[1980 Code § 128-43; amended by Ord. No. 1348; Ord. No. 1354]
A.
The applicant shall submit to the Secretary of the Planning Board
a site plan and copies thereof and such other information as is reasonably
necessary to make an informed decision as to whether the requirements
necessary for preliminary site plan approval have been met, at least
three (3) weeks prior to the meeting of the Planning Board at which
the application is to be heard. The site plan and any engineering
documents to be submitted shall be required in tentative form for
discussion purposes for preliminary approval. If any architectural
plans are required to be submitted for site plan approval, the preliminary
plans and elevations shall be sufficient.
B.
Upon the submission to the administrative officer of a complete application
for a site plan which involves ten (10) acres of land or less and
ten (10) dwelling units or fewer, the Planning Board shall grant or
deny preliminary approval within forty-five (45) days of the date
of such submission or within such further time as may be consented
to by the applicant. Upon submission of a complete application for
a site plan which involves more than ten (10) acres or more than ten
(10) dwelling units, the Planning Board shall grant or deny preliminary
approval within ninety-five (95) days of the date of such submission
or within such further time as may be consented to by the applicant.
C.
The applicant shall submit to the Secretary of the Planning Board
a subdivision application and copies thereof and such other information
as is reasonably necessary to make an informed decision as to whether
the requirements necessary for minor subdivision approval or preliminary
subdivision approval have been met, at least three (3) weeks prior
to the meeting of the Planning Board at which the application is to
be heard. The subdivision map and any engineering documents to be
submitted shall be required in tentative form for discussion purposes
for preliminary approval. If any architectural plans are required
to be submitted for subdivision approval, the preliminary plans and
elevations shall be sufficient.
D.
Upon the submission to the administrative officer of a complete application
for a subdivision of ten (10) lots or fewer, other than a minor subdivision,
the Planning Board shall grant or deny preliminary approval within
forty-five (45) days of the date of such submission or within such
further time as may be consented to by the applicant. Upon submission
of a complete application for a subdivision of more than ten (10)
lots, the Planning Board shall grant or deny preliminary approval
within ninety-five (95) days of the date of such submission or within
such further time as may be consented to by the applicant.
E.
Failure on the part of the Planning Board to reach a decision within
the specified time period or extension thereof shall be deemed to
be a grant of preliminary approval of the subdivision and/or site
plan.
F.
The Planning Board may waive site plan approval requirements if the
construction or alteration or change of occupancy or use does not
effect existing circulation, drainage, relationships of buildings
to each other, landscaping, buffering, lighting and other considerations
of site plan review.
G.
If the Planning Board requires any substantial amendment in the layout
of improvements proposed by the applicant, an amended application
for development shall be submitted and proceeded upon, as in the case
of the original application for development.
H.
The Planning Board shall, if the proposed development complies with
this chapter and N.J.S.A. 40:55D-1 et seq., grant preliminary site
plan or subdivision approval.
[1980 Code § 128-43.1; added by Ord. No. 1348]
The Planning Board is authorized to waive notice and public
hearing for an application for development for site plan approval,
if the Planning Board or Site Plan Subcommittee of the Board, appointed
by the Chairman, finds that the application for development conforms
to the definition of "minor site plan." Minor site plan approval shall
be deemed to be final approval of the site plan by the Board, provided
that the Board or the Subcommittee may condition such approval on
terms ensuring the provision of improvements pursuant to N.J.S.A.
40:55D-38, 40:55D-39, 40:55D-41 and 40:55D-53.
A.
Minor site plan approval shall be granted or denied within forty-five
(45) days of the date of submission of a complete application to the
administrative officer or within such further time as may be consented
to by the applicant. Failure of the Planning Board to act within the
period prescribed shall constitute minor site plan approval.
B.
