[Ord. No. 2003-18]
The Planning Board and Zoning Board of Adjustment have the powers specified in Article VIII of this chapter. Certain of the respective powers of the Planning Board and Zoning Board of Adjustment overlap in order to expedite the review of site plan and subdivision applications.
[Ord. No. 2003-18]
The subdivision review procedures specified herein shall apply
to all subdivisions as defined by this chapter.
[Ord. No. 2003-18]
No construction permit or certificate of occupancy shall be
issued for any new structure; or for the addition to an existing structure;
or for creation of new parking spaces; or for the addition of driveways
or any paving on any property; or for any change in use or occupancy
on any property until a major site plan has been reviewed and approved
by the Planning Board or Zoning Board of Adjustment, as the case may
be, except that:
a.
A construction permit for a detached single or two-family dwelling used solely for residential purposes and its customary accessory structures on one lot shall not require site plan review, except that, home occupation uses and commercial vehicle parking, all subject to the requirements of Article VII, shall require minor site plan approval prior to the issuance of a construction permit.
b.
A construction permit for any addition, alteration or modification to an existing conforming nonresidential or multifamily residential building which will result in less than 200 square feet of additional building coverage and/or require fewer than five additional parking spaces shall require only minor site plan approval pursuant to § 35-67.
c.
Resurfacing of existing parking areas or other paved areas shall
be exempt from any site plan approval, provided that the resurfacing
results in no change to grading, drainage, lighting, the number and
orientation of parking spaces and other design details of the area
to be resurfaced.
d.
Changes in occupancy at existing nonresidential properties shall
be permitted a waiver of normal site plan requirements subject to
the favorable recommendation of the Development Review Committee and
concurrence of the Planning Board.
[Ord. No. 2003-18]
An applicant may elect to file for preliminary and final approval
simultaneously to expedite the review process, in which case the submission
requirements for final approval shall apply. Applicants seeking simultaneous
approvals do so at the peril of added expenses if changes in design
are required.
[Ord. No. 2003-18]
Applications for variances not involving any related site plan,
subdivision or conditional use approval shall be made to the Zoning
Board of Adjustment and shall be filed at least three weeks prior
to the meeting date. The filing shall include 20 copies of any maps
and related material; 20 copies of a completed application form and
payment of the fees required by this chapter.
[Ord. No. 2003-18]
At the request of any applicant seeking any approval pursuant
to this chapter, the Planning Board shall grant one informal review
of the application which the applicant intends to submit, provided
the following conditions are met:
a.
The applicant shall submit all materials subject to the informal
review at least three weeks prior to the meeting date of the Board.
b.
The applicant shall pay the informal review fee established by this
chapter.
c.
The applicant shall establish an escrow account to pay for professional
reviews of the application, if said reviews are requested by the Board.
d.
The applicant and the Board shall not be bound by any comments or
findings of the informal review.
[Ord. No. 2003-18]
The Board shall review the proposal, determine whether or not
the applicable standards provided in this chapter have been observed,
note objections to such parts of the plans as do not meet the standards,
make corrections and recommendations for desired changes to effect
compliance with the Ordinance, and be satisfied that the site plan
or subdivision represents the most desirable alternative for development
of the site in compliance with the Ordinance. When the Board is satisfied
that the proposed development complies with the requirements of this
chapter, it shall approve the application.
[Ord. No. 2003-18]
The approving authority shall have the power to review and approve
or deny site plans simultaneously with its review of a subdivision
involving the same site without the developer being required to make
further application to the Board to hold further hearings.
[Ord. No. 2003-18; Ord. No. 2012-13]
a.
The Board, when acting upon an application for any approval permitted
in this chapter shall have the power to grant such exceptions from
the submissions requirements of any application as may be reasonable
and within the general purpose and intent of the provisions for the
application review if the literal enforcement of one or more provisions
of this section is impracticable or will exact undue hardship because
of peculiar conditions pertaining to the land in question.
b.
The Board may waive the requirement for site plan approval for change
of use at any existing nonresidential structure, providing said waiver
is requested by the applicant; the existing improvements of the site
are satisfactory in the opinion of the Board, further provided the
use is permitted and will not increase the required number of parking
spaces. In evaluating a request for a site plan waiver under this
subsection, the Board shall consider the existing conditions of the
subject property and the need to improve said property to bring it
into conformance with Ordinance requirements.
c.
The Board shall consider the opinion of the Technical Review Committee
in evaluating any waiver request by an applicant.
[Ord. No. 2003-18; Ord. No. 2012-13, § 1]
a.
There shall be a Technical Review Committee which shall be advisory
to the Planning Board and Zoning Board of Adjustment and shall consist
of the approving authority planner, the approving authority engineer,
Assistant Engineer and the Zoning Officer. If the planner and/or engineer
for either approving authority shall not be the same person, the planner
and/or engineer from the approving authority having jurisdiction over
the subject application shall participate at such Technical Review
Committee meeting. In addition, for those applications under the jurisdiction
of the Technical Review Committee which include properties within
the Springfield Business Improvement District (the "BID"), a member
of the BID (as designated by the BID Board of Directors) shall serve
on the Technical Review Committee.
b.
