The purpose of this Article is to establish the procedure for
Planning Board or Board of Adjustment review and action on applications
for subdivisions and/or site plans. The procedure is intended to provide
orderly and expeditious processing of such applications.
A.
The provisions of this Article shall be administered by the Planning
Board of the Township of Branchburg pursuant to the provisions of
the Municipal Land Use Law, P.L. 1975, c.291, as amended.
B.
Whenever the Board of Adjustment is reviewing an application for
a variance under N.J.S.A. 40:55D-70d, it shall have the power to grant
site plan or subdivision approval to the same extent and subject to
the same restrictions as the Planning Board. Whenever the term Planning
Board is used in connection with site plan or subdivision approval
in this Article, it is understood to mean Board of Adjustment when
subdivision or site plan approval is being requested as part of an
application for a variance under N.J.S.A. 40:55D-70d.
C.
The Planning Board shall have the power to review and approve or
deny site plans or conditional uses simultaneously with review for
subdivision approval without the applicant being required to make
further application to the Planning Board or the Planning Board being
required to hold further hearings. The longest time period for action
by the Planning Board, whether it be for subdivision, site plan or
conditional use approval, shall apply. Whenever approval of a conditional
use is requested by the applicant pursuant to this subsection, notice
of the hearing shall include reference to the request for such conditional
use.
A.
Assignment. The applicant may seek the direction of the Administrative
Officer of the Planning Board as to which approvals are required and
the appropriate board for hearing same, or of filing an application
and proceeding before the board which the applicant believes to be
appropriate. The following applications may be filed:
B.
Content. An application for development shall include the items specified
in the appropriate checklists of this ordinance which constitute items
required to be submitted for subdivision or site plan review. A copy
of the appropriate checklist shall be completed by the applicant,
and submitted with the application form.
C.
Complete application.
1.
A subdivision and site plan application shall be complete for
purposes of commencing the applicable time period for action by the
Planning Board when so certified by the Administrative Officer. In
the event that the Administrative Officer does not certify the application
to be complete within 45 days of the date of its submission, the application
shall be deemed complete upon the expiration of the forty-five-day
period unless (1) the application lacks information indicated on the
checklist of items to be submitted and (2) the Administrative Officer
has notified the applicant, in writing, of the deficiencies in the
application within 45 days of submission of the application.
2.
The applicant may request that one or more of the submission
requirements be waived, in which event the Board shall grant or deny
the waiver request within 45 days of the date of its submission. In
the event that the approving board shall deem the application incomplete
in accordance with the provisions of this section, only resubmissions
by the applicant shall be reviewed and certified to be complete within
45 days of the submission of those resubmissions.
3.
Nothing herein shall be construed as diminishing the applicant's
obligation to prove in the application process that the applicant
is entitled to approval of the application. The Planning Board may
subsequently require correction of any information found to be in
error, and submission of additional information not specified in the
ordinance or any revisions in the accompanying documents, as are reasonably
necessary to make an informed decision as to whether the requirements
necessary for approval of the application for development have been
met. The application shall not be deemed incomplete for lack of any
such additional information or any revisions in the accompanying documents
so required by the Planning Board.
D.
Upon a determination of completeness, the Clerk shall notify the
applicant of the hearing date so that the applicant can comply with
the notice requirements and refer the site plan or subdivision and
exhibits to all local reviewing agencies and the County Planning Board.
The Planning Board may also designate other local, county, state or
governmental officials or agencies to receive copies of any application
for review and recommendation.
E.
Taxes due. All applications for development permitted under the terms
of this Article shall furnish proof that tax payments for the property
in question are current and that there are no assessments for local
improvements due or delinquent. No approval can be granted without
up-to-date tax payments.
A.
Prior to the submittal of a formal plan, the applicant for subdivision
or site plan may request an informal review for the purposes of expediting
applications and reducing subdivision and site plan development costs.
The purpose of this review is to:
1.
Acquaint the applicant with the substantive and procedural requirements
of the subdivision and site plan ordinance;
2.
Provide for an exchange of information regarding the proposed
development plan and applicable elements of the master plan, zoning
ordinance and other development requirements;
3.
Advise the applicant of any public sources of information that
may aid the application;
4.
Otherwise identify policies and regulations that create opportunities
or pose significant constraints for the proposed development;
5.
Review any proposed concept plans and consider opportunities
to increase development benefits and mitigate undesirable project
consequences;
6.
Permit input into the general design of the project.
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Applicants seeking informal review shall submit a concept plan
to the Board for discussion purposes.
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A.
The concept plan is considered a sketch or general plan neither fully
engineered nor surveyed. Information used to prepare the concept plan
can be available from secondary source information such as the Soil
Conservation Survey Map or U.S. Geodetic Survey maps, but should be
sufficiently detailed to allow the Planning Board to make suggestions
on general site design and layout for circulation, stormwater management,
location of open space and buffers and building arrangements and to
determine how the land use code affects the proposal.
B.
Data furnished at this stage shall include that indicated in the
submission checklist.
C.
Applicants seeking informal review/concept plan review shall provide
sufficient copies of the concept plan and the completed application
as required by the Planning Board, and the required review fees to
the Administrative Officer at least 21 days before a regularly scheduled
meeting of the Board.
Neither the applicant nor the Planning Board is bound by any
concept plan or informal review. The suggestions made at the concept
plan stage may change with new information discovered when a formal
development application is prepared using original site-specific data
and on-site test findings. The applicant may request a review of an
additional concept plan based upon new information prior to submission
of a preliminary subdivision or site plan application.
All site plan and subdivision applications submitted under the
provisions of this Article shall comply with all the applicable requirements
and provisions for administrative regulations and procedures under
the Municipal Land Use Law, N.J.S.A. 40:55D-1 et seq.
[Ord. No. 2009-1136 § 3; Ord. No. 2017-1317]
No development shall take place within the Township; nor shall
any land be cleared or altered; nor shall any tree with a DBH of six
inches or greater be removed; nor shall any watercourse be diverted
or its channel or floodplain dredged or filled; nor shall any parking
area, accessory or otherwise, be constructed, installed or enlarged;
nor shall any construction permit, building permit, zoning permit,
certificate of occupancy or other required permit be issued with respect
to any such structure, land or parking area; nor shall any expansion
or extension of use or use variance be granted except in accordance
with an approved final site plan, as required by pursuant to this
chapter unless otherwise exempted in subsection 6-2.2.
A.
Single-family and two-family residential structures and structures
and uses incidental thereto permitted as of right under applicable
zoning regulations are exempt from the site plan requirements.
B.
The following additional developments are also exempt from the requirements:
1.
The construction of a parking area for less than three vehicles.
2.
Signs which meet all requirements of this Chapter.
3.
Any structure or use for which a site plan review application
was made to the Planning Board prior to the effective date of this
Chapter and that is developed in accordance with an approval of such
application heretofore or hereafter given by the Planning Board.
No building permit or certificate of occupancy shall be issued
unless all improvements required have been installed, except for the
following:
A.
A building permit or certificate of occupancy may be issued if all
improvements have been installed except the finish course of the road
and the Township Engineer warrants that completion of the road is
in the Township's interest after the subdivider or developer has completed
construction of dwellings and structures. The maintenance guaranty
required hereafter shall not begin until the finish course has been
installed.
B.
A building permit shall not be issued until all on-site improvements
have been installed, except for the finish course of the road, monuments,
and trees, provided that the Township Engineer warrants that it is
in the Township's interest to delay completion of the road, monuments,
and trees until after the subdivider has completed construction of
dwellings and structures. The maintenance guaranty required hereafter
shall not begin until the finish course of the road, monuments, and
trees have been installed.
The Planning Board, when acting upon applications for preliminary
site plan approval, shall have the power to grant such exceptions
from the requirements for site plan and subdivision approval as may
be reasonable and within the general purpose and intent of the provisions
of site plan and subdivision review and approval pursuant to the Municipal
Land Use Law, N.J.S.A. 40:55D-1 et seq., if the literal enforcement
of one or more of the provisions is impracticable or will exact undue
hardship because of peculiar conditions pertaining to the land in
question. Such waivers may also be granted if the proposed development:
A.
Secured previous site plan approval under the terms of this Article;
B.
Involves normal maintenance or replacement, such as a new roof, painting,
new siding, or similar activity; or
C.
Does not affect existing circulation, drainage, building arrangements,
landscaping, buffering, lighting and other considerations of site
plan review.
A.
If the Master Plan provides for the reservation of designated streets,
public drainageways, flood control basins, parks, or other public
areas within the proposed development, before approving a site plan
or subdivision, the Planning Board may further require that such streets,
ways, basins, or areas be shown on the plan in locations and sizes
suitable to their intended uses. The Planning Board may reserve the
location and extent of such streets, ways, basins, or areas, shown
on the plan for a period of one year after the approval of the final
plan or within such further time as may be agreed to by the developer.
Unless during such period or extension thereof the Township shall
have entered into a contract or purchase or instituted condemnation
proceedings according to the law for the fee or lesser interest in
the land comprising such streets, ways, basins, or areas, the developer
shall not be bound by such reservations shown on the plan and may
proceed to use such land for private use in accordance with applicable
development regulations. The provisions of this section shall not
apply to the streets and roads, flood control basins or public drainageways
necessitated by the land development and required for final approval.
B.
The developer shall be entitled to just compensation for actual loss
found to be caused by such temporary reservation and deprivation of
use. In such instance, unless a lesser amount has previously been
mutually agreed upon, just compensation shall be deemed to be the
fair market value of an option to purchase the land reserved for the
period of reservation; provided that the determination of such fair
market value shall include but not be limited to consideration of
the real property taxes apportioned to the land reserved and prorated
for the period of the reservation. The developer shall be compensated
for the reasonable increased cost of legal, engineering or other professional
services incurred in connection with obtaining site plan approval
caused by the reservation.
A.
No subdivision or site plan involving any street(s) requiring additional
right-of-way width as specified in the Master Plan and the street
requirements of this Ordinance shall be approved unless such additional
right-of-way, either along one or both sides of said street(s), as
applicable, shall be deeded to the municipality or other appropriate
governmental agency.
B.
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.
C.
Proposed deed restrictions and all other documentation required by
this Article with respect to low and moderate income housing shall
be submitted by any applicant for approval of a development in which
there is a requirement that dwelling units be set aside for such housing.
A.
The Planning Board or Zoning Board of Adjustment, whichever is appropriate,
may, as a condition of a preliminary subdivision or site plan application,
require an applicant to prepare, at the applicant's own expense, an
Environmental Impact Statement describing and explaining the impact
and effect of proposed land development upon natural systems and the
environment of the Township. An Environmental Impact Statement shall
be required at the discretion of the approving body. An Environmental
Impact Statement shall also be required where:
1.
20% or more of the development site contains any combination
of environmentally sensitive areas, i.e., steep slopes (slopes in
excess of 20%), wetlands, floodplains;
2.
