[Ord. No. 642; readopted
by Ord. No. 2020-1235]
This Article is to provide the procedures required for subdivision
and site plan-review. In addition to the preliminary and final review
procedures outlined in the Municipal Land Use Law, this Article provides
for sketch plan review and the opportunity, in major subdivision and
site plan situations, for the developer to have an informal discussion
prior to submission of a formal application and prior to the incurring
of substantial expenses.
Site plan approval shall be for the general purpose of enhancing
the neighborhood; providing adequate access to off-street parking
and loading facilities for employees, visitors and residents; providing
buffering techniques for safety and/or aesthetic purposes; preventing
uses which violate applicable state and federal safety and environmental
regulations; preserving floodways and flood hazard areas; and requiring
that all raw materials, fuel, goods in process, finished goods, machinery
and equipment shall be housed and/or screened from residential areas.
a.
As provided in the Municipal Land Use Law, as amended, the following
shall not be considered subdivisions within the meaning of said Law
or this ordinance, if no new streets are created:
1.
Divisions of land found by the Planning Board or Subdivision Committee
thereof appointed by the chairman to be for agricultural purposes
where all resulting parcels are five acres or larger in size,
2.
Divisions of property by testamentary or intestate provisions,
3.
Divisions of property upon court order, including but not limited
to judgments or foreclosure,
4.
Consolidation of existing lots by deed or other recorded instrument,
and
5.
The conveyance of one or more adjoining lots, tracts or parcels of land, owned by the same person or persons and all of which are found and certified by the administrative officer to conform to the requirements of the municipal development regulations (this Ordinance and Chapter 31, the Zoning Ordinance, of the Borough of Manville), and are shown and designated as separate lots, tracts or parcels on the tax map of the Borough of Manville.
The agricultural exemption in paragraph a.1 above shall apply
only following submission of documentation to the Planning Board demonstrating
compliance with the intent of the law, and until affirmative action
of the Planning Board making such determination, no person shall transfer,
sell or agree to transfer or sell, as owner or agent, any land which
forms part of a proposed subdivision.
a.
Exemptions.
An application for a building permit to construct, alter or repair a one or two dwelling-unit building, to be used exclusively for residential purposes, and located in a Residential District as delineated in Chapter 31, Zoning Ordinance, shall not require site plan review or approval. All other applications for land utilization shall require site plan review. (See Chapter 31, Zoning Ordinance, subsection 31-1203.2).
b.
Minor Site Plans.
A 'minor site plan' means a development plan of one or more
lots which:
1.
Requires less than 10 total parking spaces (existing and proposed), as required by Chapter 31, Zoning Ordinance, and contains less than 2,000 new or additional square feet of floor area, and has not more than 25% lot coverage including proposed and existing conditions; and
2.
Does not involve a planned development, any new street or extension
of any off-tract improvement which is to be prorated pursuant to section
30 of the Municipal Land Use Law (40:55D-42); and
3.
Contains the information reasonably required in order to make an
informed determination as to whether the requirements established
by this Ordinance for approval of a minor site plan have been met.
If the Planning Board or Site Plan Subcommittee of the Planning
Board find that an application conforms to the definition of 'minor
site plan,' and if there is no other reason for notice and public
hearing (such as an accompanying application for variance or conditional
use), such notice and public hearing may be waived and minor site
plan approval shall be deemed to be final approval of the site plan
by the Board; provided that the Planning Board, or said subcommittee
may condition such approval on terms ensuring the provision of improvements
pursuant to sections 29, 29.1, 29.3 and 41 of the Municipal Law Use
Law (40:55D-38, 40:55D-39, 40:55D-41 and 40:55D-53).
Minor site plan approval shall be granted or denied within 45
days of the date of submission of a complete application to the Administrative
Officer, or within such further time as may be consented to by the
applicant. Failure of the Planning Board to act within the period
prescribed shall constitute minor site plan approval.
Whenever review or approval of the application by the County
Planning Board is required by section 8 of P.L. 1968, c. 285 (40:27-6.6),
the Planning Board shall condition any approval that it grants upon
timely receipt of a favorable report on the application by the County
Planning Board or approval by the County Planning Board by its failure
to report thereon within the required time period.
The zoning requirements and general terms and conditions, whether
conditional or otherwise, upon which minor site plan approval was
granted, shall not be changed for a period of two years after the
date of minor site plan approval.