The Technical Review Committee shall analyze on an advisory basis
all applications submitted to it by any interested party prior to
a formal application before an approving authority.
[Ord. No. 2003-18; Ord. No. 2012-13, § 1]
a.
Meetings of the Technical Review Committee shall be held at least
14 days prior to the date of the hearing of any application. All completed
applications shall be submitted at least 14 days prior to the meeting.
b.
All Technical Review Committee meetings shall not be subject to the
Open Public Meetings Act. (N.J.S.A. 10:4-1 et seq.)
[Ord. No. 2003-18; Ord. No. 2012-13, § 1]
a.
Any interested party may meet with the Technical Review Committee
to discuss and analyze a potential development application with respect
to Township procedures relating to land development; the design preferences
of the community, and the direction established by the Township Master
Plan and Land Use Ordinance.
b.
The advice of the Committee shall in no way be construed to relieve
the applicant of the responsibility for complying with zoning requirements,
development regulations and design standards and shall not be binding
on either the approving authority or the applicant.
c.
All applications for all signs, canopies and facade changes shall
be reviewed and recommended for approval or denial by the Technical
Review Committee, which shall send a copy of its recommendations to
the approving authority for formal action. A copy of said recommendations
shall also be sent to the applicant.
d.
Any applicant at his/her discretion may apply directly to the appropriate
Board without applying to the Technical Review Committee.
[Ord. No. 2003-18]
a.
The applicant shall submit to the Administrative Officer at least four weeks prior to the next meeting of the approving authority: 21 copies of each of the following: minor plan or plat; the appropriate application(s), which includes the application(s) for any requested variance(s) and the applicable checklist(s) with the items of information required therein; any protective covenants, easements and/or deed restrictions applicable to the subject site, whether recorded or unrecorded; evidence of payment of the fee in accordance with Article X of this chapter; and an acknowledgment signed by the applicant stating that the applicant is familiar with the procedure set forth herein for submitting and acting upon minor subdivision plats and minor site plans, and agrees to be bound by it. The Administrative Officer shall process the application and shall issue an application number; said number shall appear on all papers, maps, plats or plans and other documents for processing in conjunction with the application.
b.
Promptly after the completeness review, the application documents
shall be distributed by the Administrative Officer to each member
of the approving authority, Board Attorney, Township Planner, Township
Environmental Committee, Township Clerk, Zoning Officer, Township
Fire Department, Township Police Department, Board of Education; Township
Tax Assessor and other Township officials and consultants as may be
designated by the Board.
c.
It shall be the responsibility of the applicant to provide appropriate
County, State or Federal agencies with copies of the subject application.
d.
All application and escrow fees shall be paid by certified or bank
check at the time of application.
[Ord. No. 2003-18]
a.
The completeness review authority shall review the application and
shall certify its completeness to the approving authority.
b.
The Board shall review the minor site plan or subdivision application
and shall either approve or deny the application within 45 days of
the date the application is certified as complete or within such further
time as may be consented to in writing by the applicant. Failure of
the Board to act within the prescribed time period shall constitute
approval of the application, provided that any such application that
involves variance relief pursuant to N.J.S.A. 40:55D-60 or 40:55D-70d
shall be acted upon within 120 days or within such further time as
may be consented to in writing by the applicant. An applicant shall
comply with the provisions of N.J.S.A. 40:55D-10.4 whenever the applicant
wishes to claim approval of his application for development by reason
of the failure of the municipal agency to grant or deny approval within
the time period provided in the Municipal Land Use Law. If approved,
approval shall be deemed to be final approval of the application.
c.
Prior to any action by the Board, all reports and comments submitted
by the Development Review Committee, Township Planner, Township Engineer,
Zoning Official other Township agencies and consultants, and other
governmental agencies shall be entered into the record of the proceedings
on the subject application.
d.
The approving authority shall review the application for minor site
plan or minor subdivision in accordance with the applicable provisions
of the Municipal Land Use Law.
e.
All hearings held on applications for minor site plan and minor subdivision
approval shall require public notice of the hearing. The approving
authority shall set the date, time and place for the public hearing
and shall inform the applicant of this at least 14 days prior to said
hearing date. Notice of the hearing shall be given by the applicant
at least 10 days prior to the date of the hearing.
f.
When a minor subdivision or minor site plan is approved by the approving
authority, a notation to that effect, including the date of approval,
shall be made on at least eight prints of the plan or plat which plan
or plat has been revised to include all conditions embodied in the
resolution of approval. Any related deed descriptions to be filed
with the County Recording Officer shall be signed by the Township
Engineer and the Chairman and Secretary of the Board, and submitted
to the Township. No further approval of the application shall be required
and the Secretary of the Board, within 10 days of the date of approval,
shall notify the applicant of the Board's action, and shall forward
to both the applicant and the Construction Code Official a copy of
the resolution of approval.
g.