Proposed project development will create a use which commonly
uses any volatile or toxic substances as primary materials in their
operation or is identified within the provision of the New Jersey
Worker and Community Right To Know Act (N.J.S.A. 34:5A) by SIC code
as a typical hazardous substance user.
B.
Submission format. The Environmental Impact Statement shall be prepared
by competent professionals. All applicable material on file in the
Township pertinent to local conditions shall be consulted. Any additional
material pertinent to evaluation of regional impacts shall also be
considered. Furthermore, as much original research as necessary shall
be conducted to develop the Environmental Impact Statement. All Environmental
Impact Statements shall consist of written and graphic materials which
clearly present the required information utilizing the following format:
1.
Project description. Indicate the purpose and scope of the proposed
project. Enumerate the suitability of the site for the intended use.
A description of the proposed project shall be presented to indicate
the extent to which the site must be altered, the kinds of facilities
to be constructed, how they are to be considered and the uses intended.
The resident population, working population, and visitor population
shall be estimated. The compatibility or incompatibility of the proposed
project shall be described in relation to the following:
2.
Site description and inventory. Provide a description of environmental
conditions on the site which shall include, but not be limited to,
the following items:
(a)
Types of soils. List and describe each soil type located on
the site. If applicable, provide percolation data. Where the proposed
area of land disturbance will involve soils with moderate or severe
limitations (as per the Soil Survey of Somerset County - Soil Conservation
Service) relative to the type of project proposed, a complete mapping
of all soil types on the site shall be required indicating where those
moderate and severe limitations exist.
(b)
Topography. Describe the topographic conditions of the site,
with specific delineation of any lands with slopes exceeding 12%.
(c)
Geology. Describe the geologic formations and features associated
with the site as well as depth to bedrock conditions. Delineate those
areas where bedrock is in close proximity to the surface (within two
feet of the surface as well as major rock outcroppings).
(d)
Vegetation. Describe the existing vegetation on the site. When
required, prepare a map showing the location of major vegetative groupings
such as woodland, open field and wetland. Where woodlands are delineated,
indicate the forest type.
(e)
Wildlife. Identify habitats of any rare or endangered species
as defined by the State of New Jersey.
(f)
Surface water. Describe existing watercourses and water bodies
that are partially or totally on the site and their relationship to
the area of land disturbance. Calculate existing surface runoff from
the site. When the natural drainage pattern will be significantly
altered, an analysis shall be conducted which will investigate flow,
depth, capacity and water quality of the receiving waters. When required,
floodplain and wetland areas will be mapped in consultation with New
Jersey Department of Environmental Protection. Existing drainage structures
shall be mapped and the capacity of the drainage network shall be
determined. Additionally, wetland areas shall be delineated.
(g)
Subsurface water. Describe the subsurface water conditions on
the site both in terms of depth to ground water and water supply capabilities
of the site. Where existing conditions warrant, provide detailed information
regarding existing wells within 500 feet of the site relative to depth,
capacity and water quality. Discuss the water supply capabilities
of the adjacent areas and the recharge capabilities of the site.
(h)
Unique, scenic and/or historic features. Describe and map those
portions of the site that can be considered to have unique, scenic
and/or historic qualities.
(i)
Water quality and supply. Describe the proposed method of water
supply and wastewater management.
(j)
Miscellaneous. When warranted, an analysis shall be conducted
of existing air quality and noise levels as prescribed by the New
Jersey Department of Environmental Protection and Energy.
3.
Impact. Discuss the probable negative and positive impacts the
project will have on the topics described in this Article.
4.
Environmental performance controls. Describe in detail what
measures will be employed during the planning, construction and operation
phases which will minimize or eliminate negative impacts on and off
site that could result from the proposed project. Of specific interest
are:
(a)
Drainage plans which shall include but not be limited to soil
erosion and sedimentation controls. Every effort should be made to
limit off-site surface runoff to pre-development levels.
(b)
Sewage disposal techniques.
(c)
Water supply and water conservation proposals.
(d)
Site design techniques sensitive to the natural environment
which should include innovative landscape, building and circulation
design.
(e)
Energy conservation measures.
(f)
Noise reduction techniques.
(g)
Miscellaneous on-site and off-site public improvements.
5.
Alternatives. Discuss what alternatives were considered both
in terms of site design and project location. Indicate why an alternative
was rejected if it would have resulted in less of a negative impact
than the subject proposal.
6.
Licenses, permits and other approvals required by law. The applicant
shall list all known licenses, permits and other forms of approval
required by law for the construction and operation of the proposed
project. This list shall include, but will not be limited to, approvals
required by the municipality, as well as agencies of the county, state
and federal governments. Where approvals have been granted, copies
of said approvals shall be attached. Where approvals are pending,
a note shall be made to that effect.
7.
Documentation. All publications, file reports, manuscripts or
other written sources of information related to the project, the project
site and the municipality which were consulted and employed in compilation
of the Environmental Impact Statement shall be listed and footnoted
where appropriate. A list of all agencies and individuals from whom
pertinent information was obtained orally or by letter shall be listed
separately. Dates and locations of all meetings shall be specified.
8.
Disposition. The Board shall not approve any submission unless
it determines and finds that the proposed development will not result
in appreciable harmful effects to the environment. In making its decision,
the Board shall give due consideration to any recommendations of the
Environmental Commission.
A.
The Planning Board or Zoning Board of Adjustment may, as a condition
of preliminary major subdivision or site plan approval, require the
applicant to prepare, at his own expense, a Traffic Impact Statement
describing and explaining the impact and effect of the proposed land
development upon all roads which are adjacent to or immediately affected
by traffic. Such report shall be a requirement for all proposed developments
generating 100 or more peak hour trips during the morning and evening
as analyzed using the most recent edition of the Trip Generation Handbook
of the Institute of Transportation Engineers, or as otherwise required
by the reviewing Board.
B.
The Traffic Impact Statement shall be prepared by a person or persons
having appropriate experience and background, and shall identify all
relevant sources of information used in the preparation of said statement
and shall, at a minimum, address the following:
3.
Traffic impacts caused by the proposed development as per change
in existing conditions.
4.
Explanation of Traffic Reduction/Traffic Management Plans necessary
pursuant to any current Federal, State or County requirements, and,
where applicable, proposed interaction with appropriate County Transportation
Management Areas (TMA).
5.
Recommendations for alleviating or diminishing any possible
congestion or disruption to the established traffic pattern.
6.
Any other information requested by the appropriate board reasonably
required to make an informed assessment of potential traffic impacts
of a proposed development.
[Ord. No. 2004-949 § 1; Ord. No. 2007-1079 § 1]
A.
Every application for 10 or more dwellings or residential lots shall
be accompanied by a Community Impact Statement analyzing the proposed
development and its expected impact upon existing facilities and services
in the Township. The information furnished in the Community Impact
Statement shall serve to influence the design of the proposed development
so that the provision of necessary municipal facilities can be anticipated
and coordinated with the construction of the proposed development.
The community impact statement shall be prepared in accordance with
the methodologies and standards set forth in the most recent edition
of "The New Practitioner's Guide to Fiscal Impact Analysis," Robert
W. Burchell, David Listokin, William R. Dolphin, published by the
Rutgers Center for Urban Policy Research.
B.
The Community Impact Statement shall address the following areas:
1.
Population impact. The applicant shall provide an analysis of
the number of people expected to be added to the municipal population
as a result of the proposed development within the following age cohorts:
pre-school aged children (zero to four years of age), school aged
children (five to 18 years of age), parents of family bearing age
(18 to 40 years of age), middle aged adults (41 to 62 years of age)
and senior citizens (over 62 years of age).
2.
School impact. The applicant shall provide an analysis of the
anticipated number of pupils who will be added to the student population
in the Township, the ability of the existing public school facilities
to absorb the expected student population during a ten-year time period,
and the expected cost of any required building additions and increased
teaching staff which may be necessary as a result of the proposed
number of pupils who will be added to the student population. The
applicant may provide this analysis by either of the following means:
(a)
The applicant may submit an analysis prepared by the Township
Superintendent of Schools or Board of Education; or
(b)
The applicant may submit an analysis prepared for the applicant
by competent professionals. The applicant shall provide proof that
a copy of the analysis has been served on the Township Superintendent
of Schools with the following notice: "The Planning Board requests
that the Superintendent of Schools or the Board of Education provide
written comments on this analysis within 30 days after service. The
Superintendent and the Board are also invited to attend the hearings
on this application and give testimony on the impact of the application
on the school system."
3.
Financial impact. The applicant shall provide an analysis of
the revenues expected to be generated from the development compared
to the anticipated costs which the proposed development is expected
to generate. Revenues and costs shall be shown for the Township, the
Township school system and the county.
Any applicant requesting approval of a proposed minor subdivision
or minor site plan as defined in this Chapter shall submit to the
Administrative Officer of the appropriate board sufficient copies,
as required by the appropriate board, of the items required in the
appropriate checklist, the completed application form and checklist,
and review fees, at least 21 days prior to the meeting at which the
application is to be considered.
Submission requirements for minor subdivision approval are given
in subsection 6-6.4. Submission requirements for site plan approval
are given in subsection 6-6.3. The Administrative Officer shall forward
copies of the plat or minor site plan to the following for review
and comment, where appropriate:
A.
Planning Board or Board of Adjustment: 10 copies.
B.
Township Engineer: one copy.
C.
Fire Subcode Official: one copy.
D.
Township Historic Preservation Commission (if the application is
a historic site as designated by the Historic Preservation Commission
or in the Master Plan): one copy.
E.
Environmental Commission: three copies.
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The applicant shall make a separate submission to the Somerset
County Planning Board and to the Somerset-Union Conservation District
if a certified Soil Erosion and Sediment Control Plan is required.
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The approving board shall also have the authority to refer any
plat or minor site plan to other agencies or individuals for comment
or recommendations.
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The application shall be declared complete or incomplete within
a forty-five-day period from the date of its submission.
The officials and agencies shall forward their comments and
recommendations in writing to the approving board within 30 days from
the receipt of minor subdivision plat or site plan.
At the time when the approving board considers the application
and determines that the application is complete and ready for public
hearing, the approving board shall set a date for the public hearing
and notify the applicant of said date. After such notification by
the approving board, the applicant shall follow the procedures established
with respect to the notice of hearing.
The approving board may require the filing of an amended application
which shall proceed as in the case of the original application for
development. No additional application fee shall be required. Completeness
review shall be at the discretion of the approving board. The time
within which the approving board shall review the amended application
and make its determination shall commence as of the date of the filing
of the amended plat. If the applicant fails to submit an amended application
within the original time for review authorized by this Chapter, the
approving board shall be obligated to act on the original application.
If, at the discretion of the approving board, the change or changes
are considered minor in nature, the applicant may be given approval
subject to the submission of an amended plan indicating the changes.
Whenever review or approval of the application by the County
Planning Board is required by N.J.S.A. 40:27-6.3, the approving board
shall condition any approval that it grants upon timely receipt of
a favorable report on the application by the County Planning Board
by its failure to report thereon within the required time period.
A.