The Approving Authority shall have the power to review and approve
or deny conditional uses or site plans simultaneously with a review
for subdivision approval without the developer being required to make
further applications, or the Approving Authority being required to
hold further hearings. The longest time period for action by the Approving
Authority, whether it be for subdivision, conditional use or site
plan approval, shall apply. Whenever approval of a conditional use
is requested by the developer in conjunction with a site plan or subdivision,
notice of the hearing on the plat shall include reference to the request
for such conditional use.
a.
At the request of the developer, the planning board shall grant an
informal review of a concept plan for a development for which the
developer intends to prepare and submit an application for development.
The amount of any fees for such an informal review shall be a credit
toward fees for review of the application for development. The developer
shall not be bound by any concept plan for which review is requested,
and the planning board shall not be bound by any such review.
b.
An informal submission of a site plan shall include sufficient basic
data to enable the Approving Authority and the applicant to comment
upon design concepts such as building location, ingress and egress,
parking, major natural features that will have to be recognized or
may influence certain design criteria, and the applicant's basic intent
for water, sewerage and storm drainage facilities. Informal submissions
are sketches to scale of possible plan(s) for the development of an
area. They are not binding on the Borough or upon the developer and
do not necessitate accurate engineered drawings. As part of application,
the applicant shall submit two electronic copies of application package
and exhibits submitted at hearing in PDF format submitted on DISC
or USB drive for the Boards records.
Whether or not an informal discussion has been held on an application
for development (subdivision and/or site plan review) a sketch plat
is required to record in the public record the plan's classification
and, in the case of a minor site plan or minor subdivision, to take
final action on the application.
The developer shall file with the Administrative Officer at
least two weeks prior to the meeting of the Approving Authority, 10
black on white or blueprint copies of the sketch plat, four completed
copies of the application for, five copies of covenants, deed restrictions
and easements, three copies of deeds for any lands offered to the
Borough, the applicable fee, and such other data as the Approving
Authority may require. As part of application, the applicant shall
submit two electronic copies of application package and exhibits submitted
at hearing in PDF format submitted on DISC or USB drive for the Boards
records.
a.
The Approving Authority shall review the submission for its completeness and take action on accepting no later than its first regular meeting following the two-week review period. If incomplete, the material shall be returned to the developer for a resubmission at least two weeks prior to a subsequent meeting. If complete, the Approving Authority shall classify the application as a minor or major development and shall approve, approve with conditions or deny the application within 45 days of the date of submission to the Administrative Officer or such further time as may be consented to by the applicant. The decision shall be in writing and shall be sent to the applicant and the newspaper as required in subsection 30-203.5 and 30-203.6.
b.
Before any approved sketch plat of a major subdivision or site plan
or any approved final plat of a minor subdivision or site plan is
returned to the developer, the Administrative officer shall have sufficient
signed copies of the plat (and deed if a deed is also prepared) to
forward a copy to each of the following, retaining one copy for the
Approving Authority's file:
c.
Approval of a minor subdivision shall expire 190 days from the date
of Borough approval unless within such period a plat in conformity
with such approval, including any conditions imposed by the Approving
Authority, and in conformity with the provisions of the "Map Filing
Law,"[1] P.O. 1960 C 141, or a deed clearly describing the approved
minor subdivision is filed by the developer with the County Recording
Officer, the Borough Engineer and the Borough Tax Assessor. Any such
plat or deed accepted for such filing shall have been signed by the
chairman and secretary of the Approving Authority (or the vice chairman
or assistant secretary in their absence, respectively). In reviewing
the application for development for a proposed minor subdivision the
Approving Authority may accept a plat not in conformity with the "Map
Filing Act," P.L. 1960, C. 141, 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 said act.
In accordance with N.J.S.A. 40:55D-54, the County Recording
Officer shall notify the Approving Authority of the filing of any
plat within seven days of the filing.
The zoning requirements and general terms and conditions, whether
conditional or otherwise, upon which minor subdivision approval was
granted, shall not be changed for a period of two years after the
date of minor subdivision approval; provided that the approved minor
subdivision shall have been duly recorded.
[1]
Editor's Note: Map Filing Law, see now N.J.S.A. 46:26A-1 et
seq.
d.
When the Approving Authority determines that any proposed development
may create, either directly or indirectly, an adverse effect on either
the remainder of the property being developed or nearby property,
the Approving Authority may require the developer to revise the plat.