Approval of any application by a Board may be conditioned on the
satisfaction of any item(s) deemed appropriate by the Board, including
approvals required of other governmental agencies.
h.
When a minor site plan or minor subdivision is disapproved by the
Board, the Secretary of the Board, within 10 days of such action,
shall notify the applicant of such disapproval. Additionally, the
Secretary of the Board shall forward the applicant a copy of the resolution
of denial, within 10 days of its adoption by the Board, setting forth
the reasons for the disapproval.
i.
Within 190 days from the date of approval by the Board of a minor
subdivision, a plat map drawn in compliance with the Map Filing Act,
P. L. 190 c. 141 (C.46:29-9.9 et seq.) or deed description, properly
drafted and signed by the Chairman, Secretary of the Board and Township
Engineer shall be filed by the applicant with the County Recording
Officer. Unless filed within 190 days, the approval shall expire and
will require Board approval as in the first instance.
j.
Before the Secretary of the Board returns any approved minor site
plan or subdivision site plan to the applicant, the applicant shall
provide additional copies of the plat or plan as may be necessary
in order to furnish copies to the Township Clerk, Township Engineer,
Tax Assessor, Zoning Officer, Board of Health, Fire Department, Police
Department and other Township, County, State or Federal officials
as prescribed by the Board.
[Ord. No. 2003-18]
The zoning requirements and general terms and conditions, whether
conditional or otherwise, upon which minor site plan or minor subdivision
approval was granted, shall not be changed for a period of two years
after the date of said approval. The approving authority may grant
an extension of said approval, providing said extension does not exceed
one year in duration.
[Ord. No. 2003-18; amended 4-25-2023 by Ord. No. 2023-11]
a.
Each minor plan or minor plat shall be prepared by a qualified professional
pursuant to N.J.S.A. 13:41-4.1 et seq. and licensed to practice in
the State of New Jersey and shall bear the signature, seal, license
number and telephone number of the said professional(s) provided,
however, that all data and information unique to a particular profession
shall be signed and sealed by an individual licensed to practice in
said profession.
b.
Each submission shall be drawn at an appropriate scale not less than
one inch equals 50 feet and shall be submitted on one of four of the
following standard sheet sizes (8 1/2" x 13"; 15" x 21"; 24"
x 36"; or 30" x 42"). All plan sheets shall be stapled together and
folded into quarters or eighths with the title block revealed. All
sheets shall be consecutively numbered.
c.
Each minor plat or plan shall show the following information as applicable
to a minor subdivision or minor site plan, unless waived by the Planning
Board or Zoning Board of Adjustment.
1.
Title block in accordance with the rules governing title blocks for
professional engineers (N.J.S.A. 45:8-36), including:
(a)
Name of subdivision or development, Township of Springfield
and Union County with each sheet specifically titled with appropriately
descriptive words;
(b)
Name, title, address and telephone number of subdivider or developer;
(c)
Name, title, address and license number of the professional
or professionals who prepared the plat or plan;
(d)
Name, title, address and signature line for the owner or owners
of record;
(e)
North arrow and written and graphic scale;
(f)
Date of original drawing and a list of specific revisions and
dates;
(g)
The individual revisions shall be highlighted, dated and noted,
on the plan and in the revision box.
2.
A key map showing the entire tract and its relation to the surrounding
area, at a scale of one inch equals not more than 500 feet, but not
less than one inch equals 200 feet.
3.
Certification that the applicant is the owner of the land or his
properly authorized agent, or that the owner has given his consent
under an option agreement. If the applicant is a corporation or a
partnership, the names and addresses of all partners, or the names
and addresses of all stockholders owning 10% or more of any class
of stock of the corporation;
4.
Acreage figures (both with and without areas within public rights-of-way);
6.
Existing block and lot number(s) of the lot(s) to be subdivided or
developed as they appear on the Township Tax Map, and proposed block
and lot numbers as provided by the Township Tax Assessor upon written
request;
7.
Tract boundary line in heavy solid line;
8.
The location of existing and proposed property lines (with related
lot areas, dimensions and legal descriptions), streets, structures
(with their numerical dimensions and an indication as to whether existing
structures will be retained or removed), parking spaces, loading areas,
recycling and trash dumpster areas, driveways, watercourses, railroads,
bridges, culverts, drain pipes, any natural features such as treed
areas, both within the tract and within 100 feet of its boundary;
9.
The location and width of all existing and proposed utility easements,
the use(s) for which they are intended to be limited, and the manner
in which the easements will be controlled;
10.
Zoning districts affecting the tract, including district names and
all area and bulk requirements, with a comparison to the proposed
development; and all dimensions and other site data needed to insure
conformity with the Land Development Ordinance; and a photocopy of
the applicable portion of the Schedule of Limitations indicating the
proposed use is permitted in the zone in which it is located.