The approving board shall approve, conditionally approve, or deny a minor subdivision within 45 days of the determination of the approving board that the application is complete, unless the applicant shall extend the period of time within which the Board may act, or where a variance is requested pursuant to Subsection b of N.J.S.A. 40:55D-60 or N.J.S.A. 40:55D-70 is involved, in which case the approving board shall take said action within 120 days of the determination date of completed application.
B.
A resolution on the Board's action, reciting the reasons for approval
or disapproval shall be prepared. Failure of the Board to act within
the period prescribed shall constitute minor subdivision or site plan
approval and a certificate of the Administrative Officer as to the
failure of the Board to act shall be issued on request of the applicant;
and it shall be sufficient in lieu of the written endorsement or other
evidence of approval, herein required, and, in the case of minor subdivision,
shall be so accepted by the County Recording Officer for purposes
of filing subdivision plats or deeds.
Approval of a minor site plan or subdivision shall be deemed
final approval and as such be prepared in accordance with final site
plan or subdivision requirements, provided that the approving board
may condition such approval on terms of insuring the provision of
improvements as may be required pursuant to N.J.S.A. 40:55D-53. The
zoning requirements and general terms and conditions, whether conditional
or otherwise, upon which minor subdivision or site plan approval was
granted, shall not be changed for a period of two years after the
date on which the resolution of approval is adopted provided that
the approved minor subdivision or site plan shall have been duly recorded
as provided in this section.
Approval of a minor subdivision or site plan shall expire 190
days from the date on which the resolution of the approval is adopted
unless within such period a plat in conformity with such approval
and N.J.S.A. 46:23-9.9 et seq., or a deed clearly describing the approved
minor subdivision is filed by the developer with the County Recording
Officer, the Municipal Engineer and the Municipal Tax Assessor. Any
such plat or deed accepted for such filing shall have been signed
by the chairperson and Secretary of the approving board. In reviewing
the application for development for a proposed minor subdivision,
the approving board may be permitted by ordinance to accept a plat
not in conformity with N.J.S.A. 46:23-9.9 et seq.; provided that if
the developer chooses to file the minor subdivision as provided herein
by plat rather than deed such plat shall conform with the provisions
of the said act.
The approving board may extend the 190-day period for filing
a minor subdivision plat or deed pursuant to this Article after developer
proves to the reasonable satisfaction of the approving board (1) that
the developer was barred or prevented, directly or indirectly, from
filing because of delays in obtaining legally required approvals from
other governmental or quasi-governmental entities and (2) that the
developer applied promptly for and diligently pursued the required
approvals. The length of the extension shall be equal to the period
of delay caused by the wait for the required approvals, as determined
by the approving board. The developer may apply for the extension
either before or after what would otherwise be the expiration date.
The approving board may grant an extension of minor subdivision
or site plan approval for a period determined by the approving board,
but not exceeding one year from what would otherwise be the expiration
date, if the developer proves to the reasonable satisfaction of the
approving board that the developer was barred or prevented, directly
or indirectly, from proceeding with the development because of delays
of obtaining legally required approvals from other governmental agencies
and that the developer applied promptly for and diligently pursued
the required approvals. The developer shall apply for the extension
before (a) what would otherwise be the expiration date of minor subdivision
or site plan approval; or (b) the 91st day after the developer receives
the first legally required approval from other governmental entities,
whichever occurs later.
One mylar copy with 14 paper prints and one linen of the recorded
plat or two copies of the recorded deed, or in the case of site plan
approval, eight sealed paper prints of plan approved by the Township
Engineer shall be filed with the Administrative Officer of the appropriate
board for signature of the appropriate Township officials. The Administrative
Officer shall distribute copies of the plat, deed or plan to the following,
where appropriate:
A.
Planning Board or Board of Adjustment Clerk: 14 paper prints of plat
or one copy of the filed deed, two copies of the signed plans.
B.
Township Engineer: Mylar of plat and one copy of signed plans.
C.
Township Tax Assessor: Linen of plat, one copy of filed deed and
one copy of signed plans.
D.
Fire Subcode Official: one copy of signed plans.
E.
County Planning Board: one copy.
F.
Township Historic Preservation Commission: one copy of signed plans,
if required.
G.
Applicant: two copies of signed plans.
[Ord. No. 2008-1117 § 2]
Any lot that has been part of a minor subdivision may not be
resubmitted for minor subdivision for a sixty-month period from the
date of initial approval as a minor subdivision where the cumulative
total will exceed three lots.
Any applicant requesting preliminary approval of a major subdivision
or site plan as defined by this Chapter shall submit to the Administrative
Officer of the appropriate board sufficient copies, as required by
the appropriate board, of the items required in the appropriate checklist,
the completed application form and checklist, and review fees at least
21 days prior to a regularly scheduled board meeting at which the
application is to be considered.
Submission requirements for preliminary major site plans and
preliminary major subdivision approval are given in appropriate checklists.
The Administrative Officer shall forward copies of the plat or site
plan to the following for review and comment, where appropriate:
A.
Planning Board: 10 copies.
B.
Township Engineer: one copy.
C.
Township Clerk: one copy.
D.
Fire Subcode Official: one copy.
E.
Historic Preservation Commission: one copy (if the application is
in or within 200 feet of a historic site or district).
F.
Environmental Commission: three copies.
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The applicant shall make a separate submission to the Somerset
County Planning Board and to the Somerset-Union Soil Conservation
District if a certified Soil Erosion and Sediment Control Plan is
required.
|
|
In appropriate cases the approving board shall have the authority
to approve a preliminary major subdivision or site plan without the
necessity of any specific referrals. The approving board shall also
have the authority to refer any plat to other agencies or individuals
for comment or recommendations.
|
The following additional documents shall be provided during
the hearing process:
A.
A written statement from the applicant's engineer indicating:
The application shall be declared complete or incomplete within
45 days from the date of its submission.
The officials and agencies cited above shall forward their comments
and recommendations in writing to the approving board within 30 days
from the receipt of the plat.
At the time when the approving board considers the application
and determines that the application is complete and ready for public
hearing, the approving board shall set a date for the public hearing
and notify the applicant of said date. After such notification by
the approving board, the applicant shall follow the procedures established
in this Chapter with respect to the notice of hearing.
The approving board may require the filing of an amended application
which shall proceed as in the case of the original application for
development. No additional application fee shall be required. Completeness
review shall be at the discretion of the approving board. The time
within which the approving board shall review the amended application
and make its determination shall commence as of the date of filing
of the amended plat. If the applicant fails to submit an amended application
within the original time for review authorized by this Chapter, the
approving board shall be obligated to act on the original application.
If, at the discretion of the approving board, the change or changes
are considered minor in nature, the applicant may be given approval
subject to the submission of an amended plan indicating the changes.
A.
If either the approving board or County Planning Board disapproves
a subdivision plat, the reasons for disapproval shall be returned
with the plat. The reasons for disapproval shall be remedied prior
to further consideration. If the approving board approves a plat conditioned
upon County Planning Board approval, or that of any other governmental
agency, and in meeting any conditions of County Planning Board or
other governmental agency approval a substantial change is required
in the design, access, circulation, drainage or improvement, the revised
plat shall be resubmitted to the Township approving board for reapproval.
B.
If approval is required by any other officer or public body, the
same procedure as applies to submission and approval by the County
Planning Board shall apply.
The approving board shall approve, conditionally approve or
deny the preliminary major subdivision application of 10 lots or less
within 45 days of the determination by the Administrative Officer
that the application is complete unless the applicant shall extend
the period of time within which the approving board may act. The approving
board shall approve, conditionally approve or deny the preliminary
major subdivision application of more than 10 lots within 95 days
of the determination by the Administrative Officer that the application
is complete unless the applicant shall extend the period of time within
which the approving board may act. Failure of the approving board
to act within the time prescribed shall constitute preliminary major
approval and a certificate of the Administrative Officer as to the
failure of the approving board to act shall be issued on request of
the applicant; and it shall be sufficient in lieu of the written endorsement
or other evidence of approval herein required, and shall be accepted
by the County Recording Officer for purposes of filing subdivision
plats. The approving board shall include findings of fact and conclusions
based on the testimony and documentary evidence submitted and shall
reduce their determination to writing in accordance with law.
The approving board shall approve, conditionally approve or
deny the preliminary major site plan which involves 10 acres of land
or less, or 10 dwelling units or less within 45 days of the determination
by the Administrative Officer that the application is complete unless
the applicant shall extend the period of time within which the approving
board may act. The approving board shall approve, conditionally approve
or deny the preliminary major site plan of more than 10 acres or more
than 10 dwelling units within 95 days of the determination by the
Administrative Officer that the application is complete unless the
applicant shall extend the period of time within which the approving
board may act. Failure of the approving board to act within the time
prescribed shall constitute preliminary major site plan approval and
a certificate of the Administrative Officer as to the failure of the
approving board to act shall be issued on request of the applicant;
and it shall be sufficient in lieu of a written endorsement or other
evidence of approval herein required.
A.
If the Planning Board or Board of Adjustment determines, by resolution,
that the preliminary plat is acceptable, it shall make a notation
to that effect, and a resolution shall be adopted setting forth the
approval and any conditions of such approval.
B.
Preliminary approval of a major subdivision and site plan shall,
except as provided in paragraph 4 below, confer upon the applicant
the following rights for a three-year period from the date of the
preliminary approval as specified by N.J.S.A. 40:55D-1 et seq.:
1.
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 sizes; yard dimensions and off-tract improvements; and in the
case of a site plan, any requirements peculiar to site plan approval
pursuant to N.J.S.A. 40:55D-41, except that nothing herein shall be
construed to prevent the municipality from modifying by ordinance
such general terms and conditions of preliminary approval as related
to public health and safety.
2.
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, as the
case may be.
3.
That the applicant may apply for and the appropriate board may
grant extension 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 and improvement standards have been revised
by ordinance, such revised standards may govern.
4.
In the case of a subdivision of or a site plan for an area of
50 acres or more, the appropriate board may grant the rights referred
to in paragraphs 1, 2, and 3 above for such period of time, longer
than three years, as shall be determined by the appropriate board
to be reasonable taking into consideration (1) the number of dwelling
units and nonresidential floor area permissible under preliminary
approval, (2) economic conditions, and (3) the comprehensiveness of
the development.
5.
The applicant may apply for thereafter and the appropriate board
may thereafter grant an extension to preliminary approval for such
additional period of time as shall be determined by the Planning Board
to be reasonable taking into consideration (1) the number of dwelling
units and nonresidential floor area permissible under preliminary
approval, (2) the potential number of dwelling units and nonresidential
floor area of the section or sections awaiting final approval, (3)
economic conditions, and (4) the comprehensiveness of the development;
provided that if the design and improvement standards have been revised,
such revised standards may govern.
6.
Whenever the approving board grants an extension of preliminary
approval pursuant to paragraph 3 or 4 above and preliminary approval
has expired before the date on which the extension was granted, the
extension shall begin on what would otherwise be the expiration date.