Where the remaining portion of the original tract is of sufficient
size to be developed or subdivided further, the developer may be required
to submit a sketch plat of the entire remaining portion of the tract
to indicate a feasible plan whereby the design of the proposed development
together with subsequent subdivisions or development will not create,
impose, aggravate, or lead to any such adverse effect(s).
e.
If classified as a major development and either approved or approved
with conditions as a major development, a notation to that effect
including the date of the Approving Authority's action shall be made
on all copies of the plat and shall be signed by the chairman and
secretary of the Approving Authority (or vice chairman or assistant
secretary in their absence, respectively), expect that the minor plats
shall not be signed until all conditions are incorporated on the plat.
All conditions on minor developments shall be complied with within
90 days of the meeting at which conditional approval was granted,
otherwise the conditional approval shall lapse. If classified as a
major development, sketch plat modification is not required. Any conditions
shall be incorporated on the preliminary plat.
Preliminary plats are required for all major site plans and
major subdivisions.
Any developer shall submit to the Administrative Officer at
least two weeks prior to the meeting of the Approving Authority 10
black on white or blueprint copies of the preliminary plat, four completed
copies of the application form for preliminary approval; five copies
of any protective covenants, deed restrictions and easements, applying
to the land being developed; four copies of the drainage calculations,
Environmental Impact Statement as required in Article 5, and Soil
Erosion and Sediment Control data as required in Article 4 of this
Ordinance; the application fee, and such other data as may be required
by the Approving Authority. As part of application, the applicant
shall submit two electronic copies of application package and exhibits
submitted at hearing in PDF format submitted on DISC or USB drive
for the Boards records.
a.
The submission for preliminary approval of a major subdivision shall
be examined by the Administrative Officer and a determination made
as to whether the same constitutes a 'complete application' as defined
in the Municipal Land Use Law as amended. If the application is found
to be incomplete, the developer shall be notified in writing of the
deficiencies therein by the Board or the Board's designee for the
determination of completeness within 45 days of submission of such
application or it shall be deemed to be properly submitted. If determined
to be a 'complete application' a public hearing date shall be set
and notice given as required by this Ordinance in Article 10.
b.
Upon submission of a plat and before approval of a plat, the Administrative
Officer shall submit one copy of the plat and supporting data to the
County Planning Board, Borough Engineer, Environmental Commission,
and any other agency or person as directed by the Approving Authority
for their review and action. Each shall have 30 days from receipt
of the plat to report to the Approving Authority. In the event of
disapproval, such report shall state the reasons therefor. If any
agency, or person fails to report to the Approving Authority within
the 30 day period, said plat shall be deemed to have been approved
by them. Upon mutual agreement between the County Planning Board and
the Approving Authority, with approval of the applicant, the 30 day
period for a County Planning Board report may be extended for an additional
30 days and any extension shall so extend the time within which the
Approving Authority is required to act.
c.
If the submission is accepted as a subdivision, the Approving Authority
shall grant or deny preliminary approval of a subdivision of two or
fewer lots within forty-five days (45) days of the date of such submission
or within such further time as may be consented to by the developer.
Upon the submission of a complete application for a subdivision of
more than two lots, the Approving Authority shall grant or deny preliminary
approval within 95 days of the date of such submission or within such
further time as may be consented to by the developer. Otherwise, the
Approving Authority shall be deemed to have granted preliminary approval
to the subdivision.
d.
The submission for preliminary approval of a site plan shall be examined
by the Administrative Officer and a determination made as to whether
the same constitutes a 'complete application' as defined in the Municipal
Land Use Law as amended. If the application is found to be incomplete,
the developer shall be notified in writing of the deficiencies therein
by the Administrative Officer within 45 days of the submission of
such application or it shall be deemed to be properly submitted.
Upon the submission to the Administrative Officer of a complete
application for a site plan which involves 10 acres of land or less,
and 10 dwelling units or less, the Planning board shall grant or deny
preliminary approval within 45 days of the date of such submission
or within such further time as may be consented to by the developer.
Upon the submission of a complete application for a site plan which
involves more than 10 acres, or more than 10 dwelling units, the Planning
Board shall grant or deny preliminary approval within 95 days of the
date of such submission or within such further time as may be consented
to by the developer. Otherwise, the Planning Board shall be deemed
to have granted preliminary approval of the site plan.
1.
A site plan for 10 acres of land or less: within 45 days of the date
of submission.
