The duty of administering and enforcing the provisions of this
chapter is hereby conferred upon the Zoning Officer, who shall have
such powers as are conferred upon him by this article, and as reasonably
may be implied. He shall be appointed by the Township Committee and
shall receive such compensation as the Township Committee shall determine.
It shall be the duty of the Zoning Officer, or his duly authorized
assistants, to cause any plans, buildings, or premises to be examined
or inspected to determine that they are not in violation of the provisions
of this chapter. He shall have the right to enter any building or
premises during the daytime in the course of his duties.
A.
Where the Zoning Officer, in the course of his duties, determines
that any plans, buildings or premises are in violation of the provisions
of this chapter, he shall order the responsible party in writing to
remedy such conditions. The written order shall specify the nature
of the violation found to exist, the remedy order and the time permitted
for such action, the penalties and remedies which may be invoked by
the Township, and the violator's rights of appeal; all as provided
for by this chapter and the Laws of the State of New Jersey. On the
serving of notice by the Zoning Officer to the owner of any violation
of any of the provisions of this chapter, the certificate of occupancy
for such building or use shall be held null and void. A new certificate
of occupancy shall be required for any further use of such building
or premises.
B.
The Zoning Officer shall maintain a permanent record of all matters
considered and all action taken by him. Such records shall form a
part of the records of his office and shall be available for the use
of the Township Committee and other officials of the Township, county
and state. The records to be maintained shall include at least the
following:
(1)
Application file. An individual permanent file for each application
for a zoning permit, including uses included in clustered developments
and PUDs, as provided for by this chapter, shall be established at
the time the application is made. The file shall contain one copy
of the application and all supporting documents, maps and plans; notations
regarding pertinent dates and fees, communications with the applicant
or his representative as appropriate; a copy of any resolution resulting
from any action taken by a municipal agency required in connection
with the application; and date the permit applied for was issued or
denied by the Zoning Officer.
(2)
Monthly report. The Zoning Officer shall prepare a monthly report
for the Township Committee. The report shall cite all actions taken
by the Zoning Officer, including all referrals made by him, all permits
and certificates issued and denied, and all complaints of violations
received and all violations found by him, and the action taken by
him consequent thereon. A copy of this monthly report shall also be
transmitted by the Zoning Officer to the Tax Assessor and Planning
and Zoning Board at the same time it is transmitted to the Township
Committee.
The certificates and permits required herein are established
for the equitable enforcement and administration of the provisions
of this chapter. A zoning permit, temporary use permit or conditional
use permit shall be a prerequisite to the issuance of a building permit
as prescribed by the Uniform Construction Code.
A.
Zoning permit. The Zoning Officer is hereby empowered to issue a
zoning permit for any plans regarding the construction or alteration
of any building, or the change in the use of any land or building
or part thereof (including buildings and uses which are part of cluster
developments or planned unit developments), after he has determined
that such plans are not in violation of any of the provisions of this
chapter.
B.
Temporary use permit. Upon written direction of the Planning and
Zoning Board, the Zoning Officer is hereby empowered to issue a temporary
use permit. A temporary use permit shall only be effective for a period
not to exceed six months, except that such permit may be extended
by the Zoning Officer if authorized by the Planning and Zoning Board
not more than once for an additional period not to exceed six months.
C.
Conditional use permit. A conditional use permit shall be issued
by the Zoning Officer upon written direction of a municipal approval
agency authorized by law and municipal ordinance to review and approve
applications for such permits. In the case of the failure of a municipal
agency to act within the time periods prescribed, the Zoning Officer
shall issue a zoning permit on presentation by the applicant of a
certificate of final approval issued by the administrative officer
of the municipal agency involved as provided by law.
D.
Certificate of occupancy. The Zoning Officer is hereby empowered
to issue a certificate of occupancy which shall certify that all provisions
of this chapter have been complied with in respect to the location
and use of the building, structure or premises in question.
A.
Procedures for a zoning permit.
(1)
All applications for zoning permits shall be made to the Zoning Officer in such detail as described in § 450-40. Where the proposed use does not require site plan review by the Planning and Zoning Board (as set forth on the Schedule of District Regulations - Fairfield Township[1] or in § 400-3B of Chapter 400, Subdivision of Land and Site Plan Review) the Zoning Officer shall carefully consider the application and supporting documents for compliance with this chapter and either issue or deny the zoning permit applied for. When the application is for a use for which site plan review is required, the Zoning Officer shall, prior to issuance of any zoning permit, transmit the required number of copies of such plans, drawings and statements to the administrative officer of the Planning and Zoning Board according to specifications and time constraints contained in Chapter 400, Subdivision of Land and Site Plan Review, and Chapter 27, Development Procedures. Applications for zoning permits requiring site plan review shall contain all of the information required for site plan submission contained in Chapter 400, Subdivision of Land and Site Plan Review. No zoning permit shall be issued without evidence of approval by a municipal agency having authority to act on site plans in accordance with applicable regulations contained in Chapter 27, Development Procedures, and Chapter 400, Subdivision of Land and Site Plan Review.