The developer may apply for an extension either before or after what
would otherwise be the expiration date.
7.
The approving board shall grant an extension of preliminary
approval for a period determined by the approving board but not exceeding
one year from what would otherwise be the expiration date, if the
developer proves to the reasonable satisfaction of the approving board
that the developer was barred or prevented, directly or indirectly,
from proceeding with the development because of delays in obtaining
legally required approvals from other governmental entities and that
the developer applied promptly for and diligently pursued the required
approvals. The developer shall apply for the extension before one
what would otherwise be the expiration date of the preliminary approval,
or two the 91st day after the developer received the last legally
required approval from other governmental entities whichever is later.
An extension granted pursuant to this section shall not preclude the
approving board from granting an extension pursuant to paragraph 3
or 4 above.
8.
Where the developer of a previously approved major subdivision
or site plan seeks to commence construction of the project prior to
final approval, the developer shall submit the engineering plans and
specifications for the improvements to the Township Engineer who shall
approve or deny them within 35 days. In the event of a denial, the
specific reasons must be enumerated in a letter to the applicant from
the Township Engineer. If revised plans are submitted in response
to a denial letter, they shall be approved or denied within 20 days
with the same requirements as previously imposed for the denial. After
the plans have been approved and signed by the approving board, the
developer shall comply with the requirements of the performance guaranties
of this Chapter. All of the above shall be verified by the Township
Engineer at a pre-construction meeting. Thereafter, the developer
may commence construction of the project prior to final approval.
A.
All proposed improvements or development indicated on the approved
site plan map shall meet the requirements of all applicable codes,
ordinances and specifications of the Township, County, State or Federal
governments and other agencies with jurisdiction over matters pertaining
to site development.
B.
The Township Engineer may authorize minor variations in the site
plan caused by field conditions and shall notify the approving board
of such variations.
In the event of a failure to comply with any condition of the
preliminary site plan approval, the Construction Official, on his
or her own initiative, may revoke the construction permit and seek
to enjoin the violation, or take such other steps as permitted by
law.
The applicant shall provide the Administrative Officer of the
approving board with sufficient copies, as required by the appropriate
board, of the approved preliminary plat, signed by the Township Engineer,
Board Chairman and Secretary, which shall be distributed as follows
and where appropriate:
Within three years of the date of preliminary approval, or such
an extension of time has been granted to the applicant, an application
for final site plan or subdivision approval shall be submitted. An
applicant requesting final approval of a proposed major subdivision
or site plan shall submit to the Administrative Officer of the approving
board, sufficient copies, as required by the appropriate board, of
the items required in the appropriate checklist, the completed application
and checklist and the required application fee and escrow deposit,
at least 21 days prior to the meeting at which the application is
to be considered.
The Administrative Officer shall forward copies of the plat
for the following officials for review and comment where appropriate:
A.
Township Planning Department: 10 copies.
B.
Township Engineer: one copy.
C.
Tax Assessor: one copy.
D.
Fire Subcode Official: one copy.
E.
Environmental Commission: one copy.
F.
Historic Preservation Commission: one copy.
|
The applicant shall make a separate submission to the Somerset
County Planning Board and to the Somerset-Union Soil Conservation
District if a certified Soil Erosion and Sediment Control Plan is
required.
|
|
In appropriate cases, the approving board shall have the authority
to approve a final major subdivision or site plan without the necessity
of any specific referrals. The approving board shall also have the
authority to refer any plat to other agencies or individuals for comment
or recommendations.
|
Unless the preliminary subdivision plat or site plan was approved
without changes, the final plat or plan shall have incorporated all
changes, modifications and conditions required by the Planning Board.
The final plat shall be accompanied by a statement from the Municipal
Engineer that the municipality is in receipt of as-built plans indicating:
A.
That the Engineer is in receipt of a map showing all utilities in
exact location and elevation, identifying those portions already installed
and those to be installed.
B.
That the applicant has either completed the installation of all improvements
in accordance with the requirements of this Chapter or posted with
the Township Clerk a performance guarantee in an amount sufficient
to cover the cost of all improvements as required by this Chapter,
or uncompleted portions thereof, as estimated by the Township Engineer,
and assuring the installation of such improvements on or before an
agreed date.
C.
That all times and amounts required for the maintenance guarantee
have been provided for the improvement installed.
D.
That the final plat conforms to the preliminary plat as submitted
and approved with changes as noted in affidavit from applicant.
E.
That all items required by the checklist for final approval have
been provided.
The application for final subdivision or site plan approval
shall be declared complete within a forty-five-day period from the
date of its submission.
No action shall be taken until such time as the required officials
and agencies review said plat or 30 days have elapsed from date of
referral.
The approving board may require the filing of an amended application
which shall proceed as in the case of the original application for
development. No additional application fee shall be required. Completeness
review shall be at the discretion of the approving board. The time
within which the approving board shall review the amended application
and make its determination shall commence as of the date of the filing
of the amended plat. If the applicant fails to submit an amended application
within the original time for review authorized by this Chapter, the
approving board shall be obligated to act on the original application.
If, at the discretion of the approving board, the change or changes
are considered minor in nature, the applicant may be given approval
subject to the submission of an amended plan indicating the changes.
For any plat which required County Planning Board approval pursuant
to N.J.S.A. 40:27-12 or other governmental agency approval, the approving
board shall condition its approval upon approval by the County Planning
Board or such other agency. If the approving board approves a plat
conditioned upon County Planning Board approval or approval of any
other governmental agency, and in meeting any conditions of County
Planning Board or other governmental agency approval a substantial
change is required in the design, access, circulation, drainage or
improvements, the revised plat shall be submitted to the Township
approving board for reapproval.
Final approval shall be granted or denied within 45 days after
submission of a complete application to the Administrative Officer
of the Board, or within such further time as may be consented to by
the applicant. Failure of the Board to act within the period prescribed
shall constitute final approval and a certificate of the Administrative
Officer as to the failure of the Planning Board to act shall be issued
on request of the applicant, and it shall be sufficient in lieu of
the written endorsement or other evidence of approval, herein required,
and, in the case of subdivision plans, shall be so accepted by the
County Recording Officer for purposes of filing.
[Ord. No. 2004-974 § 1; Ord. No. 2010-1161 § 1;
Ord. No. 2014-1243]
Before recording final subdivision plats or as a condition of
final site plan approval, the Planning Board shall require and the
Township shall accept, for the purpose of assuring the installation
and maintenance of on-tract public improvements and landscaping, performance,
maintenance and other guarantees in accordance with N.J.S.A. 40:55D-53
of the Municipal Land Use Law. Every guaranty that is a letter of
credit shall be collectable at a bank branch in New Jersey or the
Borough of Manhattan, New York City.
A.
All proposed improvements or development indicated on the approved
site plan map shall meet the requirements of all applicable codes,
ordinances and specifications of the Township, County, State or Federal
governments and other agencies with jurisdiction over matters pertaining
to site development.
B.
The Township Engineer may authorize minor variations in the final
site plan caused by field conditions and shall notify the approving
board of such variations.
In the event of a failure to comply with any condition of final
site plan approval, the Construction Official, on his or her initiative,
may revoke the construction permit or certificate of occupancy, as
the case may be, and seek to enjoin the violation, or take such other
steps as permitted by law.
A.
Final approval of a major subdivision shall expire 95 days from the
date of signing of the plat unless within such period the plat shall
have been duly filed by the developer with the County Recording Officer.
The approving board may for good cause shown extend the period for
recording for an additional period not to exceed 190 days from the
date of signing of the plat. The approving board may extend the ninety-five-day
or 190-day period if the developer proves to the reasonable satisfaction
of the approving board (1) that the developer was barred or prevented,
directly or indirectly, from filing because of delays in obtaining
legally required approvals from other governmental or quasi- governmental
entities and (2) that the developer applied promptly for and diligently
pursued required approvals. The length of the extension shall be equal
to the period of delay caused by the wait for the required approvals,
as determined by the approving board. The developer may apply for
an extension either before or after the original expiration date.
B.
No subdivision plat shall be accepted for filing by the County Recording
Officer until it has been approved by the approving board as indicated
on the instrument by the signature of the Chairperson and Secretary
of the approving board. The signatures of the Chairperson and Secretary
of the approving board shall not be affixed until the developer has
posted the guarantees required by this Chapter. If the County records
any plat without such approval, such recording shall be deemed null
and void, and upon request of the municipality, the plat shall be
expunged from the official records.
C.
It shall be the duty of the County Recording Officer to notify the
approving board in writing within seven days of the filing of any
plat, identifying such instrument by its title, date of filing, and
official number.
At such times as all utilities and public improvements have
been installed and constructed, reproducible as-built plans for such
utilities and public improvements shall be filed with the Township
Engineer. Public improvements shall not be accepted by the Township
until such plans are presented and approved by the Township Engineer.
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 for a period of two
years after the date on which the resolution of final approval was
adopted; provided that in the case of major subdivision the rights
conferred by this section shall expire if the plat has not been duly
recorded within the required time period. If the developer has followed
the standards prescribed for in final approval and has duly recorded
the plat with the County Recording Officer, the approving board may
extend such period of protection for extensions of one year but not
to exceed three extensions. Notwithstanding any other provisions of
this Chapter, the granting of final approval terminates the time period
of preliminary approval pursuant to this Article.
B.
In the case of a site plan for a planned unit development or planned
unit residential development or residential cluster of 50 acres or
more or conventional subdivision for 150 acres or more, the approving
board may grant the rights referred to in paragraph B1 of this subsection
for such period of time, longer than two years, as shall be determined
by the approving board to be reasonable, taking into consideration:
C.
The developer may apply for thereafter, and the approving board may
thereafter grant an extension to final approval for such additional
period of time as shall be determined by the approving board to be
reasonable, taking into consideration:
D.
Whenever approving board grants any extension of final approval and
final approval has expired before the date on which the extension
is granted, the extension shall begin on what would otherwise be the
expiration date. The developer may apply for the extension either
before or after what would otherwise be the extension date.
E.
The approving board shall grant an extension of final approval for
a period determined by the board but not exceeding one year from what
would otherwise be the expiration date, if the developer proves to
the reasonable satisfaction of the approving board that the developer
was barred or prevented, directly or indirectly, from proceeding with
the development because of delays in obtaining legally required approvals
from other governmental entities and that the developer applied promptly
for and diligently pursued these approvals. A developer shall apply
for an extension before (a) what would otherwise be the expiration
date of final approval, or (2) the 91st day after the developer receives
the last legally required approval from other governmental entities,
whichever occurs later. An extension granted pursuant to this section
shall not preclude the approving board from granting an extension
pursuant to paragraphs A or B above.
If the approving board favorably acts on a preliminary plat,
the Chairperson and the Secretary of the approving board shall affix
their signatures to the plat with a notation that it has received
preliminary approval and shall return same to the applicant for compliance
with final approval requirements. Where conditional approval is granted,
the Chairperson and the Secretary of the approving board shall not
affix their signatures to the plat until all conditions required for
approval have been complied with. Once all conditions of approval
have been met, the applicant shall submit to the Administrative Officer
eight copies of the construction plans, three mylars and two linens
of the approved plat for signatures.