2.
A site plan of more than 10 acres: within 95 days of the date of
submission.
Before any action is taken on any preliminary site plan containing
more than 10 acres or for a site plan containing a flood hazard area,
the Approving Authority shall conduct a public hearing as established
in this Ordinance. Action may be taken on a preliminary site plan
for 10 acres of land or less without a public hearing unless, in the
opinion of the Approving Authority, the proposed use, proposed intensity
of development, location of the tract, traffic conditions, or environmental
concerns for a property of 10 acres or less are of sufficient concern
that the Approving Authority desires to receive the public's comments.
Where a public hearing is scheduled for a site plan, no action shall
be taken until completion of the public hearing and the scheduling
and notifications for the hearing shall be in accordance with this
ordinance.
e.
If the Approving Authority required any substantial amendment in
the layout of improvements in either a site plan or subdivision as
proposed by the developer and that plan had been the subject of a
hearing, an amended application for development shall be submitted
and proceed upon, as in the case of the original application for development.
The Approving Authority shall, if the proposed development complies
with this ordinance, grant preliminary approval.
f.
The Approving Authority may approve, disapprove, or approve with
conditions the application, including action on the Environmental
impact Statement in Article 5. Such action shall not take place until
after any required public hearing has been conducted. The decision
shall be in writing and shall be sent to the applicant and the newspaper
as required by subsection 30-203.b. If the Approving Authority grants
preliminary approval, its chairman and secretary (or vice chairman
or assistant secretary in their absence, respectively) and Borough
Engineer shall sign each page of the plat indicating the approval.
If the plat is conditionally approved, it shall not be signed until
all conditions are complied with. If all conditions are not complied
with within 180 days from the date of the meeting at which a plat
was conditionally approved, the conditional approval shall lapse.
g.
Effect of Preliminary Approval.
Preliminary approval shall, except as provided in paragraph
3 below, confer upon the applicant the following rights for a three
year period from the date of the preliminary approval.
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 size, yard dimensions and off-tract improvements; any requirements
peculiar to site plan approval; except that nothing herein shall be
construed to prevent the Borough from modifying by ordinance such
general terms and conditions of preliminary approval as related to
public health and safety; and
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 plat; and
3.
That the applicant may apply for and the Approving Authority may
grant extensions on such preliminary approval for additional periods
of at least one year but not to exceed a total extension of two years,
provided that if the design standards have been revised by ordinance,
such revised standards may govern.
a.
The developer shall file with the Administrative Officer at least
two weeks prior to the meeting of the Approving Authority one mylar,
two cloth and 10 black on white or blueprint prints of the plat and
four completed copies of the application form for the final approval,
the performance guarantee including off-tract improvements, if any,
any maintenance guarantees, two electronic copies of application package
and exhibits submitted at hearing in PDF format submitted on DISC
or USB drive for the Boards records and the applicable fee.
b.
Letters directed to the Chairman of the Approving Authority and signed
by a responsible officer of the water company, and gas, telephone
and electric utility that has jurisdiction in the area, approving
each proposed utility installation design and stating who will construct
the facility.
c.
Developer shall file proof that all taxes are paid to date on the property. (See subsection 30-203.7)
d.
The final plat shall be accompanied by a statement by the Borough
Engineer that he is in receipt of a map showing all utilities and
other improvements (both in the development and off-tract improvements)
In exact location and elevation, that he has examined the drainage,
erosion, storm water control, and excavation plans and found that
the interests of the Borough and of nearby properties are fully protected,
and identifying those portions of any improvements already installed
and that the developer has either:
1.
Installed all improvements in accordance with the requirements of
this ordinance and the preliminary plat approval with a maintenance
guarantee accompanying the final plat; or
2.
Posted a performance guarantee in accordance with this ordinance
and the preliminary plat approval for all partially completed improvements
or improvements not yet initiated.
a.
The Approving Authority shall grant final approval if the detailed
drawings, specifications, and estimates of the application for final
approval conform to the standards established by ordinance for final
approval, the conditions of preliminary approval, and in the case
of a major subdivision, the standards prescribed by the "Map Filing
Law," 48:23-9.9 at seq.; provided that in the case of a planned development,
the Approving Authority may permit minimal deviations from the conditions
beyond the control of the developer since the date of preliminary
approval without the developer being required to submit another application
for development for preliminary approval.
b.