Whenever review or approval of the application by the County Planning
Board is required pursuant to N.J.S.A. 40:27-6.3 and 40:27-6.6, the
Planning Board shall condition any approval that it grants upon timely
receipt of a favorable report on the application by the County Planning
Board or approval by the County Planning Board by its failure to report
thereon within the required time period.
C.
The zoning requirements and general terms and conditions, whether
conditional or otherwise, upon which minor site plan approval was
granted shall not be changed for a period of two (2) years after the
date of minor site plan approval.
[1980 Code § 128-43.2; added by Ord. No. 1348]
A.
The applicant seeking preliminary approval of a major subdivision
shall submit to the Secretary of the Planning Board a plat and copies
thereof and such other information as is reasonably necessary to make
an informed decision as to whether the requirements necessary for
preliminary subdivision approval have been met, at least three (3)
weeks prior to the meeting of the Planning Board at which the application
is to be heard, provided that minor subdivisions pursuant to N.J.S.A.
40:55D-47 shall not be subject to this section. The plat and any other
engineering documents to be submitted shall be required in tentative
form for discussion purposes for preliminary approval.
B.
If the Planning Board requires any substantial amendment in the layout
of improvements proposed by the applicant that have been the subject
of a hearing, an amended application shall be submitted and proceeded
upon, as in the case of the original application for development.
The Planning Board shall, if the proposed subdivision complies with
this chapter and N.J.S.A. 40:55D-1 et seq., grant preliminary approval
to the subdivision.
C.
Upon the submission to the Secretary of the Planning Board of a complete
application for a subdivision of ten (10) or fewer lots, the Planning
Board shall grant or deny preliminary approval within forty-five (45)
days of the date of such submission or within such further time as
may be consented to by the applicant. Upon the submission of a complete
application for a subdivision of more than ten (10) lots, the Planning
Board shall grant or deny preliminary approval within ninety-five
(95) days of the date of such submission or within such further time
as may be consented to by the applicant. Otherwise, the Planning Board
shall be deemed to have granted preliminary approval to the subdivision.
[1980 Code § 128-44; amended by Ord. No. 1348]
A complete application for preliminary approval of major subdivisions
and site plans shall consist of the following:
A.
Three (3) copies of a properly completed application for subdivision
approval and/or twelve (12) completed copies of an application for
site plan approval.
C.
Twelve (12) copies of site plan and/or eight (8) black-on-white prints
of the subdivision plat plan, in compliance with N.J.S.A. 46:23-9.9
et seq., as amended. Such copies shall:
2.
Conform to the following description: Each submission shall be at
a scale of one inch equals fifty feet (1" = 50') for a tract up to
forty (40) acres in size; one inch equals one hundred feet (1" = 100')
for a tract between forty (40) and one hundred fifty (150) acres;
and one inch equals two hundred feet (1" = 200') for a tract one hundred
fifty (150) acres or more. Each submission shall be one of the following
standard sheet sizes: eighteen by twenty-four (18 x 24) inches or
twenty-four by thirty-six (24 x 36) inches. If one sheet is not sufficient
to contain the entire territory, the map may be divided into sections
to be shown on separate sheets of equal sizes, with reference on each
sheet to the adjoining sheets.
3.
Include the following:
a.
A key map showing the entire tract and its relation to the surrounding
areas at a scale of one (1) inch equals not less than two thousand
(2,000) feet.
b.
Title block.
(1)
Name of subdivision or development, municipality and County.
(2)
Name and address of subdivider or developer.
(3)
Name and address of the owner or owners of record and the names
and addresses of all property owners (on the application form provided
by the Planning Board) within two hundred (200) feet of the extreme
limits of the tract as shown on the most recent tax list prepared
by the Borough Tax Assessor.
(4)
Name, address, signature and license number of the professional
person who prepared the drawing.
(5)
Acreage of tract to the nearest tenth of an acre.
c.
Scale and North arrow.
d.
Date of original preparation and of each subsequent revision thereof.
e.