After the approved plat has been filed with the County, the
applicant shall submit to the Administrative Officer one mylar, one
linen and 14 paper prints of the recorded plat. The plat and the eight
signed sets of construction plans shall be distributed as follows,
where appropriate:
A.
Planning Board or Board of Adjustment Clerk: 14 copies of plat, two
copies of construction plans.
B.
Township Engineer: one mylar, one copy of construction plans.
C.
Tax Assessor: one linen, one copy of construction plans.
D.
Fire Official: one copy of construction plans.
E.
Historic Preservation Commission: one copy of construction plans,
if required.
F.
Applicant: two copies of construction plans.
No application for development shall be deemed complete unless
the following items, information and documentation where applicable,
are submitted to the Administrative Officer.
|
NA
|
Yes
|
No
|
Item#
|
Description
|
|---|---|---|---|---|
|
( )
|
( )
|
( )
|
(1)
|
One signed original of complete application and seven copies
|
|
( )
|
( )
|
( )
|
(2)
|
Correct filing fee received.
|
|
( )
|
( )
|
( )
|
(3)
|
Required variance or conditional use application.
|
|
( )
|
( )
|
( )
|
(4)
|
Certification that property tax payments are current.
|
|
( )
|
( )
|
( )
|
(5)
|
Ownership disclosure statement where required by law. If a corporation
or partnership, names and addresses of all officers, stockholders
and/or partners with more than 10% interest.
|
|
( )
|
( )
|
( )
|
(6)
|
All plans submitted shall be folded individually with signature
block positioned in lower right adjacent to title block (to be visible
when folded). Space for approval block signatures shall be adjacent
to title block. Space shall be provided for signatures of Chairman,
Secretary of Planning Board and Township Engineer (except concept)
|
|
( )
|
( )
|
( )
|
(7)
|
When drawings are re-submitted, provide 17 copies and revision
date marked on each copy of each revised map and cover sheet
|
|
( )
|
( )
|
( )
|
(8)
|
Location of tract to be subdivided in relation to entire tract
|
|
( )
|
( )
|
( )
|
(9)
|
Key map at 1 inch equals 2,000 feet showing general location
of tract with reference to surrounding properties, streets, zoning
districts and municipal boundaries within 500 feet and date of current
survey
|
|
( )
|
( )
|
( )
|
(10)
|
Tax map sheet, block/lot number of site
|
|
( )
|
( )
|
( )
|
(11)
|
Total acreage of site
|
|
( )
|
( )
|
( )
|
(12)
|
Name and address of owner and applicant
|
|
( )
|
( )
|
( )
|
(13)
|
Name, signature, license number, seal, address and telephone
number of engineer, land surveyor, architect, planner, landscape architect,
and/or other as applicable in preparation of plat
|
|
( )
|
( )
|
( )
|
(14)
|
North arrow and graphic and numeric scale not smaller than 100
feet for concept plan review
|
|
( )
|
( )
|
( )
|
(15)
|
Identification of property owners located within 200 feet located
on the most recent tax map sheet and on the most recent tax records
|
|
( )
|
( )
|
( )
|
(16)
|
General location of all existing/proposed structures, driveways
and sidewalks on tract to be subdivided. Type of building proposed
|
|
( )
|
( )
|
( )
|
(17)
|
General location of all streets, rights-of-way and easements
|
|
( )
|
( )
|
( )
|
(18)
|
Copy and/or delineation of any existing deed restrictions or
covenants
|
|
( )
|
( )
|
( )
|
(19)
|
General location of all watercourses, ponds, lakes, wetlands,
flood hazard areas and other environmentally sensitive areas on and
within 200 feet of the site
|
|
( )
|
( )
|
( )
|
(20)
|
Location and acreage of all land and/or easements reserved for
or to be dedicated to public use and/or all open space areas
|
|
( )
|
( )
|
( )
|
(21)
|
Zoning districts and location of zoning boundaries, list of
bulk requirements including lot area, width at street line and setback,
front, rear and side yard setbacks, depth, coverage, floor area ratio,
etc. and variances and/or waivers required
|
|
( )
|
( )
|
( )
|
(22)
|
Maximum density permitted and proposed density. Number of units
proposed
|
|
( )
|
( )
|
( )
|
(23)
|
Topographical features of subject property for USGS mapping
|
|
( )
|
( )
|
( )
|
(24)
|
17 copies of plans
|
[Ord. No. 2001-865 § 8; Ord. No. 2015-1285 § 2; amended 2-22-2021 by Ord. No. 2021-1405]
Scale: 1"=10'; 20'; 30'; 40'; 50'
Plan Legibility: Satisfactory ( ) Unsatisfactory ( )
|
NA
|
Yes
|
No
|
Item #
|
Description
| |
|---|---|---|---|---|---|
|
( )
|
( )
|
( )
|
(1)
|
One original and seven copies of a complete application signed
by applicant and owner
| |
|
( )
|
( )
|
( )
|
(2)
|
Application fee and escrow deposit
| |
|
( )
|
( )
|
( )
|
(3)
|
Proof that soil erosion and sediment control filing has been
made, if required
| |
|
( )
|
( )
|
( )
|
(4)
|
Required variance or conditional use application
| |
|
( )
|
( )
|
( )
|
(5)
|
Certification that property taxes, sewer fees and assessments
where applicable, are current
| |
|
( )
|
( )
|
( )
|
(6)
|
Proof that filing has been made with Somerset County Planning
Board
| |
|
( )
|
( )
|
( )
|
(7)
|
Ownership disclosure statement where required by law. If a corporation
or partnership, names and addresses of all officers, stockholders
and/or partners with more than 10% interest
| |
|
( )
|
( )
|
( )
|
(8)
|
All plans submitted shall be folded individually with signature
block positioned in lower right adjacent to title block (to be visible
when folded). Space for approval block signatures shall be adjacent
to title block. Space shall be provided for signatures of Chairman,
Secretary of Planning Board and Township Engineer
| |
|
( )
|
( )
|
( )
|
(9)
|
When drawings are re-submitted, to comply with comments of the
Administrative Officer for completeness, provide 18 copies of complete
plans with revision date on each revised plan and on the cover sheet
| |
|
( )
|
( )
|
( )
|
(10)
|
Name, title, address of owner and applicant, including telephone
numbers and signatures
| |
|
( )
|
( )
|
( )
|
(11)
|
Name, telephone number, signature, license number, seal and
address of engineer, land surveyor, architect, planner and/or landscape
architect, as applicable in preparation of plat
| |
|
( )
|
( )
|
( )
|
(12)
|
North arrow and scale
| |
|
( )
|
( )
|
( )
|
(13)
|
An index sheet showing each sheet's location in relation to
the overall project and list of attached drawings
| |
|
( )
|
( )
|
( )
|
(14)
|
Type of application (minor, preliminary or final site plan),
current tax map sheet, block/lot number (in the title block), street
address, municipality and county of the premises affected
| |
|
( )
|
( )
|
( )
|
(15)
|
Proof of ownership; if applicant is not owner, consent of owner
to submit application
| |
|
( )
|
( )
|
( )
|
(16)
|
Key map at 1 inch equals 2,000 feet scale, showing location
of tract with reference to surrounding properties, streets, zoning
districts and municipal boundaries within 500 feet and date of current
survey
| |
|
( )
|
( )
|
( )
|
(17)
|
Identification of property owners located within 200 feet located
on the most recent tax map sheet and on the most recent tax records
| |
|
( )
|
( )
|
( )
|
(18)
|
Date of original preparation/date of revisions, tract name,
north arrow, reference meridian, graphic and numeric scale; on each
drawing and on cover sheet, if present
| |
|
( )
|
( )
|
( )
|
(19)
|
Acreage of entire tract to nearest 0.01 acre
| |
|
( )
|
( )
|
( )
|
(20)
|
List of zone district bulk requirements and proposed bulk requirements,
including lot area, width at setback and streetline, front, side,
rear setbacks, lot and building coverage, FAR, parking spaces, etc.
and variances and/or waivers required
| |
|
( )
|
( )
|
( )
|
(21)
|
Location on the plan of all existing/proposed principal and
accessory structures showing setback
| |
|
( )
|
( )
|
( )
|
(22)
|
Location, size, nature of property, and contiguous property
owned by the applicant or in which the applicant has direct or indirect
interest
| |
|
( )
|
( )
|
( )
|
(23)
|
All lot line dimensions and area of lot based on accurate survey
certified by licensed NJ surveyor
| |
|
( )
|
( )
|
( )
|
(24)
|
Complete building elevation and floor plan drawings of proposed
structure(s)
| |
|
( )
|
( )
|
( )
|
(25)
|
The location, type, size of all existing/proposed pathways,
driveways, fences, retaining walls, outdoor storage areas, and trash
receptacle areas. All off-street parking and loading areas, dimensions,
schedules and associated parking and loading calculations. All ingress
and egress areas and dimensions
| |
|
( )
|
( )
|
( )
|
(26)
|
Location of all existing/proposed rights-of-way, easements on
and within 200 feet of the tract
| |
|
( )
|
( )
|
( )
|
(27)
|
Sight triangles, text of deed restrictions or other encumbrances
which may affect premises, location, size and description of lands
contemplated for dedication to Township
| |
|
( )
|
( )
|
( )
|
(28)
|
Location of proposed vehicular and pedestrian circulation patterns
| |
|
( )
|
( )
|
( )
|
(29)
|
Location, size, widths of all existing/proposed streets and
sidewalks abutting premises, property
| |
|
( )
|
( )
|
( )
|
(30)
|
Road and paving cross sections and profiles and traffic sight
distances. Cross sections to show: existing grade, proposed grade
at center line, topsoil depth, side slopes, earth berm, cut, fill,
stripping incut, stripping infill and topsoiling quantities, drainage
facilities, depth of base and pavement, guardrails
| |
|
( )
|
( )
|
( )
|
(31)
|
Existing/proposed topographical features of site, contours at
two foot intervals, on and within 50 feet of property. The elevation
datum is NAVD 1988
| |
|
( )
|
( )
|
( )
|
(32)
|
Steep slopes by the following categories: less than 15%; 15%
or more but less than 25%; and above 25%. Slope categories shall be
differentiated on a separate sheet through the use of diagonal and
cross hatch lines with an appropriate key provided. Acreage of steep
slopes within each category shall be provided. If no steep slopes
are present on the tract, a note to that effect shall be placed on
the cover sheet of the plan set
| |
|
( )
|
( )
|
( )
|
(33)
|
Spot and finished elevations at all property corners, corners
of all structures or dwelling, and existing and proposed first floor
elevation
| |
|
( )
|
( )
|
( )
|
(34)
|
Location of all watercourses, ponds, lakes, wetlands, swamps,
wooded areas, and environmentally sensitive areas or significant natural
terrain features on and within 200 feet of the site. Watercourses
identified as trout production or trout maintenance as applicable
with buffer as required by ordinance shown. Classification of watercourse
as per NJDEP
| |
|
( )
|
( )
|
( )
|
(35)
|
Location of all individual existing trees noted for preservation
within the area of development and 30 feet beyond the limit of disturbance.