Final approval shall be granted or denied within 45 days after submission
of a complete application to the Administrative Officer, or within
such further time as may be consented to by the applicant. An approved
final plat shall be signed by the chairman and secretary of the Approving
Authority (or vice chairman or assistant secretary in their absence,
respectively). Failure of the Approving Authority to act within the
period prescribed shall constitute final approval and a certificate
of the Administrative Officer as to the failure of the Approving Authority
to act shall be sufficient in lieu of the written endorsement or other
evidence of approval, herein required, and shall be so accepted by
the County Recording Officer for purposes of filing subdivision plats.
c.
Whenever review or approval of the application by the County Planning
Board is required by 40:27-6.3 or 40:27-6.6, or other statute, the
Borough Approving Authority shall condition any approval that it grants
upon timely receipt of a favorable report on the application by the
County Planning Board or approval by the County Planning Board by
its failure to report thereon within the required time period.
d.
The zoning requirements applicable to the preliminary approval first
granted and all other rights conferred upon the developer pursuant
to the Municipal Land Use Law, whether conditionally or otherwise,
shall not be changed for a period of two years after the date of final
approval. If the developer has followed the standards prescribed for
final approval, the Approving Authority may extend such period of
protection for extensions of one year, but not to exceed three extensions.
Upon granting of final approval, the rights conferred upon the applicant
by the granting of preliminary approval shall be terminated upon final
approval.
e.
Upon final approval, the applicant shall provide:
1.
Three sets of final plans and one signed linen and one mylar of the
final plan to the Borough Engineer.
2.
One mylar and opaque linen copies to the County Clerk per law.
3.
One linen to the Borough Clerk.
4.
One signed paper print to the Planning Board, Construction Official,
Tax Assessor, County Planning Board and such other borough, county
or state officials or other individuals as directed by the Board.
5.
One set of final plans to the Approval Authority.
6.
Two electronic copies of application package and exhibits submitted
at hearing in PDF format submitted on DISC or USB drive for the Boards
records.
f.
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 Authority 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. No subdivision plat shall be accepted
for filing by the County Recording Officer until it has been approved
by the Approving Authority as indicated on the instrument by the signature
of the Chairman and Secretary of the Approving Authority or a certificate
has been issued as to the failure of the Approving Authority to act
within the required guarantees. If the County Recording Officer records
any plat without such approval, such recording shall be deemed null
and void, and upon request of the Borough, the plat shall be expunged
from the official records. It shall be the duty of the County Recording
Officer to notify the Approving Authority in writing within seven
days of the filing of the plat, identifying such instrument by its
title, date of filing and official number.
No development application shall be accepted unless submitted in plat form and no plat shall be accepted for consideration unless it conforms to the following requirements as to form, content and accompanying information, and complies with the provisions of N.J.S.A. 46:26A-1 et seq.) (Map Filing) Law, and Section 30-107 of this Ordinance.
A sketch plat shall be clearly and legibly drawn at an accurate
scale.
a.
Plat Scale — An accurate scale of not less than one inch equals
100 feet in order to include the entire tract on one sheet and shall
be based on a certified boundary survey.
b.
Sheet Size — Plats shall be presented on sheet(s) of one of
the following dimensions: thirty by forty-two (30 × 42) inches,
twenty-four by thirty-six (24 × 36) inches, eighteen by twenty-four
(18 × 24) inches, fifteen by twenty-one (15 × 21) inches,
twelve by eighteen (12 × 18) inches, nine by twelve (9 ×
12) inches or eight and one-half by thirteen (8-1/2 × 13) inches.
c.
Key Map Content — The plat shall be designed in compliance
with the provisions of Article 7 and shall include a key map with
North arrow showing the entire subdivision and its relation to surrounding
areas at a scale of not less than one inch equals 1,000 feet.
d.
Plat Measurement Requirements — The boundary and acreage of
the original tract measured to the nearest 0.01 of an acre; the number,
acreage and configuration of all lots being created; the area of each
lot correct to 0.1 of an acre; all existing and proposed lot lines
correct to one foot. If the plat is to be submitted for approval as
a minor subdivision, existing lot lines as well as proposed lot lines
shall be accurately shown by precise metes and bounds, distances to
nearest 0.01 ft.
e.
Plat Features — Plat shall include all existing buildings and
structures and their use(s), with the shortest distance from existing
building(s) to any proposed or existing lot line, and wooded areas,
rock outcrops, rights-of-way and streets within the limits of the
tract(s) being subdivided and within 200 feet thereof.
f.