[1]
Editor's Note: See the Schedule of District Regulations included
as an attachment to this chapter.
(2)
Pursuant to the provisions of N.J.S.A. 40:55D-1 et seq., an applicant may make application directly to the Planning and Zoning Board. In the event application is made in this manner, the administrative officer of the Planning and Zoning Board shall provide the Zoning Officer with a copy of the application and all supporting documentation together with an indication of the date on which said application was determined to be complete. The Zoning Officer shall then establish an application file as specified in § 450-37B(1).
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
B.
Procedures for temporary use permits. All applications for temporary use permits shall be made to the Zoning Officer. The Zoning Officer, after determining that an application is complete, shall transmit one copy of the application and all supporting documentation to the administrative officer of the Planning and Zoning Board for its action thereon. Applications for temporary use permits shall be acted upon by the Planning and Zoning Board in accordance with the same time constraints specified for conditional uses in § 450-39D of this chapter, and Chapter 400, Subdivision of Land and Site Plan Review. Upon approval of an application for temporary use, or upon certification of failure to act from the administrative office of the Planning and Zoning Board, the Zoning Officer shall issue a temporary use permit as provided in § 450-38B.
C.
Procedures for a certificate of occupancy. A certificate of occupancy
shall be issued on a form provided by the Zoning Officer. It shall
be unlawful to use or occupy or permit the use or occupancy of any
building or premises, or both, or part thereof, hereinafter created,
erected, changed, converted, or wholly or partly altered or enlarged
in its use or structure or to continue the use of a building, structure
or premises as a legal, nonconforming use until a certificate of occupancy
shall have been issued therefor by the Zoning Officer, stating that
the proposed use of the building or land conforms to the requirements
of this chapter.
(1)
Following the completion of construction, reconstruction or alteration
of any building or structure, or prior to any change in the use of
any building, structure or land, the applicant shall transmit, by
registered mail, to the Zoning Officer a letter stating that such
construction has been completed or that a new or changed use is being
proposed. All applications for certificates of occupancy shall be
accompanied by the required fee. Within 10 days of the receipt of
such a letter, the Zoning Officer shall make all necessary inspections
of the completed structure and/or proposed use to determine conformance
with the terms of this chapter and either issue a certificate of occupancy
or a letter of denial stating the reasons therefor. On the serving
of notice by the Zoning Officer to the owner of any property on which
a violation of any of the provisions or requirements of this chapter
exists, the certificate of occupancy for such use shall be deemed
to be null and void and the person responsible for the violation shall
be subject to the penalties hereinafter prescribed. A new certificate
of occupancy shall be required for any further use of such land or
building.
(2)
The Zoning Officer shall, upon proper application accompanied by
necessary proof or documentation, issue certificates of occupancy
for uses existing as of the effective date of this chapter in order
to officially validate:
(3)
A certificate of occupancy shall be issued only if the Zoning Officer
finds that the requirements of this chapter and applicable supplementary
actions or requirements by the Planning and Zoning Board or Township
Committee have been complied with. Any certificate of occupancy shall
be continued in force only so long as the use of the building or premises
for which it was issued continues to conform to the requirements of
this chapter. A record of all certificates shall be kept on file in
the office of the Zoning Officer and copies of all certificates issued
shall be forwarded to the Township Tax Assessor.
D.
Procedures for conditional use permit. Recognizing that certain uses,
activities and structures are necessary to serve the needs and convenience
of the Township and, at the same time, recognizing that such uses
may be or may become harmful to the public health, safety and general
welfare if located and operated without proper consideration of existing
conditions and the character of surrounding environment and uses,
such uses are hereby designated conditional uses and listed as such
under the appropriate zone district classification on the Schedule
of District Regulations - Fairfield Township.[2] In addition to other powers conferred by this chapter, the Planning and Zoning Board shall have the power to authorize the granting of a permit for a conditional use after site plan approval under the terms established in this chapter, Chapter 27, Development Procedures, Chapter 400, Subdivision of Land and Site Plan Review, and in accordance with the following general stipulations and guidelines:
(1)
The use for which application is being made is specifically authorized
as a conditional use for the district in which it is proposed. The
design, nature and arrangement of the particular use is such that
the public health, safety and welfare will be protected. Reasonable
consideration is afforded the conservation of property values; the
avoidance of congestion; the avoidance of unnecessary hazards; and
the preservation and enhancement of the character of the neighborhood
and district in which the use will be located.