Existing block and lot number(s) of the lot(s) to be subdivided or
developed as they appear on the Municipal Tax Map, and the proposed
block and lot numbers as provided by the Borough Tax Assessor upon
written request.
f.
Subdivision or development boundary line (heavy solid line).
g.
Zoning district boundaries affecting the tract.
h.
The locations and dimensions of existing and proposed railroad rights-of-way,
bridges and natural features, such as wooded areas and any extensive
rock formations, both within the tract and within two hundred (200)
feet of its boundaries.
i.
The locations and species of all existing trees or groups of trees
having a caliper of eight (8) inches or more measured three (3) feet
above ground level shall be shown. The proposed location of shade
trees to be provided shall also be indicated.
j.
All existing and proposed watercourses, including lakes and ponds,
shall be shown and accompanied by the following information:
(1)
When a stream is proposed for alteration, improvement or relocation
or when a drainage structure or fill is proposed over, under, in or
along a running stream, evidence of approval of required alterations,
lack of jurisdiction or denial of the improvement by the New Jersey
Division of Water Police and Supply shall accompany the subdivision.
(2)
Cross sections of watercourses and/or drainage swales or any
approximate scale showing the extent of floodplain, top of bank, normal
water levels and bottom elevations at the following locations:
(a)
At any point where a watercourse crosses a boundary
of the tract.
(b)
At fifty-foot intervals for a distance of three
hundred (300) feet upstream and downstream of any proposed and/or
existing culvert or bridge within the tract and within one thousand
(1,000) feet downstream of the tract.
(c)
At fifty-foot intervals up to three hundred (300)
feet upstream and downstream of any point of juncture of two (2) or
more watercourses within one thousand (1,000) feet of the tract.
(d)
At a maximum of five-hundred-foot intervals, but
not less than two (2) locations, along each watercourse which runs
through or within five hundred (500) feet of the tract.
(e)
When ditches, streams or watercourses are to be
altered, improved or relocated, the method of stabilizing slopes and
measures to control erosion and siltation, as well as typical ditch
sections and profiles, shall be shown or accompany it.
(f)
The boundaries of the floodplains of all watercourses
within or adjacent to the tract.
(3)
The total acreage in the drainage basin of any watercourse running
through or adjacent to a tract in the area upstream of the tract.
(4)
The total acreage in the drainage basin to the nearest downstream
drainage structure and the acreage in the tract which drains to the
structure.
(5)
The location and extent of drainage and conservation easements
and stream encroachment lines.
(6)
The location, extent and water level elevation of all existing
or proposed lakes or ponds within and adjacent to the tract.
k.
Existing
contours with intervals of one (1) foot where slopes are three (3%)
percent or less; two (2) feet where slopes are more than three (3%)
percent but less than fifteen (15%) percent; and five (5) feet when
fifteen (15%) percent or more; referred to a known datum and to be
indicated by a dashed line. Where any change in contours are proposed,
finished grades should be shown on a solid line.
l.
Locations
of all existing, structures showing existing and proposed front, rear
and side yard setback distances, and an indication of whether the
existing structures and uses will be retained or removed.
m.
Size,
height and location of all proposed buildings, structures, signs and
lighting facilities.
n.
All
dimensions necessary to confirm conformity to this chapter, such as
structure, setbacks, structure heights and yard areas.
o.
The
proposed location, direction of illumination, power and type of proposed
outdoor lighting.
p.
The
proposed screening, buffering and landscaping, including a landscaping
plan.
q.
The
location and design of any off-street parking areas or loading areas,
showing size and location of bays, aisles and barriers.
r.
All
means of vehicular access and egress to and from the site onto public
streets, showing the site and location of driveways and curb cuts,
including the possible utilization of traffic signals, channelization,
acceleration and deceleration lanes, additional width and any other
device necessary to prevent a difficult traffic situation.
s.
