land Use Law (N.J.S.A. 40:55D-1 et seq.) and Chapter 450, Zoning, of this Code. All major and minor subdivision plans must conform to all applicable requirements of the Map Filing Law (N.J.S.A. 46:26B-1 et seq.), including requirements relating to monuments. Applicants must confirm to the satisfaction of the Planning Board Engineer, prior to the signature of any final subdivision plat or minor subdivision deeds by any Borough official, that all approved existing monuments remain in place and that all required new or reset monuments have been set or reset consistent with the approved plan.
The following shall not be considered subdivisions within the
meaning of this chapter, if no new streets are created:
A.
Divisions of land found by the Planning Board to be for agricultural
purposes where all resulting parcels are five acres or larger in size;
B.
Division of property by testamentary or intestate provisions;
C.
Divisions of property upon court order, including but not limited
to judgments of foreclosure;
D.
Consolidation of existing lots by deed or other recorded instrument;
and
E.
Conveyance of one or more adjoining lots, tracts or parcels of land
owned by the same person(s) and all of which are found and certified
by the administrative officer to conform to the requirements of the
municipal development regulations and are shown and designated as
separate lots, tracts, or parcels on the Tax Map or atlas of the Borough.
The Planning Board, when acting upon applications for preliminary or minor subdivision approval, shall have the power to grant such exceptions from applicable submission requirements and design standards as may be reasonable and within the general purpose and intent of this chapter, Chapter 450, Zoning, of this Code and the Municipal Land Use Law, if the literal enforcement of one or more provisions of this chapter is impracticable or will exact undue hardship because of peculiar conditions pertaining to the land in question, and if the proposed resulting lots and the existing and proposed structures and improvements upon them will comply with all applicable zoning requirements.
A.
Unsuitable lots. All lots shall be suitable for the purpose for which
they are intended to be used.
(1)
In order to prevent the use of lots which are not suitable because
of adverse topography, flood conditions, proximity to municipal boundaries,
or similar circumstances, the Planning Board may require such revisions
in the layout of the subdivision as will accomplish one of the following:
(a)
The area of any unsuitable lot is included in other lots by increasing
the size of the remaining lots and eliminating the unsuitable lot;
(b)
The unsuitable lot is included in an area to be deeded to the Borough
and held in its natural state for conservation and/or recreation purposes;
(c)
The unsuitable lot is deed restricted against unsuitable uses and
limited only to suitable uses subject to zoning requirements; or
(d)
Some other suitable arrangement is made, such as common ownership
made permanent by deed covenants running with the land.
(2)
No building or structure in a municipality other than the Borough
of Penns Grove will have street access only in Penns Grove, and no
building or structure in the Borough of Penns Grove will have street
access only in another municipality.
B.
Block and lot numbers. Block and lot numbers shall be assigned for
each lot by the Tax Assessor.
C.
Driveways. Existing and proposed driveway locations must be depicted
on all subdivision plans. Driveways must be located at safe distances
from all roadway intersections when applying generally accepted engineering
or other design or safety standards. Driveways must also conform to
all applicable zoning regulations.
D.
Sidewalks, curbs, gutters and other improvements. Sidewalks, curbs,
gutters and other improvements are required for all subdivisions,
minor and major, as set forth in this chapter or in the Residential
Site Improvement Standards (N.J.A.C. 5:21-1.1 et seq.), as applicable,
unless waived or exempted by the Planning Board or the New Jersey
Department of Community Affairs. In the case of minor subdivisions,
applicants must depict all required improvements on the minor subdivision
plans to the Planning Board Engineer's satisfaction and then
deliver a copy of the approved plan to the Borough Engineer prior
to signature of the minor subdivision deeds by the Planning Board
Chair and Municipal Land Use Secretary. All required improvements
at each lot must thereafter be completely installed by such lot's
respective owner, and inspected and approved by the Borough, prior
to issuance of any certificate of occupancy for such lot.
E.
Grading and drainage. Grading and drainage plans for all lots resulting
from minor and major subdivisions must be reviewed and approved.
A.