11.
Proposed buffer and landscaped areas;
12.
Delineation of flood plains as required by Section 32-10.2(a), including both floodway and flood fringe areas; and delineation of all wetlands and wetland buffer areas;
13.
Contours as shown on the U.S.G.S. topographic sheets;
14.
The name of all adjacent property owners as they appear on the most
recent tax list prepared by the Township Tax Assessor;
15.
Certification from the Township Tax Collector that all taxes and
assessments are paid to date;
16.
Completed application to the Union County Planning Board;
17.
Completed copies of applications made to any other governmental agency
with jurisdiction over the application, except that any approvals
or other actions required of the Township Committee must be secured
and presented in writing with any minor site plan or minor subdivision
application;
18.
In the case of minor subdivision, existing and proposed monuments.
19.
Proposals for soil erosion and sediment control as required by N.J.S.A.
4-24-39 et seq.
20.
No minor subdivision or minor site plan involving any street(s) additional
right-of-way width as specified in the Master Plan or Official Map
and the street requirements of this chapter shall be approved unless
such additional right-of-way, either along one or both sides of said
streets, as applicable, shall be granted to the Township or other
appropriate governmental agency;
21.
Plans of proposed improvements and utility layouts including sewers,
storm drains and water lines, and feasible connections to gas, telephone
and electrical utility systems with appropriate documentation by an
existing utility company stating that service will be available before
occupancy and will be sufficient for the proposed development. Additionally,
letters from the appropriate County and State agencies granting approval
for the extension of utility service(s) under their respective jurisdiction
shall be submitted with the application;
22.
Deed descriptions (including metes and bounds), easements, covenants,
restrictions and roadway dedications shall be submitted for approval
and required signatures prior to filing with the County Recording
Officer;
23.
A completed and signed application form, and proof of payment of
all application and escrow fees.
24.
Floor plans and architectural elevations if applicable, prepared
by a registered architect, in the State of New Jersey in sufficient
detail to accurately illustrate the extent and nature of the proposed
development;
25.
For any site with existing buildings or other significant structural
development, a photograph of the site from each street from which
the site will have access.
d.
The Board may request additional information of any applicant seeking
minor site plan or subdivision approval if said information is deemed
necessary by the Board to make an informed decision on the application.
Said information may include, but not be limited to, an environmental
impact statement, traffic and pedestrian impact statement, parking
study and community or fiscal impact statement. The request for such
additional information shall not be grounds to deem any application
incomplete.
[Ord. No. 2003-18]
a.
The applicant shall submit to the Administrative Officer at least four weeks prior to the meeting: 21 copies of each of the following: preliminary plans or preliminary plat; the appropriate applications(s), which includes the application(s) for any requested variance(s) and the applicable checklist(s) with the items of information required therein; any protective covenants, easements and/or deed restrictions applying to the subject site, whether recorded or unrecorded; evidence of payment of the fee in accordance with Article X of this chapter; and an acknowledgment signed by the applicant stating that the applicant is familiar with the procedure set forth herein for submitting and acting upon preliminary major site plans and preliminary major subdivisions and agrees to be bound by it. The Administrative Officer shall process the application and shall issue an application number; said number shall appear on all papers, maps, plats or plans and other documents submitted for processing in conjunction with the application.
b.
Promptly after the completeness review, the application documentation
shall be distributed by the Administrative Officer to each member
of the Planning Board or Zoning Board of Adjustment, as the case may
be, Board Attorney, Township Planner, Township Engineer, Township
Clerk, Zoning Officer, Township Fire Department, Township Police Department,
Board of Education, Township Tax Assessor, and other Township officials
and consultants as may be designated by the Board.
c.
It shall be the responsibility of the applicant to provide appropriate
County, State or Federal agencies with copies of the subject application.
d.
All application and escrow fees shall be made by certified or bank
check at the time of application.
[Ord. No. 2003-18]
a.
The Administrative Officer shall review the application and shall
certify its completeness to the approving authority.
b.
The Board shall review applications for preliminary major site plan
approval involving 10 acres of land or less and 10 dwelling units
or less and/or preliminary major subdivision approval involving 10
lots or less and shall grant or deny said application within 45 days
after the application is certified complete or within such further
time as may be consented to by the applicant. Failure of the Board
to act within the prescribed time period shall constitute approval
of the application, provided that any preliminary major site plan
or preliminary major subdivision application which includes any requested
variance relief pursuant to N.J.S.A. 40:55D-60 or N.J.S.A. 40-55D-70d
shall be acted upon within 120 days or within such further time as
may be consented to by the applicant.
c.