Drainage and Waterway Information — Plat shall include streams,
lakes, drainage rights-of-way and streets within the limits of the
tract(s) being subdivided and within 200 feet thereof, including the
location width and direction of flow of all streams, brooks, drainage
structures and drainage rights-of-way.
g.
Drainage and Waterway Information — Plat shall include streams,
lakes, drainage rights-of-way and streets within the limits of the
tract(s) being subdivided and within 200 feet thereof, including the
location width and direction of flow of all streams, brooks, drainage
structures and drainage rights-of-way.
h.
Demolition/Relocation Information — Any existing features to
be removed or relocated shall be indicated.
i.
Environmental Regulated Areas — Plat shall include location
of wetlands and swamps or regulated environmental. The plat shall
indicate if areas have been verified or if noted delineation has been
approved by NJDEP or other regulatory agency.
j.
Flood Hazard Information — Plat shall include Flood Hazard
Area and flood hazard classification and elevation within the tract
and reference data source. The plat shall indicate if areas have been
verified or if noted delineation has been approved by NJDEP/FEMA or
other regulatory agency.
k.
Plat Contours — Plat shall include contours inside the tract
and within 50 feet of its boundaries, at sufficient intervals to determine
the general surface drainage.
l.
Right of Ways and Easements — The existing and proposed rights-of-way
with dimensions of all easement, sight triangle and all streets within
the premises and within 200 feet thereof and the purpose of any easement.
m.
Sight Triangle — The existing and proposed rights-of-way with
dimensions of all easement, sight triangle and all streets within
the premises and within 200 feet thereof, together with existing driveway,
street names and the purpose of any easement. The type of street surface
material and existing utilities within 200 feet of the tract shall
be shown, including at least one street intersection using the fore-shortened
tie distance when same is remote from the property in question.
n.
Street Information — Plat shall depict all streets within the
premises and within 200 feet thereof, together with existing driveway,
street names and the purpose of any easement. The type of street surface
material within 200 feet of the tract shall be shown, including at
least one street intersection using the fore-shortened tie distance
when same is remote from the property in question.
o.
Utility Information — Plat shall contain all existing utility
information within the premises and within 200 feet thereof.
p.
Property Record Information — The Tax Map sheet, block and
lot number for the tract and all adjacent lots;
q.
Owner's Information — The plat shall contain the name, address,
phone number and signature of the owner.
r.
Applicant Information — The plat shall contain the name, address,
phone number and signature of the applicant.
s.
Adjoining property — Plat shall include all adjoining property
owners as disclosed by the most recent Borough tax records certified
by Borough designated official;
t.
Zoning Information — The map shall indicate zone information
and indicate zone district lines If the property lies in more than
one zoning district
u.
Plat Preparer Information — The plat shall include the name,
address, phone number and signature of the plat preparer.
v.
Plat Content — Plat shall include date, title, graphic scale,
North arrow and space for the subdivision application number
The following standards and content are required for preliminary
plat submission/applications:
a.
Plat Classification Title - The plat shall be titled to indicate
preliminary plat classification.
b.
Plat Prepared by Professional - The plat shall be clearly and legibly
drawn by a licensed New Jersey engineer and/or land surveyor.
c.
Certified Survey - shall be based on a certified boundary survey
by a licensed New Jersey land surveyor.
d.
Plat Scale - The plat shall be drawn at a scale of not less than
one inch equals 50 feet.
e.
Key Map - The plat shall include a key map with North arrow showing
the entire subdivision and its relation to surrounding areas at a
scale of not less than one inch equals 1,000 feet.
f.
Sheet Size - Plats shall be presented on sheets of one of the following
dimensions: 30" × 42", 24" × 38", 18" × 24", 15"
× 21", 9" × 12", 12" × 18" or 8-1/2 × 13".
g.
Plat Sheet Layout - If more than one sheet is required to show the
entire subdivision, a separate composite map shall be drawn showing
the entire subdivision and the sheets on which the various sections
are shown, and each detail sheet shall include a key map showing its
relation to the whole tract. The plat shall consist of as many separate
maps as are necessary to properly evaluate the site and the proposed
work.
h.
Article 7 Compliance - The plat shall be designed in compliance with
the provisions of Article 7.
i.