Classification. A minor subdivision is a subdivision of land that
does not involve the creation of more than two lots, in addition to
one retained or remainder parcel, provided that such subdivision does
not involve a planned development, any new street or the extension
of any off-tract improvement, the cost of which is to be prorated
pursuant to N.J.S.A. 40:55D-42.
(1)
In counting lots to determine whether or not a proposed subdivision
is a minor subdivision, the following lots shall be counted:
(2)
No lots shall be counted twice, and in the case of resubdivisions,
lot line adjustments or lot mergers any lot eliminated shall be deducted
and any lot replaced shall not be recounted.
B.
Application requirements. Applications for minor subdivision approval
shall include applicable fees and escrow deposits.
C.
Review. If the Planning Board determines that the application for
development is complete and conforms to the above definition of "minor
subdivision" and if the applicant's proposal complies with all
applicable zoning requirements and other requirements for approval,
the Board may hear and decide the application without public notice.
Minor subdivision approval shall be deemed to be final approval of
the subdivision by the Board, provided that the Board shall condition
any minor subdivision approval that it grants upon timely receipt
of a favorable report on the application by the Salem County Planning
Board as may be applicable pursuant to N.J.S.A. 40:27-6.3, or approval
by the Salem County Planning Board by its failure to report thereon
within the required time period. The Board may also condition minor
subdivision approval upon ensuring the provision of certain improvements
pursuant to N.J.S.A. 40:55D-38, 40:55D-39, 40:55D-40 and 40:55D-53,
as well as provision of review and inspection escrows relating thereto,
and applicable approvals from other regulatory agencies.
D.
Time for decision. Minor subdivision approval shall be granted or
denied within 45 days after completeness is certified or deemed by
law, or within such further time as may be consented to by the applicant.
E.
Amendment. Applicants may amend a minor subdivision approval prior
to expiration of the approval or filing of the minor subdivision deed
or plat. Applications for amendment must include all required materials,
information and fees. Any application for amendment of an approval
in which publicly noticed site plan approval or variances were also
granted, or which involves any new site plan approval requiring public
notice or any new variance request, must be heard on public notice
pursuant to N.J.S.A. 40:55D-11 and 40:55D-12. When approving an amendment
to a previous approval in which variances or site plan approval was
granted, the Planning Board may modify the nature and extent and any
terms or conditions of such variances or site plan approval. The engineer's
estimate on which any posted performance or maintenance guarantees
have been calculated, and the guarantees themselves, as well as any
easements or restrictions that were required as part of the earlier
approval, should be reviewed to determine whether any changes are
necessary.
F.
Expiration. Minor subdivision shall expire 190 days from the date
on which the Planning Board adopts the resolution of approval unless,
within such period, a plat in conformity with such approval and the
provisions of the Map Filing Law (N.J.S.A. 46:26B-1 et seq.), or a
deed clearly describing the approved minor subdivision, is filed by
the developer with the County Recording Officer, the Municipal Engineer
and the Municipal Tax Assessor. Any such plat or deed accepted for
such filing shall have been signed by the Chair of the Planning Board
and the Municipal Land Use Secretary.
(1)
In
reviewing the application for development for a proposed minor subdivision
the Planning Board may be permitted by ordinance to accept a plat
not in conformity with the Map Filing Law, provided that if the developer
chooses to file the minor subdivision as provided herein by plat rather
than deed, such plat shall conform to the provisions of said law.
(2)
The
zoning requirements and general terms and conditions, whether conditional
or otherwise, upon which minor subdivision approval was granted shall
not be changed for a period of two years after the date on which the
resolution of minor subdivision approval is adopted, provided that
the approved minor subdivision shall have been duly recorded as provided
above.
(3)
The
recording deadline and/or approval expiration period can be extended
by the Planning Board as provided in N.J.S.A. 40:55D-47 or, if there
have been no changes in the applicable zoning or the facts and circumstances
of the application, simply reaffirmed for a new period of 190 days.
Any extension or reaffirmation request for an approval that also included
any variance or publicly noticed site plan approval granted must be
heard on public notice pursuant to N.J.S.A. 40:55D-11 and 40:55D-12.