Trees over six inches in diameter, as measured above the existing
ground level, shall be located and identified by name and diameter
| |
|
( )
|
( )
|
( )
|
(36)
|
Sign details, showing existing and proposed signs, location
on site, their size, type of construction, lettering detail, proposed
illumination, if any, and proposed colors
| |
|
( )
|
( )
|
( )
|
(37)
|
Lighting plan showing the location of existing and proposed
lighting including size, height, area, direction of illumination,
lumen power including building security lighting plan and 0.2 and
0.5 isofootcandle curves
| |
|
( )
|
( )
|
( )
|
(38)
|
Four copies of a Storm Water Management Plan. prepared in accordance with Article XII of the Township Land Development Ordinances, including a maintenance and repair plan for any related improvements that are to be privately maintained. Any development as defined as a Major Development under LDO 12-2.2 shall provide all checklist items outlined in LDO 12-2.9.
| |
|
( )
|
( )
|
( )
|
(39)
|
Soil Erosion & Sediment Control Plan
| |
|
( )
|
( )
|
( )
|
(40)
|
Soil Removal Application (where applicable)
| |
|
( )
|
( )
|
( )
|
(41)
|
Traffic Impact Statement (where required by Board)
| |
|
( )
|
( )
|
( )
|
(42)
|
Environmental Impact Study (where required by Board)
| |
|
( )
|
( )
|
( )
|
(43)
|
Community Impact Study (where required by Board)
| |
|
( )
|
( )
|
( )
|
(44)
|
Landscape Plan, including information required under Section 5-7
| |
|
( )
|
( )
|
( )
|
(45)
|
Tree Removal Permit
| |
|
( )
|
( )
|
( )
|
(46)
|
Location and limits of flood plain
| |
|
( )
|
( )
|
( )
|
(47)
|
Solid Waste Management Plan including location, size and details
of garbage/recycling facilities
| |
|
( )
|
( )
|
( )
|
(48)
|
Location and extent of drainage and conservation easements and
stream encroachment lines
| |
|
( )
|
( )
|
( )
|
(49)
|
Location and acreage of all land reserved for or dedicated to
public use
| |
|
( )
|
( )
|
( )
|
(50)
|
Location of wetlands, transition areas and letter of interpretation
from NJDEP
| |
|
( )
|
( )
|
( )
|
(51)
|
Location and limits of flood plain
| |
|
( )
|
( )
|
( )
|
(52)
|
Septic testing, design and location, date. Results of perc and
soil log tests with NJ licensed engineer
| |
|
( )
|
( )
|
( )
|
(53)
|
Location of test holes accurately designated and evidence of
personal inspection of test holes by Township Health Officer
| |
|
( )
|
( )
|
( )
|
(54)
|
Historic sites designated in the Master Plan
| |
|
( )
|
( )
|
( )
|
(55)
|
Development stages or staging plans
| |
|
( )
|
( )
|
( )
|
(56)
|
Residential cluster details including:
| |
|
a)
|
Amount of common open space to be provided
| ||||
|
b)
|
Location of common open space to be provided
| ||||
|
c)
|
Location of any common facilities to be provided
| ||||
|
d)
|
Description of any common facilities to be provided
| ||||
|
e)
|
Description of organization to be established for ownership
of any common open space
| ||||
|
f)
|
Description of organization to be established for ownership
of any common facilities
| ||||
|
g)
|
Description of organization to be established for maintenance
of any common open space
| ||||
|
h)
|
Description of organization to be established for maintenance
of any common facilities
| ||||
|
( )
|
( )
|
( )
|
(57)
|
List of municipal, county, state and/or federal approvals or
permits required
| |
|
( )
|
( )
|
( )
|
(58)
|
18 copies of plans
| |
|
( )
|
( )
|
( )
|
(59)
|
Any/all other information/dates necessary to meet any requirement
of the Land Development Ordinance not listed above
| |
[Ord. No. 2001-865 § 8; Ord. No. 2006-1011 § 7;
Ord. No. 2006-1044 § 7; Ord. No. 2008-1117 § 3;
Ord. No. 2015-1285 § 3; 2-22-2021 by Ord. No. 2021-1405]
|
Plan Accuracy & Legibility Sufficient for Review:
|
Yes ( )
|
No ( )
|
|
Plat Size:
|
Satisfactory ( )
|
Unsatisfactory ( )
|
|
Scale:
|
Satisfactory ( )
|
Unsatisfactory ( )
|
|
NA
|
Yes
|
No
|
Item #
|
Description
|
|---|---|---|---|---|
|
( )
|
( )
|
( )
|
(1)
|
One signed original application form by the owner and applicant
and seven copies.
|
|
( )
|
( )
|
( )
|
(2)
|
Application and escrow deposit
|
|
( )
|
( )
|
( )
|
(3)
|
Proof of filing has been made, if appropriate, for soil erosion
and sediment control
|
|
( )
|
( )
|
( )
|
(4)
|
Required variance or conditional use application
|
|
( )
|
( )
|
( )
|
(5)
|
Certification that property taxes, sewer fees and assessments
are current
|
|
( )
|
( )
|
( )
|
(6)
|
Proof that filing has been made with the Somerset County Planning
Board
|
|
( )
|
( )
|
( )
|
(7)
|
Ownership disclosure statement where required by law. If a corporation
or partnership, names and addresses of all officers, stockholders
and/or partners with more than 10% interest
|
|
( )
|
( )
|
( )
|
(8)
|
All plans submitted shall be folded individually with signature
block positioned in lower right adjacent to title block (to be visible
when folded). Space for approval block signatures shall be adjacent
to title block. Space shall be provided for signatures of Chairman,
Secretary of Planning Board and Township Engineer
|
|
( )
|
( )
|
( )
|
(9)
|
When drawings are re submitted, to comply with the comments
of the Administrative Officer for completeness, provide 18 copies
of sealed plans with revision date on each revised plan and the cover
sheet
|
|
( )
|
( )
|
( )
|
(10)
|
Name and address of owner(s), applicant(s) and subdivider(s),
including telephone numbers and signatures
|
|
( )
|
( )
|
( )
|
(11)
|
Name, signature, license number, seal, telephone number and
address of engineer, land surveyor
|
|
( )
|
( )
|
( )
|
(12)
|
An index sheet showing each sheet's location in relation to
the overall project and list of attached drawings
|
|
( )
|
( )
|
( )
|
(13)
|
Proof of ownership; if applicant is not owner, consent of owner
to submit application
|
|
( )
|
( )
|
( )
|
(14)
|
Key map at a scale not smaller than one inch equals 2,000 feet,
showing location of tract with reference to surrounding properties,
streets, zoning districts and municipal boundaries within 500 feet
and date of current survey
|
|
( )
|
( )
|
( )
|
(15)
|
Location of tract to be subdivided in relation to entire tract
and acreage of entire tract to nearest 0.01 acre
|
|
( )
|
( )
|
( )
|
(16)
|
Type of application, current tax map sheet, block/lot number,
street address, municipality, and county shown in the title block
|
|
( )
|
( )
|
( )
|
(17)
|
New block/lot numbers confirmed with local assessor
|
|
( )
|
( )
|
( )
|
(18)
|
Identification of property owners located within 200 feet located
on the most recent tax map sheet and on the most recent tax records
|
|
( )
|
( )
|
( )
|
(19)
|
Date of original preparation/date of revisions, tract name,
north arrow, reference meridian, graphic and numeric scale on each
drawing
|
|
( )
|
( )
|
( )
|
(20)
|
Map to be drawn at a scale not smaller than one inch equals
100 feet
|
|
( )
|
( )
|
( )
|
(21)
|
Location and limits of flood plain
|
|
( )
|
( )
|
( )
|
(22)
|
Location of all existing/proposed structure, driveways and sidewalks
on tract to be subdivided and within 200 feet of entire tract
|
|
( )
|
( )
|
( )
|
(23)
|
Location of all existing and proposed streets, rights-of-way,
easements and sight triangles, restrictions of each easement, text
of restrictions
|
|
( )
|
( )
|
( )
|
(24)
|
List of zone district bulk requirements and minimum proposed
bulk measurements including lot area, width at setback and streetline,
front, side, rear setbacks, and variance or waivers required
|
|
( )
|
( )
|
( )
|
(25)
|
Building envelope with front/rear, side yard setback lines dimensioned
for newly proposed and existing lots
|
|
( )
|
( )
|
( )
|
(26)
|
Road profiles and traffic sight distances (where required by
Board)
|
|
( )
|
( )
|
( )
|
(27)
|
Location of all watercourses, ponds, lakes, wetlands, swamps
and other environmentally sensitive areas or significant natural terrain
features on and within 50 feet of the site. Watercourses identified
as trout production or trout maintenance as approved with buffer or
required by ordinance shown. Classification of watercourse as per
NJDEP
|
|
( )
|
( )
|
( )
|
(28)
|
Location and acreage of all land reserved for or dedicated to
public use
|
|
( )
|
( )
|
( )
|
(29)
|
Wetlands letter of interpretation from NJDEP
|
|
( )
|
( )
|
( )
|
(30)
|
Topographical features of subject site, contours at two foot
intervals, on and within 50 feet of the site. The datum is to be referenced
and shall be NAVD 1988 unless otherwise approved by the Township Engineer
|
|
( )
|
( )
|
( )
|
(31)
|
Steep slopes by the following categories: less than 15%; 15%
or more but less than 25%; and above 25%. Slope categories shall be
differentiated on a separate sheet through the use of diagonal and
cross hatch lines with an appropriate key provided. Acreage of steep
slopes within each category shall be provided. If no steep slopes
are present on the tract, a note to that effect shall be placed on
the cover sheet of the plan set
|
|
( )
|
( )
|
( )
|
(32)
|
Location and limits of flood plain
|
|
( )
|
( )
|
( )
|
(33)
|
Septic testing, design and location, date. Results of perc and
soil log tests (1 per lot) with NJ licensed engineer's signature and
seal
|
|
( )
|
( )
|
( )
|
(34)
|
Location of test holes accurately designated
|
|
( )
|
( )
|
( )
|
(35)
|
Evidence of personal inspection of test holes by the Board of
Health or its designated agents
|
|
( )
|
( )
|
( )
|
(36)
|
List of municipal, county, state and/or federal approvals or
permits required
|
|
( )
|
( )
|
( )
|
(37)
|
17 copies of plans
|
|
( )
|
( )
|
( )
|
(38)
|
One copy of application signed by owner and applicant
|
|
( )
|
( )
|
( )
|
(39)
|
Resource Conservation Area Plan depicting the various resource conservation factors and existing conservation easement areas as required by Section 5-9. The plan shall include the Resource Conservation Area Maximum Tract Yield Calculation Form
|
|
( )
|
( )
|
( )
|
(40)
|
Applications that include lots that can be further subdivided
shall provide evidence that the proposed location of the dwelling(s)
and driveway(s) do not preclude the development of the lots in conformance
with the Township's Land Development Ordinance
|
|
( )
|
( )
|
( )
|
(41)
|
Four copies of a Stormwater Management Plan prepared in accordance with Article XII of the Township Land Development Ordinances, including a maintenance and repair plan for any related improvements that are to be privately maintained. Any development as defined as a Major Development under LDO 12-2.2 shall provide all checklist items outlined in LDO 12-2.9.
|
[Ord. No. 2001-865 § 8; Ord. No. 2004-949 § 2; Ord. No. 2006-1011 § 8; Ord. No. 2006-1044 § 8; Ord. No. 2015-1285 § 4; 2-22-2021 by Ord. No. 2021-1405]
Prepared by P.E. or L.S. Yes ( ) No ( )
|
NA
|
Yes
|
No
|
Item#
|
Description
| |
|---|---|---|---|---|---|
|
General information to be contained in application package
| |||||
|
( )
|
( )
|
( )
|
(1)
|
One signed original application form by the owner and applicant.