Plat Title Information - A title containing the name of the subdivision;
the name of the Borough, County and State; Tax Map sheet, block and
lot number, date of preparation and most recent revision
j.
Plat North Arrow — Plats shall contain a North arrow.
k.
Plat Scales — Plat shall contain written and graphic scales.
l.
Owner Information — Plat shall contain the name(s), addresses,
phone numbers and signatures of the owner.
m.
Subdivider Information — Plat shall contain the name(s), addresses,
phone numbers and signatures of the subdivider.
n.
Preparers Information — Plat shall contain the name(s), addresses,
phone numbers and signatures of the person who prepared the plat.
The preparer shall include their professional seal.
o.
200' Property Owners List — Plat shall contain the names of
all property owners within 200 feet of the extreme limits of the subdivision.
p.
Application Number — Plat shall contain space for the subdivision
application number.
q.
Plat Measurement Requirements - The boundary and acreage of the original
tract measured to the nearest one-hundredth (0|01) of an acre; the
number, acreage and configuration of all lots being created; the area
of each lot correct to one-tenth (0|1) of an acre; all existing and
proposed lot lines correct to 0.01 feet.
r.
Contour Data - A map showing existing and proposed elevations and
contour lines over the entire area of the proposed subdivision, together
with watercourses and an indication of the final disposal of the surface
waters.
s.
Contour Format - All elevations shall be related to two permanent
bench marks identified on the plan. Contours shall be shown at not
more than two-foot intervals for areas with less than a ten-percent
slopes, five-foot intervals for areas with ten or twenty percent slopes,
and ten or twenty-foot intervals for areas with slopes in excess of
20%. For tracts containing slopes in more than one category, the subdivider
shall show contour lines at the most restrictive interval throughout
the tract unless specifically waived by the Approving Authority in
lieu of some other satisfactory contour interval and topographic data
to meet the objectives of this Ordinance. Such topographic data shall
be shown within 200' of the tract boundaries.
t.
Existing Plat Detail - The locations and dimensions of railroad rights-of-way,
bridges and natural features, such as soil types, wooded area, lakes,
rock outcroppings and views within the subdivision.
u.
Existing Tree Location — Plat shall include the locations of
existing individual trees outside wooded areas having a minimum caliper
of six inches.
v.
Proposed Tree Location — The proposed location of shade trees
to be provided by the subdivider shall also be shown.
w.
Soil Data — Plat shall include Soil types shown and shall be
based on United States Soil Conservation categories.
x.
Watercourse Information - All existing and proposed watercourses,
including lakes, ponds and marsh areas, accompanied by the following
information or data:
1.
When a running stream with a drainage area of 1/2 square mile or
greater is proposed for alteration, improvement, or relocation, or
when a structure or fill is proposed over, under, in or along such
a running stream, evidence of approval, required alterations, lack
of jurisdiction or denial of the improvement by the New Jersey Department
of Environmental Protection or such agency having jurisdiction shall
accompany the application.
2.
Profiles and cross sections at fifty-foot intervals of watercourses,
at an appropriate scale, showing the extent of the flood fringe area,
top of bank, normal water level and bottom elevations of all watercourses
on or within 500 feet of the subdivision.
3.
When ditches, streams, brooks or watercourses are to be altered,
improved or relocated, the method of stabilizing slopes and the measures
to control erosion and siltation during construction, as well as typical
ditch sections and profiles, shall be shown on the plan or accompany
it.
4.
The total upstream acreage in the drainage basin of any watercourse
running through or adjacent to a subdivision including the distance
and average slope upstream to the basin ridge line.
5.
The total acreage in the drainage basin to the nearest downstream
drainage structure and the acreage of that portion of the subdivision
which drains to the structure, including the distance and average
slope downstream to the structure.
6.
The location and extent of drainage and conservation easement and
floodway and flood hazard area limits.
7.
The location, extent and water levels elevation of all existing or
proposed lakes or ponds on or within 500 feet of the subdivision.
y.
Stormwater System — The Plat submission shall include a stormwater
plan, profile drawings and computations for any storm drainage systems
(existing and proposed), including:
1.
All existing and/or proposed storm water lines on site or within
500 feet of the subdivision, showing size, profile and slope of the
lines, the location of each inlet, manhole or other appurtenance and
the pipe material type, strength class or thickness and bedding type.
2.
The location and extent of any proposed dry wells, groundwater recharge
basins, detention basins, flood control devices, sedimentation basins
and other water conservation devices.
z.