Applications to extend or reaffirm a minor subdivision approval must
include all required materials, information and fees. The engineer's
estimate on which any posted performance or maintenance guarantees
have been calculated, and the guarantees themselves, as well as any
easements or restrictions that were required as part of the earlier
approval, should be reviewed to determine whether any changes are
necessary.
A.
Classification. All subdivision applications not classified as minor pursuant to § 400-6 above shall automatically be classified as major subdivision applications. All major subdivision applications should be formally reviewed in two stages, preliminary and final.
B.
Preliminary major subdivision application.
(1)
Fees
and escrow deposits. Applications for preliminary major subdivision
approval shall include all required fees and escrow deposits.
(2)
Review.
The Planning Board shall review the preliminary major subdivision
application at a public hearing on public notice as required by N.J.S.A.
40:55D-11 through 40:55D-12.2 for the purposes of making an informed
decision as to whether the requirements necessary for preliminary
approval have been met. The plat and any other engineering documents
to be submitted shall be required in tentative form for discussion
purpose for preliminary approval. If the Planning Board requires any
substantial amendment in the layout of improvements proposed by the
developer that have been the subject of a hearing, an amended application
shall be submitted and proceeded upon, as in the case of the original
application for development. The Planning Board shall, if the proposed
subdivision complies with this chapter and the Municipal Land Use
Law, grant preliminary approval to the subdivision.
(3)
Time
for decision. For a subdivision of 10 or fewer lots, the Planning
Board must grant or deny preliminary approval within 45 days following
the date the application is certified or deemed complete or within
such further time as may be consented to by the developer. For a subdivision
of more than 10 lots, the Planning Board must grant or deny preliminary
approval within 95 days following the date the application is certified
or deemed complete or within such further time as may be consented
to by the developer. Otherwise, the Planning Board shall be deemed
to have granted preliminary approval to the subdivision.
(4)
Denial.
In the event the Board denies the preliminary major subdivision application,
such denial must be memorialized in a written resolution containing
a statement of reasons for the denial, a copy of which shall be given
to the applicant.
(5)
Other
agency approvals. Review or approval by the Planning Board does not
preclude the necessity for submission, review and approval by other
reviewing authorities. These authorities may include but are not be
limited to the New Jersey Department of Environmental Protection and
the Salem County Planning Board.
(6)
Amendment.
Applicants may amend a preliminary major subdivision approval prior
to expiration of the approval or the grant of final major subdivision
approval. Applications for amendment must include all required materials,
information and fees. All applications for amended preliminary major
subdivision approval must be heard on public notice pursuant to N.J.S.A.
40:55D-11 and 40:55D-12. When approving an amendment to a previous
approval in which variances or site plan approval was granted, the
Planning Board may modify the nature and extent and any terms or conditions
of such variances or site plan approval. The engineer's estimate
on which any posted performance or maintenance guarantees have been
calculated, and the guarantees themselves, as well as any easements
or restrictions that were required as part of the earlier approval,
should be reviewed to determine whether any changes are necessary.
(7)
Expiration.
Preliminary major subdivision approval shall expire three years following
the date the initial resolution of preliminary subdivision plan approval
is adopted. Except as provided in N.J.S.A. 40:55D-49d, preliminary
major subdivision approval confers upon the applicant the following
rights during the aforesaid three-year period:
(a)
The general terms and conditions on which preliminary approval
was granted shall not be changed, including but not limited to use
requirements; layout and design standards for streets, curbs and sidewalks;
lot size; yard dimensions; and off-tract improvements, except that
nothing herein shall be construed to prevent the Borough from modifying
by ordinance such general terms and conditions of preliminary approval
as relate to public health and safety;
(b)
The applicant may submit for final approval on or before, but
not after, the expiration date of preliminary approval the whole or
a section or sections of the preliminary subdivision plat, as the
case may be, provided that such section or sections were depicted
on and approved with the preliminary subdivision plat; and
(c)
The applicant may apply for extension(s) of preliminary major
subdivision approval as provided in N.J.S.A. 40:55D-49. All extension
requests must be heard on public notice pursuant to N.J.S.A. 40:55D-11
and 40:55D-12. Applications to extend or reaffirm a preliminary major
subdivision approval must include all required materials, information
and fees. The engineer's estimate on which any posted performance
or maintenance guarantees have been calculated, and the guarantees
themselves, as well as any easements or restrictions that were required
as part of the earlier approval, should be reviewed to determine whether
any changes are necessary.