(2)
All applications for conditional uses shall be made either to the Zoning Officer or to the administrative officer of the Planning and Zoning Board (in which case formal notification to the zoning administration officer of application filing shall be forwarded to the Zoning Officer), except where the Planning and Zoning Board hears such an application as part of a variance application pursuant to § 27-3F of Chapter 27, Development Procedures. The completeness of an application for conditional use permit shall be determined by the approving authority concurrently with his determination of the accompanying site plan application. The approving authority shall grant or deny an application for a conditional use within 95 days of submission of a complete application, or within such further time as may be consented to by the applicant.
(3)
A properly noticed public hearing on each application for a conditional use permit shall be held, concurrently with any required public hearing on an accompanying site plan, pursuant to the rules and requirements as contained in Chapter 27, Development Procedures.
(4)
Failure of the approving authority to act within the period prescribed
shall constitute approval of the application and a certificate issued
by the administrative officer, on request of the applicant, attesting
to the failure of the approving authority to act shall be satisfactory
authorization for the issuance of a zoning permit.
(5)
In approving an application for a conditional use permit, the approving authority may impose any modifications or conditions it deems necessary to carry out the intent of this chapter or to protect the health, safety or general welfare of the public. Any permit for a conditional use shall be issued only in accordance with applicable requirements contained in this chapter, Chapter 27, Development Procedures, and Chapter 400, Subdivision of Land and Site Plan Review, or that may be imposed by the approving authority in its action.
[2]
Editor's Note: See the Scheduled of District Regulations included
as an attachment to this chapter.
E.
Duration of certain permits. If, after a zoning permit or conditional
use permit has been authorized by the Planning and Zoning Board, the
applicant has not obtained the permit within a period of six months
from the date of such authorization, such authorization shall be null
and void and no permit shall be issued thereunder, unless the applicant
shall have, prior to the expiration of the aforesaid six-month period,
made written application for an extension. Such extension shall be
granted by the Planning and Zoning Board, for a period of not to exceed
six months, upon good cause having been shown by the applicant.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
Each application for a zoning permit or a temporary use permit
shall be made in triplicate with accompanying site plan. The materials
to be submitted with each application shall clearly show the conditions
on the site at the time of the application, the features of the site
which are to be incorporated into the proposed use or building and
the appearance and function of the proposed use or building.
A.
Minimum application details. As a minimum, the application for any
zoning permit or temporary use permit shall include the following
information and plans for both "before" and "after" conditions:
(1)
The location, use, design, dimensions and height of each use and
structure.
(2)
Building or structure setback distances from all property lines.
(3)
The relation of proposed uses or structures to existing uses and
structures on adjoining lots.
(4)
The location and arrangement of vehicular accessways and the location,
size and capacity of all areas used for off-street parking, loading
and unloading.
(5)
The location and dimensions of sidewalks, walkways and other areas
established for pedestrian use.
(6)
The location, size, material and landscape species of any structures
or plants proposed for areas within 50 feet of the intersection of
any vehicular driveway with a public road or street.
(7)
The size, type and location of any proposed sign.
(8)
Provisions for water supply, sewage disposal and storm drainage.
(9)
Such other data and plans as the Zoning Officer may require to properly
take action on the application.
B.
Applications requiring site plan review. Any application for a conditional
use or other use or structure requiring site plan review as specified
on the Schedule of District Regulations[1] shall comply with all of the submission requirements set forth in Article II of Chapter 400, Subdivision of Land and Site Plan Review.
[1]
Editor's Note: Said schedule is included as an attachment
to this chapter.
[Amended by Ord. No. 460-99; 4-15-2002 by Ord. No. 489-2002; 9-7-2016 by Ord. No.
12-2016]
The fee for a construction permit shall be the sum of the subcode
fees listed in Subsections A through G as set forth hereinbelow. The
fee for a construction permit shall be the sum of the basic construction
fee plus all applicable special fees, and shall be paid before the
permit is issued. Each fee shall be rounded up to the nearest dollar.
A.
Plan review fee. The fee for a plan review shall be 20% of the construction
permit fee.
B.