The Board shall review applications for preliminary major site plan
approval involving more than 10 acres of land or more than 10 dwellings
and/or a preliminary major subdivision approval involving more than
10 lots and shall grant or deny said application within 95 days after
the application has been certified complete or within such further
time as may be consented to by the applicant. Failure of the Board
to act within the prescribed time period shall constitute approval
of the application, provided that any preliminary major site plan
or preliminary major subdivision application which includes any requested
variance relief pursuant to N.J.S.A. 40:55D-60 or N.J.S.A. 40-55D-70d
shall be acted upon within 120 days or within such further time as
may be consented to by the applicant.
d.
Prior to any action by the Board, all reports and comments submitted
by the Development Review Committee, Township Planner, Township Engineer,
other Township agencies and consultants, and other governmental agencies
shall be entered into the record of the proceedings on the subject
application.
e.
In the case of planned developments only, the Board shall find the
following facts and conclusions prior to granting approval:
1.
That departures by the proposed development from zoning regulations
otherwise applicable to the subject property conform to the zoning
provisions specified for such planned developments, pursuant to N.J.S.A.
40:55D-65c.
2.
That the proposals for maintenance and conservation of the common
space are reliable, and the amount, location and purpose of the common
open space are adequate;
3.
That provision 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, that the terms and conditions intended to
protect the interests of the public and of the residents, occupants
and owners of the proposed development in the total completion of
the development are adequate.
f.
All hearings held on applications for preliminary major site plan
approval and/or preliminary major subdivision approval and/or minor
subdivision and minor site plan approval shall require public notice
of the hearing. The Board shall set the date, time and place for the
public hearing and shall inform the applicant of this at least 14
days prior to said hearing date. Notice of the hearing shall be given
by the applicant at least 10 days prior to the date of the hearing.
g.
If the Board acts favorably on the preliminary plat or plan, the
Township Engineer and the Chairman and Secretary of the Board shall
affix their signatures to at least 10 copies of the plan or plat with
the notification that it has been approved. The applicant shall furnish
said copies to the Board.
h.
Should minor revisions or additions to the plan or plat be deemed
necessary, the Board may grant preliminary approval subject to specified
conditions and receipt of revised plans within 30 days from the date
of said approval. Should substantial revisions be deemed necessary,
the Board shall require that an amended plat or plan be submitted
and acted upon as in the case of the original application.
i.
If the Board, after consideration and discussion of the preliminary
plat or plan, determines that it is unacceptable, a notation shall
be made by the Chairman of the Board to that effect on the plan or
plat and a resolution adopted setting forth the reasons for such rejection.
One copy of the plat or plan and said resolution shall be returned
to the applicant within 10 days of the adoption of said resolution.
[Ord. No. 2003-18]
Preliminary approval shall confer upon the applicant the following
rights for a three-year period from the date of the preliminary approval:
a.
That the general terms and conditions on which preliminary approval
was granted shall not be changed including, but not limited to, use
requirements; layout and design standards for streets, curbs and sidewalks;
lot size; and yard dimensions and off-tract improvements; and, in
the case of a site plan, any requirements peculiar to site plan approval
except that nothing herein shall be construed to prevent the Township
from modifying, by ordinance, such general terms and conditions of
preliminary approval as may be related 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 plan, as the case may be;
c.
That the applicant may apply for, and the appropriate 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; and
d.
In the case of a subdivision or of a site plan for an area 50 acres
or more, the Planning Board may grant the rights referred to in this
section for such period of time, longer than three years, as shall
be determined by the Board to be reasonable, taking into consideration
the number of dwelling units and non-residential floor area permissible
under preliminary approval; economic conditions, and the comprehensiveness
of the development.
The applicant may apply for and the Planning Board may thereafter
grant an extension to preliminary approval for such additional period
of time, as shall be determined by the Board to be reasonable taking
into consideration the number of dwelling units and nonresidential
floor area permissible under preliminary approval; the potential number
of dwelling units and nonresidential floor area of the section or
sections awaiting final approval; economic conditions, and the comprehensiveness
of the development, provided that if the design standards have been
revised, such revised standards may govern.
[Ord. No. 2003-18]
For residential developments the standards of the New Jersey
Residential Site Improvement Standards (RSIS) shall apply.
a.
Each preliminary plan or preliminary plat shall be prepared by a
qualified professional pursuant to N.J.S.A. 13:41-4.1 et seq. and
licensed to practice in the State of New Jersey and shall bear the
signature, seal, license number and telephone number of the said professional(s)
provided, however, that all data and information unique to a particular
profession shall be signed and sealed by an individual licensed to
practice in said profession.
b.
Each submission shall be drawn at an appropriate scale not less than
one inch equals 50 feet and shall be submitted on one of the following
standard sheet sizes 8 1/2" x 13"; 15" x 21"; 24" x 36"; 30"
x 42". All plan sheets shall be stapled together and folded into quarters
or eighths with the title block revealed.
c.
Each preliminary plan or plat shall show the following information
as applicable to a site plan or subdivision, unless waived by the
Planning Board or Zoning Board of Adjustment.
1.