C.
Final major subdivision application. Applications for final major
subdivision approval must be filed prior to the expiration of preliminary
approval (that is, within three years, plus any extensions, following
the date the initial resolution of preliminary major subdivision approval
is adopted). Applications for final major subdivision approval filed
after the expiration of preliminary approval will not be accepted
or reviewed.
(1)
Fees
and escrow deposits. Applications for final major subdivision approval
must include all required fees and escrow deposits.
(2)
Review.
The Planning Board shall review the final major subdivision application
at a public hearing on public notice pursuant to N.J.S.A. 40:55D-11
through 40:55D-12.2 and shall grant final approval if the detailed
drawings, specifications and estimates of the application for final
approval conform to the standards established by this chapter, the
conditions of preliminary major subdivision approval, and the standards
prescribed by the Map Filing Law (N.J.S.A. 46:26B-1 et seq.). The
following matters should be addressed as part of any grant of final
major subdivision approval:
(a)
All road, sight triangle, drainage or other easements or restrictions
which must be granted or imposed on behalf of the Borough or any other
person or entity.
(b)
The installation and maintenance of proposed improvements that
must be secured by performance and maintenance guarantees pursuant
to N.J.S.A. 40:55D-53 and approval of the engineer's cost estimate.
(c)
The amount and terms of payment for off-tract improvements pursuant
to N.J.S.A. 40:55D-42.
(d)
The completion deadline or schedule of deadlines to be imposed
for installation of improvements that are to be secured by performance
and maintenance guarantees.
(3)
Time
for decision. Final approval shall be granted or denied within 45
days after the date completeness is certified, or within such further
time as may be consented to by the applicant.
(4)
Denial.
In the event the Board denies the final major subdivision application,
such denial must be memorialized in a written resolution containing
a statement of reasons for the denial, a copy of which shall be given
to the applicant.
(5)
Other
agency approvals. Whenever review or approval of the application by
the Salem County Planning Board is required by N.J.S.A. 40:27-6.3,
the Planning Board shall condition any approval that it grants upon
timely receipt of a favorable report on the application by the County
Planning Board or approval by the County Planning Board by its failure
to report thereon within the required time period. Review or approval
by the Planning Board does not preclude the necessity for submission,
review and approval by other reviewing authorities, including but
not limited to the New Jersey Department of Environmental Protection.
(6)
Amendment.
Applicants may amend a final major subdivision approval prior to expiration
of the approval or filing of the final plat. Applications for amendment
must include all required materials, information and fees. All applications
for amended final major subdivision approval must be heard on public
notice pursuant to N.J.S.A. 40:55D-11 and 40:55D-12. When approving
an amendment to a previous approval in which variances or site plan
approval was granted, the Planning Board may modify the nature and
extent and any terms or conditions of such variances or site plan
approval. The engineer's estimate on which any posted performance
or maintenance guarantees have been calculated, and the guarantees
themselves, as well as any easements or restrictions that were required
as part of the earlier approval, should be reviewed to determine whether
any changes are necessary.
(7)
Expiration.
Final major subdivision approval shall expire two years following
the date the initial resolution of final major subdivision approval
is adopted, or upon such other deadline as may be imposed by the Board
pursuant to N.J.S.A. 40:55D-52b, provided that the approval shall
expire within 95 days following the signing of the final plat if the
plat is not thereafter filed in the Salem County Clerk's office
within that period as required by N.J.S.A. 40:55D-54. Additionally,
the zoning requirements applicable to the preliminary approval first
granted and all other rights conferred upon the developer pursuant
to N.J.S.A. 40:55D-49, whether conditionally or otherwise, shall not
be changed during the aforesaid two-year period.