The
application shall include plans and computations for any storm drainage
systems, including the following:
(1)
All existing or proposed storm sewer lines within or adjacent to
the tract showing size and profile of the lines, direction of the
flow and the location of each catch basin, inlet, manhole, culvert
and headwall.
(2)
The location and extent of any proposed dry wells, groundwater recharge
basins, retention basins or other water or soil conservation devices.
t.
The
location of existing utility structures, such as water and sewer mains,
gas transmission lines and high tension power lines on the tract and
within two hundred (200) feet of its boundaries.
u.
Plans
of proposed improvements and utility layouts, including sewers, storm
drains, water, gas, telephone and electricity showing feasible connections
to any proposed utility systems. If private utilities are proposed,
they shall comply fully with all Borough, County and State regulations.
If service will be provided by an existing utility company, a letter
from that company stating that service will be available before occupancy
will be sufficient. When individual on-lot water or sewage disposal
is proposed, the plan for such system shall be approved by the appropriate
Borough and State agencies, and the results of percolation tests shall
be submitted under conditions designated by the Borough Board of Health.
v.
Plants,
typical cross sections, center-line profiles, tentative grades and
details of all proposed streets and of the existing streets abutting
the tract based on the vertical datum specified by the Borough Engineer,
including curbing, sidewalks, storm drains and drainage structures.
Sight triangles, the radius of curblines and street sign locations
shall be so clearly indicated at intersections.
w.
A
copy of any protective covenants or deed restrictions applying to
the land being subdivided shall be submitted with the preliminary
plat.
x.
Proposed
permanent monuments shall be shown.
y.
The
Board reserves the right to require additional information before
granting preliminary approval when unique circumstances affect the
tract and/or when the application for development poses special problems
for the tract and surrounding area. Such information may include,
but not be limited to, drainage calculations and traffic analysis.
[1980 Code § 128-45]
The Secretary of the Planning Board shall distribute the site
plan and/or subdivision application for review, report and approval,
as follows: Borough Engineer, Borough Construction Code Official and
any appropriate committees or officials.
[1980 Code § 128-46; amended by Ord. No. 1354]
A.
Nothing in Part 2, Land Subdivision and Site Plan Review, of this
chapter shall be construed to limit the right of an applicant to submit
a sketch plat to the Planning Board for informal review, and neither
the Planning Board nor the applicant shall be bound by any discussions
or statements made during such review, provided that the right of
the applicant at any time to submit a complete application for subdivision
or site plan approval shall not be limited by his submission of a
sketch plat, and the time for the Planning Board's decision shall
not begin to run until the submission of a complete application.
B.
At the request of a developer, the Planning Board shall grant an
informal review of a concept plan for a development for which the
developer intends to prepare and submit an application for development.
The amount of fees, if any, for such an informal review shall be a
credit toward fees for review of the application for development.
The Planning Board shall not charge the developer for the informal
review in excess of the amount which would be charged if the application
were formal. The developer/applicant shall not be bound by any concept
plan for which review is requested, and the Planning Board shall not
be bound by any such review.
[1980 Code § 128-48]
Preliminary approval of a major subdivision or site plan shall
confer upon the applicant the following rights for a three-year period
from the date of 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; yard dimensions and off-tract improvements; and, in the
case of a site plan, existing natural resources to be preserved on
the site; vehicular and pedestrian circulation, parking and loading;
screening, landscaping and location of structures; exterior lighting,
both for safety reasons and streetlighting; except that nothing herein
shall be construed to prevent the Borough from modifying by ordinance
such general terms and conditions or preliminary approval as relate
to public health and safety.
B.
That the applicant may submit for final approval on or before the
expiration date of preliminary approval the whole or a section or
sections of the preliminary subdivision plat or site plan.
C.
That the applicant may apply for and the reviewing board may grant
extensions on such preliminary approval for additional periods of
at least one (1) year, but not to exceed a total extension of two
(2) years, provided that if the design standards have been revised
by ordinance, such revised standards may govern.