Title block in accordance with the rules governing title blocks for
professional engineers (N.J.S.A. 45:8-36), including:
(a)
Name of subdivision or development, Township of Springfield,
Union County, with each sheet specifically titled with appropriately
descriptive words;
(b)
Name, title, address and telephone number of subdivider or developer;
(c)
Name, title, address and license number of the professional
or professionals who prepared the plat or plan;
(d)
Name, title, address and signature lines for the owner or owners
of record;
(e)
North arrow and written and graphic scale;
(f)
Date of original drawing and a list of specific revisions and
dates;
(g)
The individual revisions shall be highlighted, dated and noted,
on the plan and in the revision box.
2.
A key map showing the entire tract and its relation to the surrounding
areas, at a scale of one inch equals not more than 500 feet, but not
less than one inch equals 200 feet;
3.
Certification that the applicant is the owner of the land or his
properly authorized agent, or that the owner has given his consent
under an option agreement. If the applicant is a corporation or a
partnership, the names and addresses of all partners, or the names
and addresses of all stockholders owning 10% or more of any class
of stock of the corporation;
4.
Acreage to the nearest tenth of an acre (both with and without areas
within public rights-of-way);
6.
Existing block and lot number(s) of the lot(s) to be subdivided or
developed as they appear on the Township Tax Map; proposed block and
lot numbers as provided by the Township Tax Assessor upon written
request; and identification of the property in question by street
address;
7.
The names and lot and block numbers of all property owners within
200 feet of the extreme limits of the tract as shown on the most recent
tax list prepared by the Township Tax Assessor;
8.
Tract boundary line in heavy solid line;
9.
The location of existing and proposed property lines (with their
related lot areas, dimensions and legal descriptions) streets, watercourses,
railroads, bridges, culverts, drain pipes, and similar improvements;
10.
Zoning districts affecting the tract, including district names and
all area and bulk requirements, with a comparison to the proposed
development; and all dimensions and other site data needed to insure
conformity with the Land Use Ordinance;
11.
All existing and proposed wooded and landscaped areas and proposed
buffering and screening, identifying all trees over four inches in
diameter, except that where trees are in mass, only the limits thereof
need be shown. A landscaping plan shall be prepared and shall include
details as to the size, number, location and type of vegetation and
method of planting to be used;
12.
The location and delineation of natural features such as floodplains
including both flood way and flood fringe areas, wetlands and wetland
buffer areas, and slopes over 15%, both within the tract and within
100 feet of its boundary;
13.
All existing and proposed watercourses shall be shown and accompanied
by the following information:
(a)
When a stream is proposed for alteration, improvement or relocation
or where a drainage structure or fill is proposed over, under, in
or along a running stream, a report on the status of review by the
State Department of Environmental Protection, Division of Water Resources,
shall accompany the submission;
(b)
Cross-sections of watercourses and/or drainage swales at an
approximate scale showing the extent of the flood plain, top of bank,
normal water levels and bottom elevations at the locations required
by the Township Engineer;
(c)
The location and extent of drainage and conservation easements
and stream encroachment lines; and
(d)
The location and type of adequate drainage provisions to reasonably
reduce and minimize exposure to flood damage;
14.
Existing and proposed contours with intervals of one foot where slopes
are less than 2%; with intervals of two feet where slopes are between
2% and 15%; and with intervals of five feet where slopes exceed 15%.
All contour information shall refer to a known datum. Existing contours
shall be shown as a dashed line; finished grades shall be shown as
a solid line. Slopes 15% or more in grade shall be shaded;
15.
Proposals for soil erosion and sediment control as required by N.J.S.A.
4:24-39 et seq.;
16.
The location of all existing structures, both within the tract and
within 100 feet of its boundary, with an indication of existing and
proposed front, rear and side yard setback distances and whether the
existing structures and uses will be retained or removed;
17.
Size, height and location of all proposed structures including, but
not limited to, signs, fences and lighting facilities, and of all
proposed buildings, including loading areas and recycling and trash
dumpster areas;
18.
The proposed location, direction of illumination, power, type of
proposed outdoor lighting, and footcandle limits, including details
of lighting poles, shielding and light fixtures;
19.
The location and design of any off-street parking area, showing size
and location of bays, aisles and barriers, curbing and paving specifications;
20.
All means of vehicular access and egress to and from the site onto
public streets, showing the site and the location of driveways, curb
cuts, and depressed curbs, including the possible utilization of traffic
signals, channelization, acceleration and deceleration lanes, sight
triangles, additional width and other proposed devices necessary to
promote a safe traffic circulation pattern;
21.
The application shall include plans and computations for any storm
drainage system including the following as may be required by the
Township Engineer:
(a)
All existing or proposed storm sewer lines within or adjacent
to the tract showing size and slope of the lines, direction of flow
and the location of each catch basin, inlet, manhole, culvert and
headwall.
(b)
A map drawn to scale showing the contributing area to each inlet
or cross drain.