(a)
If the developer has followed the standards prescribed for final
approval and has duly recorded the plat as required by N.J.S.A. 40:55D-54,
the Planning Board may extend the approval period for extensions of
one year but not to exceed three extensions, or as may otherwise be
provided in N.J.S.A. 40:55D-52 or 40:55D-54. All extension requests
must be heard on public notice pursuant to N.J.S.A. 40:55D-11 and
40:55D-12. Applications to extend a final major subdivision approval
must include all required materials, information and fees. The engineer's
estimate on which any posted performance or maintenance guarantees
have been calculated, and the guarantees themselves, as well as any
easements or restrictions that were required as part of the earlier
approval, should be reviewed to determine whether any changes are
necessary.
(b)
Notwithstanding any other provisions of the Municipal Land Use Law
or this chapter, the granting of final approval terminates the time
period of preliminary approval pursuant to N.J.S.A. 40:55D-49 for
the section granted final approval.
(c)
No final plat will be signed for any major subdivision as to which
final approval has expired. No zoning permit or building permit will
be issued for any major subdivision project prior to the filing of
the final plat in the Salem County Clerk's office, or for any
major subdivision as to which final approval has expired.
A.
The final plat will not be signed by the Planning Board Engineer
or Chair or Municipal Land Use Secretary until all conditions of approval
are satisfied, including required approvals from other agencies and
posting of approved performance guarantees, maintenance guarantees,
and inspection escrows, with proof satisfactory having been provided
to the Borough Solicitor of the Borough's right to go upon the
property to exercise the Borough's rights under the guarantees.
The applicant must provide eight Mylars and eight paper copies of
the approved plan to the Planning Board Engineer for signature.
B.
No zoning or building permit can be issued until the final plat is
signed and recorded in the Salem County Clerk's office.
C.
No clearing, grading or land disturbance, or the installation of
site improvements, advertising or other signage for a major subdivision
can commence or occur without a zoning permit.
D.
No construction, installation or placement of buildings or structures
of any kind whatsoever, including but not limited to sales offices,
trailers, platforms or displays, can commence or occur without a zoning
permit and building permit.
E.
Notwithstanding the posting of any performance or maintenance guarantee
or any other provision of this chapter, no building permit, certificate
of occupancy, or other required permit for construction or occupancy
of any building on any lot within the subdivision or section thereof
shall be issued until the following on-tract and off-tract improvements
for the subdivision or section thereof have been completed and approved
by the Borough Engineer:
(1)
Curbs, roadway subbase, and roadway bituminous stabilized base course
on the full width of the road fronting the lot on which the permit
is to be issued and along the entire frontage of that lot and continuing
from that lot to the existing improved public road system outside
the subdivision. In addition, in order to provide adequate access
for police, fire and rescue vehicles during emergencies for the lot
on which the permit is to be issued, curbs, roadway subbase, and roadway
bituminous stabilized base course must be completed on a road or combination
of roads or portions thereof within the subdivision to the extent
necessary to provide a second route of access from the existing improved
public road system outside the subdivision to a point within 100 feet
of the lot for which the permit is to be issued.
(2)
Storm drainage facilities as necessary in the opinion of the Borough
Engineer to serve the lot on which the permit is to be issued, including
but not limited to pipes, inlets, manholes, headwalls, swales, channels,
detention basins, retention basins, and conduit outlet protection.
(3)
Streetlights or evidence of payment to the electric utility company
for installation by it of all streetlights within the subdivision
or section (complete with poles and fixtures) in accordance with the
approved subdivision plans.
F.
Applicants may apply for field changes or minor amendments to final
major subdivision approval. Applicants may also make application for
amended preliminary and final major subdivision approval, subject
to the public notice requirements of N.J.S.A. 40:55D-11 and 40:55D-12.
A.
Residential Site Improvement Standards (RSIS). Residential major subdivisions must conform to the requirements of the Residential Site Improvement Standards (N.J.A.C. 5:21-1.1 et seq.). All major subdivisions that are not subject to RSIS requirements must conform to design standards as set forth in Chapter 375, Site Plan Review, Article III, Design Standards.
B.
Layout and arrangement of streets. No cul-de-sac or loop street,
or any part thereof, may extend from Penns Grove into another municipality,
or from another municipality into Penns Grove. All streets and portions
thereof, including cul-de-sac streets, loop streets, and portions
of all other types of streets within Penns Grove, must provide access
only to lots that meet all applicable lot area, dimension and configuration
requirements.