Training and certification fees. The Department of Community Affairs
training and certification fees shall be established by the State
of New Jersey under the authority of the New Jersey Administrative
Code to be computed on a per cubic foot volume for new buildings and
additions and for all other construction shall be computed on a dollar
amount per $1,000 of value of construction.
C.
Building subcode fees. The building subcode fee shall be:
(1)
New construction.
(a)
The fee for new construction shall be $0.034 per cubic foot of volume for buildings and structures, except see Subsection C(1)(b).
(b)
The fee for new construction with unfinished interiors totaling
50,000 cubic feet of volume shall be $0.018 per cubic foot of volume
for the first 50,000 cubic feet and $0.015 for the remaining cubic
feet with a minimum fee of $82.
(2)
Exceptions.
(a)
For renovation, alterations and repairs, $35 for the first $1,000
of estimated cost and $25 per $1,000 or fraction thereafter.
(b)
Manufactured homes. In accordance with N.J.A.C. 5:23-4.18(c),
there are no fees for the factory built portion of the home. The fee
shall be $100 per $1,000 of the estimated cost of site construction
associated with the installation of the manufactured home.
(c)
Farm use buildings exclusively used for agriculture purposes
limited to the sheltering of livestock or storage of food. The fee
shall be $0.010 per cubic foot of volume of the building or structure
pursuant to the Farmland Assessment Act of 1964 with a maximum fee
of $1,443 per structure.
(3)
Combination of renovations and additions. The amount shall be the
sum of the fees computed separately as renovations and additions.
(5)
Special permits.
(b)
The permit fee for a permit to construct and install a sign
shall be $5 per square foot, provided that the minimum fee shall be
$70. In the case of double-faced signs, the area of the surface of
only one side of the sign shall be used for purposes of the fee computation.
(c)
Certificate of occupancy, residential: $55; residential additions:
$55; residential storage buildings over 300 square feet: $55; all
other use groups: $75; granted pursuant to a change of use: $150.
(d)
Certificate of continued occupancy, residential: $35; all other
use groups: $75.
(e)
Relocate building or structure to new location, flat fee of
$300. This section is applicable to structures exceeding 300 square
feet, plus applicable special fees.
(f)
Reinstatement of permit, $50 applicable after one year of issuance
date plus volume increase if applicable at time of reinstatement.
(g)
Lead abatement fees: for permit $100 and for clearance certificate
$175.
(h)
Asbestos abatement: $175 for permit and $50 for clearance certificate.
(i)
Application for a variation for all use groups: $750.
(j)
Roofing permits and siding permits: $35 for the first $1,000
and $25 for each additional $1,000.
(k)
The fee for a temporary certificate of occupancy is $35 with
a fee of $30 for each extension.
(6)
The minimum construction subcode fee shall be $70.
D.
Plumbing subcode fees shall be:
(1)
Fixtures and appliances connected to the plumbing system (as listed)
and gas piping systems, including, but not limited to:
|
Fixture or Appliance
|
Fee (each)
|
|---|---|
|
Water closet/bidet/urinals
|
$15
|
|
Bathtub
|
$15
|
|
Lavatory/sink
|
$15
|
|
Shower/floor drain
|
$15
|
|
Washing machine
|
$15
|
|
Dishwasher
|
$15
|
|
Commercial dishwasher
|
$15
|
|
Hose bibs
|
$15
|
|
Water cooler
|
$15
|
|
Garbage disposal
|
$15
|
|
Indirect connection
|
$15
|
|
Vent stack
|
$15
|
|
A/C condensate drains
|
$15
|
(2)
Special devices (as listed).
|
Type of Device
|
Fee (each)
|
|---|---|
|
Grease traps
|
$90
|
|
Oil separators
|
$90
|
|
Water-cooled air conditioners
|
$90
|
|
Refrigerator units
|
$90
|
|
Water heater
|
$90
|
|
Water utility connection
|
$90
|
|
Sewer utility connection
|
$90
|
|
Back flow preventors subject to testing
|
$90
|
|
(All others $15 when not part of fire suppression system)
| |
|
Steam boilers
|
$90
|
|
Hot water boilers
|
$90
|
|
Gas piping/gas service entrance
|
$90
|
|
Active solar systems
|
$90
|
|
Sewer pumps
|
$90
|
|
Interceptors
|
$90
|
|
Fuel oil piping
|
$90
|
|
Gasoline product piping
|
$90
|
|
Sump pumps
|
$90
|
|
Booster pumps
|
$90
|
|
L.P. cylinders
|
$90
|
(3)
The minimum plumbing subcode fee shall be $70.
E.