Note: all signatures must be in blue ink to insure originality.
| |
|
( )
|
( )
|
( )
|
(2)
|
Ownership disclosure statement where required by law.
| |
|
( )
|
( )
|
( )
|
(3)
|
If applicant is not owner, one copy of owner's consent with
original signature. Note: signatures must be in blue ink to insure
originality.
| |
|
( )
|
( )
|
( )
|
(4)
|
One signed original variance application form where required.
Note: all signatures must be in blue ink to insure originality.
| |
|
( )
|
( )
|
( )
|
(5)
|
Application and escrow deposit, provided by separate checks
made payable to Township of Branchburg. Applicant may include $10
fee for preparation of certified property owner's list with application
fee.
| |
|
( )
|
( )
|
( )
|
(6)
|
One copy of the soil erosion and sediment control application
that has been filed with the Somerset Union Soil Conservation District.
| |
|
( )
|
( )
|
( )
|
(7)
|
One copy of the application that has been filed with the Somerset
County Planning Board, or a letter of non-applicability from the Somerset
County Planning Board.
| |
|
( )
|
( )
|
( )
|
(8)
|
Written documentation from the Township Tax Collector that property
taxes, sewer fees and assessments are current.
| |
|
( )
|
( )
|
( )
|
(9)
|
Written confirmation from the Township Tax Assessor that proposed
block and lot numbers are acceptable.
| |
|
( )
|
( )
|
( )
|
(10)
|
Six individually bound sets of plans in standard D or E size
that have been folded to fit within an 8.5 inches by 14 inches file
folder. Note: any applications that include plans that have not been
folded correctly will be rejected out of hand and thereby deemed incomplete.
Any plans that are not bound in complete sets will also be rejected
out of hand and thereby deemed incomplete. Plan sets comprised of
more than 25 individual sheets may be bound in two separately folded
subsets. All plan sheets in plan set must be of the same size.
| |
|
( )
|
( )
|
( )
|
(11)
|
Four copies of a Stormwater Management Plan prepared in accordance with Article XII of the Township Land Development Ordinances, including a maintenance and repair plan for any related improvements that are to be privately maintained. Any development as defined as a Major Development under LDO 12-2.2 shall provide all checklist items outlined in LDO 12-2.9.
| |
|
Information to be contained on face of folded plan set
| |||||
|
( )
|
( )
|
( )
|
(12)
|
Signature block for Board Chairperson, Board Secretary and Township
Engineer.
| |
|
( )
|
( )
|
( )
|
(13)
|
Project title block which includes the following information:
| |
|
(a)
|
Applicant's name
| ||||
|
(b)
|
Street address of property that is the subject of the application
| ||||
|
(c)
|
Type of application
| ||||
|
(d)
|
Tax map block and lot number of property that is the subject
of the application
| ||||
|
Information to be contained on Cover Sheet of plan set
| |||||
|
( )
|
( )
|
( )
|
(14)
|
Name, mailing address, telephone number and signature of property
owner and of applicant. Note: original signature must be in blue ink
to insure originality. Original signature may not be present for completeness
review but must be present on plan sets that are to be endorsed by
Chairman
| |
|
( )
|
( )
|
( )
|
(15)
|
If applicant is not owner, one copy of owner's consent with
original signature. Note: signatures must be in blue ink to insure
originality. Original signature may not be present for completeness
review but must be present on plan sets that are to be endorsed by
Chairman
| |
|
( )
|
( )
|
( )
|
(16)
|
Name, mailing address, telephone number, professional license
number, professional seal and signature of professional in responsible
charge of preparation of the plans
| |
|
( )
|
( )
|
( )
|
(17)
|
Index of all sheets in plan set in order presented
| |
|
( )
|
( )
|
( )
|
(18)
|
Key map at a scale not smaller than one inch equals 2,000 feet
showing the location of the property in question with reference to
surrounding properties, rights of way, zoning districts and municipal
boundaries for a distance of 500 feet beyond the tract boundary. Key
map should also include north arrow and written and graphic scale
| |
|
( )
|
( )
|
( )
|
(19)
|
List of all sections of the Township Land Development Ordinances
for which variances are sought and descriptions of variances
| |
|
( )
|
( )
|
( )
|
(20)
|
List of all outside agency approvals required as part of project
| |
|
( )
|
( )
|
( )
|
(21)
|
Date of original preparation and date of all subsequent revisions
| |
|
( )
|
( )
|
( )
|
(22)
|
Identification of all property owners located within 200 feet
of the tract based upon the most recent records of the Township Tax
Assessor
| |
|
( )
|
( )
|
( )
|
(23)
|
List of all Township zone district bulk requirements, existing
conditions and proposed conditions upon completion of the project
| |
|
( )
|
( )
|
( )
|
(24)
|
For residential subdivisions, provide the following information
with regard to the Residential Site Improvement Standards:
| |
|
(a)
|
Certification of compliance endorsed by the professional in
responsible charge of preparation of the plans
| ||||
|
(b)
|
List of all sections of the standards the applicant is proposing
to exceed
| ||||
|
(c)
|
List of all sections of the standards for which the applicant
is seeking exceptions
| ||||
|
Information to be contained within plan set
| |||||
|
( )
|
( )
|
( )
|
(25)
|
All additional plan sheets are to include the professional title
block currently required under state law
| |
|
( )
|
( )
|
( )
|
(26)
|
All plan sheets to be numbered sequentially utilizing whole
numbers and referencing total number of drawings in plan set
| |
|
( )
|
( )
|
( )
|
(27)
|
Outbound survey used in preparation of subdivision to be included
in plan set.
| |
|
( )
|
( )
|
( )
|
(28)
|
Final plat prepared in accordance with most recent version of
the New Jersey Map Filing Law to be included in plan set
| |
|
( )
|
( )
|
( )
|
(29)
|
North arrow with reference on all sheets containing plan views
| |
|
( )
|
( )
|
( )
|
(30)
|
Numeric and graphic scale
| |
|
( )
|
( )
|
( )
|
(31)
|
Building envelope with front, rear and side yard setback lines
with typical dimensions for all newly proposed lots and all existing
lots adjacent to property that is subject of application. Delineation
and area (s.f.) of unconstrained lot area and delineation of lot circle
for all newly proposed lots
| |
|
( )
|
( )
|
( )
|
(32)
|
Location of all existing/proposed elements of circulation system
including driveways, sidewalks, rights of way, roads, traffic control
and direction signs, railroads, and all associated easements on tract
to be subdivided and within 200 feet
| |
|
( )
|
( )
|
( )
|
(33)
|
Location of all property owned or reserved by the Township,
County, State or any other not for profit organization within 200
feet of tract
| |
|
( )
|
( )
|
( )
|
(34)
|
Location of all existing/proposed elements of utility infrastructure
including sanitary sewer, water, stormwater management, telephone,
electric, gas and cable TV and all associated easements on tract to
be subdivided and within 200 feet
| |
|
( )
|
( )
|
( )
|
(35)
|
Location of all watercourses, ponds, lakes, wetlands, swamps
and other environmentally sensitive areas or significant natural terrain
features on and within 200 feet of the site
| |
|
( )
|
( )
|
( )
|
(36)
|
Location and limits of flood plain, wetlands and transition
areas for property and within 200 feet of tract
| |
|
( )
|
( )
|
( )
|
(37)
|
Topographical features of subject site, contours at two foot
intervals for property and within 200 feet of tract. Datum is to be
NAVD 1988
| |
|
( )
|
( )
|
( )
|
(38)
|
Steep slopes in the following categories: less than 15%; 15%
or more but less than 25%; and above 25%. Slope categories shall be
differentiated on a separate sheet through the use of diagonal and
cross hatch lines with an appropriate key provided. Acreage of steep
slopes within each category shall be provided. If no steep slopes
are present on the tract, a note to that effect shall be placed on
the cover sheet of the plan set
| |
|
( )
|
( )
|
( )
|
(39)
|
Grading plan showing proposed contours at two foot intervals,
spot elevations at corners of all existing/proposed structures and
dwellings and proposed first floor and garage floor elevations. Datum
is to be NAVD 1988
| |
|
( )
|
( )
|
( )
|
(40)
|
Plans and profiles of all proposed roads including existing
and proposed grade along center line, edge of pavement and right-of-way
line and existing and proposed underground utilities. All profile
drawings to be at a scale of 1 inch equals 5 feet vertical and 1 inch
equals 5 feet horizontal. Plans to be at a scale of 1 inch equals
5 feet
| |
|
( )
|
( )
|
( )
|
(41)
|
Proposed sanitary and storm sewer profiles to be drawn at a
scale of 1 inch equals 5 feet vertical and 1 inch equals 50 feet horizontal
| |
|
( )
|
( )
|
( )
|
(42)
|
Detailed plans of any off-site and off-tract improvements
| |
|
( )
|
( )
|
( )
|
(43)
|
Soil Erosion & Sediment Control Plan
| |
|
( )
|
( )
|
( )
|
(44)
|
Landscaping plan
| |
|
( )
|
( )
|
( )
|
(45)
|
Work zone safety plan and detour plans prepared in accordance
with the Manual for Uniform Traffic Control Devices for any work proposed
within existing Township rights-of-way
| |
|
( )
|
( )
|
( )
|
(46)
|
For lots that are to be serviced by individual subsurface sewage
disposal systems, provide the locations and results of all tests conducted
as part of the design/suitability investigation along with written
approval of the final design by a representative of the Township Health
Department or its designated representative
| |
|
( )
|
( )
|
( )
|
(47)
|
Phasing plan when the project is proposed to be developed in
phases
| |
|
Impact Statements to be contained in the application package
| |||||
|
( )
|
( )
|
( )
|
(48)
|
18 copies of an Environmental Impact Statement prepared in accordance with Article VI of the Township Land Development Ordinances
| |
|
( )
|
( )
|
( )
|
(49)
|
For all proposed developments generating 100 or more peak hour trips during the morning and evening as analyzed using the most recent edition of the Trip Generation Handbook of the Institute of Transportation Engineers, or if otherwise required, 18 of a Traffic Impact Statement prepared in accordance with Article VI of the Township Land Development Ordinances
| |
|
( )
|
( )
|
( )
|
(50)
|
18 copies of a Community Impact Statement prepared in accordance with Article VI of the Township Land Development Ordinances
| |
|
( )
|
( )
|
( )
|
(51)
|
Resource Conservation Area Plan depicting the various resource conservation factors and existing conservation easement areas as required by Section 5-9. The plan shall include the Resource Conservation Area Maximum Tract Yield Calculation Form
| |
|
Note: Once the applicant receives notification of completeness
from the Township Administrative Officer, they are required to immediately
furnish the Board with 18 copies of the complete plan set for distribution.
|
[Ord. No. 2001-865 § 8; Ord. No. 2015-1285 § 5; amended 2-22-2021 by Ord. No. 2021-1405]
Prepared by P.E. or L.S. Yes ( ) No ( )
|
NA
|
Yes
|
No
|
Item #
|
Description
| |
|---|---|---|---|---|---|
|
General information to be contained in application package
| |||||
|
( )
|
( )
|
( )
|
(1)
|
One signed original application form by the owner and applicant.