(c)
A weighted run-off coefficient for each drainage area shall
be determined for use in the computations;
22.
The location of existing utility structures such as water and sewer
mains, utility structures, gas transmission lines and high tension
power lines on the tract and within 200 feet of its boundaries;
23.
Plans of proposed improvements and utility layouts including sewers,
storm drains and water lines, and feasible connections to gas, telephone
and electrical utility systems. If service will be provided, appropriate
documentation by an existing utility company, stating that service
will be available before occupancy and will be sufficient for the
proposed development. Additionally, letters from the appropriate County
and State agencies granting approval for the extension of utility
service(s) under their respective jurisdiction shall be submitted
with the application;
24.
Plans, typical cross sections and construction details, horizontal
and vertical alignments of the centerline of all proposed streets
and of all existing streets abutting the tract. The vertical alignments
shall be based on U.S.G.S. vertical datum or a more specific datum
supplied by the Township Engineer, and shall include curbing, sidewalks,
storm drains, drainage structures and cross sections every half and
full station of all proposed streets and of all existing streets abutting
the tract. Sight triangles, the radius of curblines and street sign
locations shall be clearly indicated at the intersections;
25.
Any protective covenants or deed restrictions applying to the land
being developed shall be submitted with the application and/or indicated
on the submitted plat or plan;
26.
The location and width of all existing and proposed utility easements,
the use(s) for which they are intended to be limited, and the manner
in which the easements will be controlled;
27.
The proposed permanent monuments shall be shown, in accordance with
the Map Filing Law, N.J.S.A. 46:23-9.9;
28.
The proposed number of shifts to be worked, the maximum number of
employees on each shift, and the hours of operation; and the estimated
number of vehicles that will use the site during peak traffic hours;
29.
Certification from the Township Tax Collector that all taxes and
assessments are paid to date;
30.
Any of the Township approvals or other actions required of the Township
Committee must be secured and presented in writing with any preliminary
major site plan or preliminary major subdivision application.
31.
In the case of any site plan or subdivision submission of a planned
development, the applicant shall be required to submit all of the
required information for all of the properties comprising the planned
development, regardless of whether the applicant is seeking approval
of the whole or a section of the planned development; specifically,
the applicant shall be required to show the interrelationship of each
portion of the project with the whole of the project considering land
use, traffic, open space, buffering, drainage and surface water management,
sewerage, potable water supply and any other specific planning considerations
as may be of particular relevance to a particular planned development;
32.
A completed and signed application form(s) and proof of payment of
all application and escrow fees.
33.
Floor plans and architectural elevations, if applicable, prepared
by a registered architect of the State of New Jersey in sufficient
detail to accurately illustrate the extent and nature of the proposed
development;
34.
For any site with existing buildings or other significant structural
development, a photograph of the site from each street the site will
have access to;
d.
The Board may request additional information of any applicant seeking
major site plan or subdivision approval if said information is deemed
necessary by the Board to make an informed opinion on the application.
Said information may include, but not be limited to an environmental
impact statement, traffic and pedestrian impact statement, parking
studies, community or fiscal impact statement. The request for such
additional information shall not be grounds to deem any application
incomplete.
[Ord. No. 2003-18]
a.
A final plan or final plat shall be submitted to the Administrative Officer within three years after the date of preliminary approval or any authorized extension thereof as permitted by Subsection 35-68.3 to the Administrative Officer at least four weeks prior to the meeting: 21 copies of each of the following: final major site plan or final major subdivision plat; appropriate application(s), which includes the applications for any requested variance(s) and the applicable checklist(s) with the items of information required therein; evidence of payment of fees in accordance with Article X of this chapter; and an acknowledgment signed by the applicant stating that the applicant is familiar with the procedure set forth herein for submitting and acting upon final major subdivision plats and final major site plans, and agrees to be bound by it. The Administrative Officer shall process the application and shall issue an application number; said number shall appear on all papers, maps, plans or plats and other documents submitted in conjunction with the application.
b.
Promptly after the completeness review, the application documents
shall be distributed by the Administrative Officer to each member
of the Planning Board or Zoning Board of Adjustment, as the case may
be; Board Attorney; Township Planner; Township Engineer; Township
Clerk; Zoning Officer; Township Fire Department; Township Police Department;
Board of Education, and other Township officials and consultants as
may be designated by the Board.
c.
It shall be the responsibility of the applicant to provide appropriate
County, State or Federal agencies with copies of the subject application.
d.
All applications and escrow fees shall be made by certified or bank
check at the time of application.
[Ord. No. 2003-18]
a.
The completeness review authority shall review the application and
shall certify its completeness to the approving authority.
b.
The Board shall review applications for final site plan approval
and final subdivision approval and shall grant or deny said application
within 45 days after the application has been certified complete or
within such further time as may be consented to by the applicant.