Electrical subcode fees shall be:
(2)
For each motor, generator or transformer based on KW or HP, including
residential appliances the fees shall be:
|
Number of KW/HP
|
Fee
| |
|---|---|---|
|
1 – 10
|
$20 each
| |
|
11 – 50
|
$60 each
| |
|
51 – 100
|
$120 each
| |
|
101 – 999
|
$300 each
| |
|
> 1,000
|
$600 each
| |
(3)
Services, disconnect fees shall be:
|
Number of Amps
|
Fee
|
|---|---|
|
30 – 200
|
$60
|
|
201 – 600
|
$120
|
|
601 – 1,000
|
$200
|
|
> 1,000
|
$300
|
(4)
Temporary pole: $50
(5)
Re-intro services: $50.
(7)
The minimum electrical subcode fee shall be $70.
(8)
Commercial solar PV installations.
|
Number of KW
|
Fee
|
|---|---|
|
1 – 50
|
$150
|
|
51 – 100
|
$200
|
|
100 – 1,000
|
$600
|
|
> 1,000
|
$1,000
|
|
Plus associated panels, disconnects, and solar panels
|
(9)
Residential solar PV installations: flat fee of $350.
F.
The elevator fees shall be per state fees.
G.
Fire subcode fees shall be:
(1)
Sprinkler system fees:
|
Number of Heads or Type of System
|
Fee
|
|---|---|
|
First 20 heads
|
$80
|
|
21 – 100 heads
|
$140
|
|
101 – 200 heads
|
$280
|
|
201 – 400 heads
|
$600
|
|
401 – 1,000 heads
|
$1,000
|
|
>1,000 heads
|
$1,200
|
|
Standpipe system
|
$100
|
|
Fire pump
|
$100
|
(3)
Smoke control systems: $100.
(4)
Exit signs per floor: $30.
(5)
Emergency lighting per floor: $30.
(8)
Installation of storage tanks, more than 600 gallons: $200.
(9)
The minimum fire subcode fee shall be $70.
(10)
For any items not listed above a special fee shall be determined
by the Construction Code Official and the appropriate subcode official.
[Amended 4-15-2002 by Ord. No. 489-2002]
A.
Amendments. The regulations, restrictions and boundaries set forth
in this chapter may, from time to time, be amended, supplemented,
changed or repealed in accordance with procedures established by applicable
New Jersey statutes.
B.
Penalties. Any person violating any of the provisions of this chapter shall, upon conviction, be subject to a penalty as provided in § 1-5 of this Code. Each and every day any violation continues shall be considered a separate offense, punishable by a like fine or penalty.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
C.
When effective. This chapter shall take effect immediately upon final
passage and publication in the manner prescribed by applicable New
Jersey statutes.
[Added 8-8-2006 by Ord.
No. 08-2006; amended at time of adoption of Code
(see Ch. 1, General Provisions, Art. II)]
A.
A certificate of occupancy (CO) shall not be issued until either:
(1)
A New Jersey licensed professional land surveyor or the Township
Engineer has confirmed, in writing, that:
(a)
The finished grading at the lot for which the CO is being requested
substantially conforms to the developer's approved major subdivision
plan, site plan, or individual or multiple lot grading plan(s); and
(b)
The foundation top of block elevations of the structure for
which the CO is being requested are neither more than two feet higher
nor more than 0.2 of a foot lower than the proposed foundation top
of block shown on the developer's approved major subdivision plan,
site plan, or individual or multiple lot grading plan(s); or
(2)
An as-built revised grading plan prepared by a New Jersey licensed
land surveyor is approved by the Township Engineer as substantially
conforming to the grading proposed in the developer's approved major
subdivision plan, site plan, or individual or multiple lot grading
plan(s).
B.
Applicability. The requirements set forth herein shall apply to development
proposed on any lot in Fairfield Township involving land disturbance
in excess of 1,000 square feet and for which a building permit is
required; however, it shall not apply to construction of farm and
accessory buildings having front yards of 85 feet or more and having
side and rear yards of 100 feet or more (hereafter "applicable development").
C.
Grading compliance as part of zoning permit.