Note: all signatures must be in blue ink to insure originality
| |
|
( )
|
( )
|
( )
|
(2)
|
Ownership disclosure statement where required by law
| |
|
( )
|
( )
|
( )
|
(3)
|
If applicant is not owner, one copy of owner's consent with
original signature. Note: signatures must be in blue ink to insure
originality
| |
|
( )
|
( )
|
( )
|
(4)
|
One signed original variance application form where required.
Note: all signatures must be in blue ink to insure originality
| |
|
( )
|
( )
|
( )
|
(5)
|
Application and escrow deposit, provided by separate checks
made payable to Township of Branchburg. Applicant may include $10
fee for preparation of certified property owner's list with application
fee
| |
|
( )
|
( )
|
( )
|
(6)
|
One copy of the soil erosion and sediment control application
that has been filed with the Somerset Union Soil Conservation District
| |
|
( )
|
( )
|
( )
|
(7)
|
One copy of the application that has been filed with the Somerset
County Planning Board, or a letter of non-applicability from the Somerset
County Planning Board
| |
|
( )
|
( )
|
( )
|
(8)
|
Written documentation from the Township Tax Collector that property
taxes, sewer fees and assessments are current
| |
|
( )
|
( )
|
( )
|
(9)
|
Written confirmation from the Township Tax Assessor that proposed
block and lot numbers are acceptable
| |
|
( )
|
( )
|
( )
|
(10)
|
Six individually bound sets of plans in standard D or E size
that have been folded to fit within an 8.5 inches by 14 inches file
folder. Note: any applications that include plans that have not been
folded correctly will be rejected out of hand and thereby deemed incomplete.
Any plans that are not bound in complete sets will also be rejected
out of hand and thereby deemed incomplete. Plan sets comprised of
more than 25 individual sheets may be bound in two separately folded
subsets. All plan sheets in plan set must be of the same size
| |
|
( )
|
( )
|
( )
|
(11)
|
Four copies of a Stormwater Management Plan prepared in accordance with Article XII of the Township Land Development Ordinances, including a maintenance and repair plan for any related improvements that are to be privately maintained. Any development as defined as a Major Development under LDO 12-2.2 shall provide all checklist items outlined in LDO 12-2.9.
| |
|
( )
|
( )
|
( )
|
(12)
|
One construction cost estimate of all municipal improvements
associated with the project
| |
|
Information to be contained on face of folded plan set
| |||||
|
( )
|
( )
|
( )
|
(13)
|
Signature block for Board Chairperson, Board Secretary and Township
Engineer
| |
|
( )
|
( )
|
( )
|
(14)
|
Project title block which includes the following information:
| |
|
a.
|
Applicant's name
| ||||
|
b.
|
Street address of property that is the subject of the application
| ||||
|
c.
|
Type of application
| ||||
|
d.
|
Tax map block and lot number of property that is the subject
of the application
| ||||
|
Information to be contained on Cover Sheet of plan set
| |||||
|
( )
|
( )
|
( )
|
(15)
|
Name, mailing address, telephone number and signature of property
owner and of applicant. Note: original signature may be in blue ink
to insure originality. Original signature must not be present for
completeness review but must be present on plan sets that are to be
endorsed by Chairman
| |
|
( )
|
( )
|
( )
|
(16)
|
If applicant is not owner, one copy of owners consent with original
signature. Note: signatures must be in blue ink to insure originality.
Original signature may not be present for completeness review but
must be present on plan sets that are to be endorsed by Chairman
| |
|
( )
|
( )
|
( )
|
(17)
|
Name, mailing address, telephone number, professional license
number, professional seal and signature of professional in responsible
charge of preparation of the plans
| |
|
( )
|
( )
|
( )
|
(18)
|
Index of all sheets in plan set in order presented
| |
|
( )
|
( )
|
( )
|
(19)
|
Key map at a scale not smaller than one inch equals 2,000 feet
showing the location of the property in question with reference to
surrounding properties, rights of way, zoning districts and municipal
boundaries for a distance of 500 feet beyond the tract boundary. Key
map should also include north arrow and written and graphic scale
| |
|
( )
|
( )
|
( )
|
(20)
|
List of all sections of the Township Land Development Ordinances
for which variances are sought and descriptions of variances
| |
|
( )
|
( )
|
( )
|
(21)
|
List of all outside agency approvals required as part of project
| |
|
( )
|
( )
|
( )
|
(22)
|
Date of original preparation and date of all subsequent revisions
| |
|
( )
|
( )
|
( )
|
(23)
|
Identification of all property owners within 200 feet of the
tract based upon the most recent records of the Township Tax Assessor
| |
|
( )
|
( )
|
( )
|
(24)
|
List of all Township zone district bulk requirements, existing
conditions and proposed conditions upon completion of the project
| |
|
( )
|
( )
|
( )
|
(25)
|
For all residential subdivisions, provide the following information
with regard to the Residential Site Improvement Standards:
| |
|
a.
|
Certification of compliance endorsed by the professional in
responsible charge of preparation of the plans
| ||||
|
b.
|
List of all sections of the standards the applicant is proposing
to exceed
| ||||
|
c.
|
List of all sections of the standards for which the applicant
is seeking exceptions
| ||||
|
Information to be contained within plan set
| |||||
|
( )
|
( )
|
( )
|
(26)
|
All additional plan sheets are to include the professional title
block currently required under state law.
| |
|
( )
|
( )
|
( )
|
(27)
|
All plan sheets to be numbered sequentially utilizing whole
numbers and referencing total number of drawings in plan set.
| |
|
( )
|
( )
|
( )
|
(28)
|
Outbound survey used in preparation of subdivision to be included
in plan set.
| |
|
( )
|
( )
|
( )
|
(29)
|
Final plat prepared in accordance with most recent version of
the New Jersey Map Filing Law to be included in plan set
| |
|
( )
|
( )
|
( )
|
(30)
|
North arrow with reference on all sheets containing plan views
| |
|
( )
|
( )
|
( )
|
(31)
|
Numeric and graphic scale
| |
|
( )
|
( )
|
( )
|
(32)
|
Building envelope with front, rear and side yard setback lines
with typical dimensions for newly proposed and all existing lots adjacent
to property that is subject of application
| |
|
( )
|
( )
|
( )
|
(33)
|
Location of all existing/proposed elements of circulation system
including driveways, sidewalks, rights-of-way, roads, traffic control
and direction signs and railroads and associated easements on tract
to be subdivided and within 200 feet
| |
|
( )
|
( )
|
( )
|
(34)
|
Location of all property owned or reserved by the Township,
County, State or any other not for profit organization within 200
feet of tract
| |
|
( )
|
( )
|
( )
|
(35)
|
Location of all existing/proposed elements of utility infrastructure
including sanitary sewer, water, stormwater management, telephone,
electric, gas and cable TV and all associated easements on tract to
be subdivided and within 200 feet
| |
|
( )
|
( )
|
( )
|
(36)
|
Location of all watercourses, ponds, lakes, wetlands, swamps
and other environmentally sensitive areas or significant natural terrain
features on and within 200 feet of the site.
| |
|
( )
|
( )
|
( )
|
(37)
|
Location and limits of flood plain, wetlands and transition
areas for property and within 200 feet of tract
| |
|
( )
|
( )
|
( )
|
(38)
|
Topographical features of subject site, contours at two foot
intervals for property and within 200 feet of tract. Datum is to be
NAVD 1988
| |
|
( )
|
( )
|
( )
|
(39)
|
Steep slopes in the following categories: less than 15%; 15%
or more but less than 25%; and above 25%. Slope categories shall be
differentiated on a separate sheet through the use of diagonal and
cross hatch lines with an appropriate key provided. Acreage of steep
slopes within each category shall be provided. If no steep slopes
are present on the tract, a note to that effect shall be placed on
the cover sheet of the plan set
| |
|
( )
|
( )
|
( )
|
(40)
|
Grading plan showing proposed contours at two foot intervals,
spot elevations at corners of all existing/proposed structures and
dwellings and proposed first floor and garage floor elevations. Datum
is to be NAVD 1988
| |
|
( )
|
( )
|
( )
|
(41)
|
Plans and profiles of all proposed roads including existing
and proposed grade along center line, edge of pavement and right of
way line and existing and proposed underground utilities. All profile
drawings to be at a scale of one inch equals 5 feet vertical and one
inch equals 50 feet horizontal. Plans to be at a scale of one inch
equals 50 feet
| |
|
( )
|
( )
|
( )
|
(42)
|
Proposed sanitary and storm sewer profiles to be drawn at a
scale of one inch equals 5 feet vertical and one inch equals 50 feet
horizontal
| |
|
( )
|
( )
|
( )
|
(43)
|
Detailed plans of any off-site and off-tract improvements
| |
|
( )
|
( )
|
( )
|
(44)
|
Soil Erosion & Sediment Control Plan
| |
|
( )
|
( )
|
( )
|
(45)
|
Landscaping plan
| |
|
( )
|
( )
|
( )
|
(46)
|
Work zone safety plan and detour plans prepared in accordance
with the Manual for Uniform Traffic Control Devices for any work proposed
within existing Township rights-of-way.
| |
|
( )
|
( )
|
( )
|
(47)
|
For lots that are to be serviced by individual subsurface sewage
disposal systems, provide the locations and results of all tests conducted
as part of the design/suitability investigation along with written
approval of the final design by a representative of the Township Health
Department or its designated representative
| |
|
( )
|
( )
|
( )
|
(48)
|
Phasing plan when the project is proposed to be developed in
phases
| |
|
Note: Once the applicant receives notification of completeness
from the Township Administrative Officer, they are required to immediately
furnish the Board with 18 copies of the complete plan set for distribution.
|