Failure of the Board to act within the prescribed time period shall
constitute approval of the application. An applicant shall comply
with the provisions of N.J.S.A. 40:55D-10.4 whenever the applicant
wishes to claim approval of his application for development by reason
of the failure of the municipal agency to grant or deny approval within
the time period provided in the Municipal Land Use Law.
c.
Prior to any action by the Board, all reports and comments submitted
by the Development Review Committee, Township Planner, Township Engineer,
Zoning Official and other Township agencies and consultants shall
be entered into the record of the proceedings on the subject application.
d.
The Board shall not approve an application for a final major site plan or final major subdivision unless said application meets all conditions of the previously granted preliminary approval and other requirements as may be imposed pursuant to Subsection 35-68.3 of this chapter.
e.
If the Board acts favorably on the final plan or plat, the Township
Engineer and the Chairman and Secretary of the Board shall affix their
signatures to at least 10 copies of the plan or plat with the notification
that it has been approved. The applicant shall furnish such copies
to the Board for signing. Moreover, in the case of final subdivisions
only, the applicant shall include for signing one cloth copy and at
least two Mylar copies of the approved plat in addition to the 10
paper copies.
f.
After approval of the final plan or plat by the Board, the Secretary
of the Board shall retain one copy of the signed plat or plan and
shall furnish other copies to each of the following within 10 days
from the date of the adoption of a resolution: Township Clerk, Township
Engineer, Tax Assessor, Zoning Officer, Board of Health, Fire Department,
Police Department and other County, State or Federal Officials as
prescribed by the Board.
g.
Within 95 days of the date of signing by the Board of a final subdivision
plat, the subdivider shall file a copy of same with the Union County
Clerk. In the event of failure to file within said 95 days, the approval
of the major subdivision shall expire and any further proceedings
shall require the filing of a new application as in the first instance.
The Board, for good cause shown, may extend the filing for an additional
190 days.
h.
If the Board, after consideration and discussion of the final plat
or plan, disapproves the submission, a notation to that effect shall
be made by the Chairman of the Board on the plat or plan. The Secretary
of the Board, within 10 days of such adoption, shall notify the applicant
of such disapproval and forward the applicant a copy of the plan and
adopted resolution setting forth the reasons for the disapproval.
[Ord. No. 2003-18]
Final approval of a subdivision or site plan shall confer upon
the applicant the following rights for a period of two years from
the date of final approval:
a.
The zoning requirements applicable to the preliminary approval first
granted and all other rights conferred upon the developer, whether
conditionally or otherwise, shall not be changed.
b.
If the developer has followed the standards prescribed for final
approval, the Board may extend the period of protection for extensions
of one year, but not to exceed three extensions.
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In the case of a site plan or subdivision for a planned development
of 50 acres or more, or in the case of a conventional subdivision
or site plan of 150 acres or more, or site plan for development of
a non-residential floor area of 200,000 square feet or more, the Planning
Board may grant the rights referred to in this subsection for such
period of time, longer than two years, as shall be determined by the
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.
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The developer may apply for, and the Planning Board may thereafter
grant, an extension to 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.
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[Ord. No. 2003-18]
Each application for final major site plan approval and/or final
major subdivision approval shall provide the following:
b.
All additional details required at the time of preliminary approval,
including a copy of the resolution of approval by the approving authority.
c.
A section or staging plan, if proposed, indicating the portion of
the tract to be considered for final approval as part of the current
application and the relationship of the portion of the tract to the
remaining land area, including all applicable comparisons such as
parking spaces, building coverage, lot coverage, open space areas
and number of lots.
d.
Detailed architectural and engineering data including:
1.
An architect's rendering of each building and sign or a typical building
and sign showing front, side and rear elevations.
2.
Final cross sections, plans, profiles and established grades of all
streets, aisles, lanes and driveways, and construction documents (plans
and specifications or reference to specifications) for all public
improvements.
3.
Final plans and profiles of all storm and sanitary sewers and water
mains.
4.
All dimensions of the exterior boundaries of any subdivision shall
be balanced and closed to a precision of one to 5,000 and the dimensions
of all lot lines to within one to 10,000. All dimensions, angles and
bearings must be tied to at least two permanent monuments not less
than 300 feet apart and all information shall be indicated on the
plat. At least one corner of the subdivision shall be tied horizontally
to the New Jersey State Grid Coordinate System and vertically to the
U.S. Geodetic Survey System, with the data on the plat as to how the
bearings were determined.
5.
Copies of any organization documents applicable to homeowners or
condominium association or open space organization established to
maintain common elements, such as articles of incorporation, the Master
Deed, and membership rules, regulations and bylaws, if same as to
be used to guarantee the maintenance of common elements.
6.
Copies of any covenants or easements affecting the development.
7.
A written instrument from each serving utility which shall evidence full compliance or intended compliance with § 35-33 of this chapter. Upon completion of the installation of all utilities, the developer also shall provide the Township with four copies of "as built" plans showing the installed location of all utilities.