(1)
A grading compliance review shall be included as part of the requirements
for obtaining a zoning permit. No zoning permit shall be issued for
applicable development until:
(a)
The Township Engineer has reviewed and approved a completed
grading plan checklist and individual or multiple lot grading plan
containing all the information required in the grading plan checklist
for the proposed applicable development and meeting all requirements
of this chapter;
(b)
The Zoning Officer or Zoning Clerk has approved, as part of
the zoning permit application review, a written certification prepared
by a New Jersey licensed professional engineer or land surveyor, that
the proposed applicable development will substantially conform to
an earlier approved individual or multiple lot grading plan and checklist,
and that all conditions at the property, and relevant conditions at
adjacent properties, are the same as they were when the earlier individual
or multiple lot grading plan and checklist were approved; or
(c)
The Zoning Officer or Zoning Clerk has approved, as part of
the zoning permit application review, a written certification prepared
by a New Jersey licensed professional engineer or land surveyor that
the proposed applicable development will conform to all grading specifications
approved as part of a site plan, subdivision, or other Planning and
Zoning Board or Township Committee approval, and that all conditions
at the property and relevant conditions at adjacent properties are
the same as they were when such earlier approval was granted.
(2)
The Township Engineer shall not review or inspect for compliance
applicable to the Soil Erosion and Sediment Control Act, N.J.S.A.
4:24-39 et seq.
D.
Grading plan checklist. Except as otherwise provided in this chapter, the following grading plan checklist must be completed and filed with the information it requires a part of any application for site plan or major subdivision or any application to the Planning and Zoning Board or Township Committee that involves an applicable development as defined in Subsection B above, or any request for a building permit for applicable development. The required plan information may be included in individual or multiple lot grading plan, or it may be incorporated into a development applicant's major subdivision or site plan, provided that all of the required grading plan information is included on the same plan sheet.
|
Grading Plan Checklist
| |||
|
[ ]
|
1.
|
Title block indicating the address of the site, lot and block
numbers, name and address of the applicant. Individual lot grading
plans must be entitled "Individual Lot Grading Plan." Multiple lot
grading plans must be entitled "Multiple Lot Grading Plan." If grading
information is incorporated into one of the sheets of a major subdivision
or site plan, such sheet title must include the words "Grading Plan."
For purposes of this checklist, "grading plan" shall refer to whichever
of the aforesaid types of plans is submitted by an applicant for grading
approval.
| |
|
[ ]
|
2.
|
The grading plan must be signed and sealed (embossed) by a New
Jersey licensed professional engineer or land surveyor. The plan must
include the address of the person who prepared the plan.
| |
|
[ ]
|
3.
|
The grading plan must be drawn legibly at a scale of one inch
equals 30 feet for developments of less than one acre or a scale of
one inch equals 50 feet for developments of one acre or more, indicate
a North arrow, and refer to the vertical datum on which the plan is
based.
| |
|
[ ]
|
4.
|
The grading plan must indicate all property lines, easements
and required setback lines for the lot to be developed. Copies of
all existing or proposed drainage easements must be filed with this
checklist unless already available to the Township as part of a pending
development application file. All property lines must indicate bearing
and dimensions, and the width of all easements must be shown on the
plan.
| |
|
[ ]
|
5.
|
The grading plan must indicate the distances between all existing
and proposed structures on the lot to be developed and adjoining property
lines.
| |
|
[ ]
|
6.
|
The grading plan must indicate the right-of-way and cartway
widths of all adjoining streets as well as the location of all existing
and proposed curbs, sidewalks and driveway aprons along the entire
frontage of the lot to be developed.
| |
|
[ ]
|
7.
|
The grading plan must indicate existing and proposed contours
at one-foot intervals over the lot to be developed and, to the extent
reasonably and legally ascertainable, existing and proposed contours
at one-foot intervals for 50 feet beyond the limit of any grading.
Spot elevations and inverts must be provided at all inlets, catch
basins, outfalls, culverts and other hydraulic structures within the
aforesaid areas.
| |
|
[ ]
|
8.
|
The grading plan must indicate existing and proposed spot elevations
at all property corners of the lot to be developed.
| |
|
[ ]
|
9.
|
The grading plan must indicate existing topography 50 feet beyond
all property lines of the lot to be developed and, to the extent reasonably
and legally ascertainable, spot elevations for all adjacent building
corners.
| |
|
[ ]
|
10.
|
The grading plan must indicate the location and dimensions of
all existing and proposed structures and site improvements on the
lot to be developed, including, but not limited to, buildings, sheds,
decks, swimming pools, fences, fence location, fence type, drainage
facilities.
| |
|
[ ]
|
11.
|
The grading plan must indicate all stream encroachments, wetlands
and wetland buffer lines and floodplains on the lot to be developed.
Additionally, delineation of wetlands shall be required where hydric
soils are identified as being present on the property by the National
Wetlands Inventory Maps or where currently delineated NJDEP wetlands
extend from adjacent properties to the subject property. The required
wetlands delineation shall be satisfied by submission with the plan
of one or more of the following, together with wetland buffers shown
on the plan as may be required from various NJDEP documents, as may
be appropriate:
| |
|
(a)
|
A current NJDEP letter of interpretation;
| ||
|
(b)
|
A current permit from NJDEP for a determination of the presence
or absence of wetlands on the subject property; or
| ||
|
(c)
|
A current NJDEP permit to disturb wetlands in accordance with
state law.
| ||
|
[ ]
|
12.
|
The grading plan must indicate all trees over five-inch caliper
within the construction area of the lot to be developed, including
type, condition, and limit of clearing (excluding orchards and trees
relating thereto).
| |
|
[ ]
|
13.
|
The grading plan must indicate the foundation top of block elevations
for all proposed structures, and the floor elevation at the face of
any garage, on the lot to be developed. Spot elevations for all building
corners must be indicated.
| |
|
[ ]
|
14.
|
If a basement is proposed, soil borings must be obtained and
analyzed to determine the soil types and the depth of seasonal high-water
table at the lot to be developed in order to reduce the risk of flood
damage by confirming that the floor of the proposed basement will
be higher than the seasonal high-water table. The results of analysis
must be included in or filed with this completed checklist. Soil boring
tests taken to satisfy requirements for septic permits shall be satisfactory
to meet this requirement.
| |
E.
Grading standards. The grading plan must conform to the following
standards:
(1)
Purpose. The grading plan requirements are for the purpose of confirming
that proposed applicable developments will not result in flooding,
pooling or other drainage-related problems at the lot on which the
development is proposed or on adjacent properties. Each grading plan
must therefore confirm, to the Township Engineer's satisfaction, that
the proposed applicable development on each lot will cause water to
drain properly from the lot on which such development is proposed,
and that such development will not increase the amount of water which
drains onto adjoining lots (except as otherwise permitted as part
of a final site plan, subdivision, or other Planning and Zoning Board
or Township Committee approval) or adversely change the manner in
which it drains. All lots where applicable development is proposed
must be graded to direct surface water runoff away from structures
and toward the frontage road or other defined drainage paths that
meet the Township Engineer's approval. Where a drainage problem already
exists, the drainage plan must confirm, to the Township Engineer's
satisfaction, that the proposed development will reduce the impact
on adjoining tracts to the greatest extent reasonably possible by
causing the surface water to drain into nearby streets, approved drainage
facilities or other Township-approved devices.
(2)
Lawn areas. The grading plan must confirm that lawn areas will be
sloped away from the building and structures at a minimum of 1.5%
for the first eight feet from foundation walls, and to confirm a minimum
slope of 1.5% in all other lawn areas. The intent of these lawn area
slope requirements is to confirm that water will flow away from foundation
walls at an acceptable rate, and also to increase the probability
that any standing water in lawn areas will dissipate within 24 hours
following a storm event.
(3)
Swales. The grading plan must confirm a minimum slope of 1.5% for
all swales to provide a good flow of water within them. The Township
Engineer is authorized to approve flatter slopes in instances where
the Township Engineer is satisfied that special care will be taken
during construction to achieve good water flow or that other special
circumstances apply. Unless otherwise approved by the Township Engineer,
swales must be indicated along side lot lines so that water will flow
from the rear portions of adjoining lots to the curb. If permitted
by easement, the grading plan may also depict water as being directed
from or over neighboring lots to the curb or other approved discharge
point. The intent of this swale area slope requirement is to increase
the probability that all standing water will be dissipated from swale
areas within 48 hours following a storm event.
(4)
Slopes. The grading plan must confirm that all slopes are no greater
than three to one (3:1).
(5)
Driveways. The grading plan must confirm that driveway grades do
not exceed 12%.
(6)
Off-lot grading and drainage. The grading plan must confirm that
no grading will occur within five feet of a property line unless necessary
to direct drainage off or onto the site and then into acceptable drainage
facilities in accordance with these standards. If a grading plan indicates
an intention to grade or direct drainage over an adjoining property
to provide proper drainage, an existing or proposed easement for this
purpose must be filed with the grading plan for review and approval
by the Township Engineer and Township Solicitor (or the solicitor
for Planning and Zoning Board). If the grading plan is approved based
on a proposed easement, the zoning permit will not be issued unless
and until the developer has:
(a)
Properly conveyed and recorded the approved proposed easement
in the Cumberland County Clerk's office;
(b)
Provided a copy of the recorded easement to the Township Engineer,
the Planning and Zoning Board, and the Township Solicitor (or the
solicitor for the Planning and Zoning Board); and
(c)
Confirmed, to the Township or Planning and Zoning Board solicitor's
satisfaction, that the approved easement has been properly conveyed
and recorded, and that it is not subject or subordinate to any other
interest that could extinguish it or otherwise diminish its effectiveness.
(7)
Location of slope excavation. The top of any excavation of slope shall be no closer than five feet to an adjoining property, and shall not provide for water runoff to the adjoining property unless an agreement shall have been provided and recorded as required by Subsection E(6) above.
(8)
Retaining walls. If a retaining wall is proposed, construction details
must be provided. In cases where a retaining wall is higher than 48
inches, calculations must be prepared by a licensed professional engineer
who certifies as to the stability of the structure.
F.
Deadline for completion of grading. The zoning permit confirming compliance with the above grading ordinance requirements and related building permit shall be issued simultaneously. All grading work shall be completed, and the materials required for approval submitted as specified in Subsection G below, prior to the expiration of the original or extended related building permit, or by such other reasonable further extended deadline approved as part of a site plan, subdivision, or other Planning and Zoning Board or Township Committee approval.
G.
Approval of completed grading. Each person to whom this section applies
must obtain approval of completed lot grading by submitting with the
final survey as a condition of the application for certificate of
occupancy a certification prepared by a New Jersey licensed professional
land surveyor stating that the lot grading is in substantial conformance
with the approved plan meeting the standards set forth in this section,
indicating on the final survey those same grade elevation locations
as are required on the approved plan; or by submitting an as-built
revised grading plan, certified by a New Jersey licensed surveyor,
to be reviewed by the Township Engineer to confirm substantial compliance
with the approved grading plan. The Township Engineer will review
and decide upon as-built plans within five business days following
receipt of a written request for same. Faxed requests will be allowed
as beginning the five-day review process, provided that the faxed
as-built plans are signed by a New Jersey licensed professional surveyor,
and also provided that embossed copies of the faxed as-built plans
are thereafter delivered to the Township Engineer within the five-day
period. The Township Engineer will conduct site inspections and render
opinions thereon within five business days following receipt of a
written request for same.
H.
Permit and review fees. The following fees shall apply to applications
for approval of grading in connection with zoning permit applications.
With respect to subdivisions, "lot" means each lot that results or
will result from the subdivision.
(1)
Permit, review and inspection fees for individual or multiple lot grading plans. Any person who seeks approvals as provided in this section must pay the following fees for each grading approval requested in connection with a zoning permit application and/or site inspection and, if seeking approval of an individual or multiple lot grading plan, the following per-lot fees for review of such initial, revised or as-built individual or multiple lot grading plan [unless such person is an applicant for development as specified in Subsection H(2), below, in which instance a per-lot zoning permit grading application fee for each individual or multiple lot grading plan must be paid at the time of each zoning permit application that involves grading review, but the fees and costs of the Township Engineer's review and inspection can, at such applicant's option, be paid for on a time-and-materials basis as set forth in Subsection H(2), below, instead of a flat-fee basis as provided in this Subsection H(1)(b) through (e)]:
(a)
Grading approval application fee (per lot, in addition to zoning
permit fee): $35.
(b)
Engineer's review fee upon initial individual or multiple lot
grading plan submission (per lot): $100.
(c)
Engineer's review fee upon submission of each revised or as-built
individual or multiple lot plan (per lot): $100.
(d)
Initial site inspection fee (upon request for initial site inspection):
$200 per lot.
(e)
Site reinspection fee (upon each request for site reinspection):
$100 per lot.
(2)
Option to pay review and inspection costs based on time and materials; payment from application escrows. Applicants for development who have posted review/inspection escrows with the Township in connection with any application for site plan, subdivision, or other Planning and Zoning Board or Township Committee approval may elect in writing to have the Township Engineer paid for any grading-related review and/or inspection pursuant to this section based on time expended and materials used rather than at the flat fee rates set forth in Subsection H(1)(b) through (e), above. Additionally, any such applicant may elect, in writing, that any Township Engineer grading-related review/inspection fees (whether based on flat fee or time and materials) be paid from such applicant's review/inspection escrow(s), in which instance such applicant's grading plan(s) and/or lot(s), as elected, will be reviewed/inspected by the Township Engineer as part of such site plan, subdivision, or other Planning and Zoning Board or Township Committee application, whereupon all of the Township Engineer's fees and costs for grading-related review/inspection will be reimbursed from such applicant's review/inspection escrow(s) along with all other review and inspection costs and fees relating to such application.