The names, locations and dimensions of all existing streets within
a distance of 200 feet of the subdivision, including at least one
street intersection and showing existing driveways and any connection
proposed by the subdivision to existing streets, sidewalks and bike
routes outside the subdivision: plans, cross sections, center-line
profiles, proposed: grades and standard details of all proposed streets,
including full details of other utility improvements within or adjacent
to the street right-of-way, including sanitary sewers, curbing, sidewalks,
storm drains and water, gas and electric facilities. Typical street
cross sections shall indicate the type and width of pavement and the
location of curbs, sidewalks, bike routes, sewers, drains, water and
gas mains, electric and telephone facilities and appurtenances and
shade tree planting. At intersections, the sight triangles, radius
of curblines and the location of street signs and traffic control
devices shall be clearly indicated. Horizontal scale shall not be
less than one inch equals 40 feet.
aa.
Right of Ways and Easements — The Plat shall include the names,
location, right-of-way widths and purpose(s) of existing and proposed
easements and other right-of-way in the subdivision, and the location
and description of all existing or proposed boundary control monuments
and pipes. The plat submission shall include supporting deeds and
legal descriptions.
bb.
Lot Lines — Plat shall include all proposed lot lines, including existing lot lines to remain and those to be eliminated, and all set back lines required by Chapter 31, Zoning Ordinance, with the dimensions thereof.
cc.
Public Use Dedication - Any lot(s) to be reserved or dedicated to
public use shall be identified.
dd.
Plat Proposed Features — Plat shall show proposed improvements,
such as but not limited to landscaping, grading, walkways and recreation
facilities, if any.
ee.
Block and Lot Numbering - Each block shall be numbered and the lots
within each block shall be numbered consecutively beginning with number
one, as acceptable to the Borough Engineer and subject to approval
by the Borough Tax Assessor.
ff.
Plat Existing Features - Locations of all existing structures and
their use(s) in the tract and within 200 feet thereof, showing existing
and proposed front, rear and side yard setback distances and an indication
of all existing structures and uses to be retained and those to be
removed.
gg.
Improvement Details - Plans and profiles of proposed on-site, off-site
and off-tract improvements and utility layouts (sanitary sewers, storm
sewers, erosion control and landscaping, storm-water control, sedimentation
basin, excavation, water mains, gas, telephone, electricity, etc.)
showing location, size, slope, pumping stations and other details
as well as feasible connections to any existing or proposed utility
systems. If service is to be provided by an existing utility company,
a letter from that company shall be submitted, stating that service
will be available before occupancy of any proposed structures.
hh.
Zoning Information — Plat shall include Zoning district(s)
information, and if the property lies in more than one zoning district,
the plat shall indicate the zoning district lines.
ii.
Setbacks Lines — Plat shall include all zone setback limits
including but not limited to Minimum front, rear and wide yard setback
lines for the zone.
The final plat shall be prepared in compliance with the provisions of the Map Filing (N.J.S.A. 46:26a-1 et seq.), as amended; and shall conform to the following standards and particulars and be accompanied by final plans in accordance with subsection 30-308.5 of this section.
a.
Sheet Size & Scale - The plat shall be prepared and submitted
on a sheet of standard size twenty-four by thirty-six (24x36) inches
or thirty by forty-two (30x42) inches, including a margin of at least
1/2 inch and be drawn at a scale of one inch equals 100 feet, except
that a scale of one inch equals 50 feet or larger shall be used where
necessary and at special details to provide fully intelligible and
legible information throughout. When the overall size of development
or the owner's desire to submit final plans in sections will result
in more than one sheet, individual sheets or sections shall be numbered,
match lines or boundaries with adjacent sheets or sections shall be
provided and each sheet shall contain an acceptable key map of the
entire tract showing the relation and orientation of the subject to
adjacent sections and the total development.
b.
Submission Format - The original plat shall be prepared in waterproof
black ink on mylar under the immediate supervision of and in accordance
with the computations of a land surveyor licensed in practice in the
State of New Jersey. The original and all submitted black-line prints,
translucent mylar, translucent linen and opaque linen copies shall
be hand signed and sealed by the responsible surveyor.
c.
Precision, Closure Error & Monuments- The fieldwork for the basic
boundary survey shall be precise, with a linear error of closure not
to exceed one part in 10,000 before adjustment. Angular error of closure
shall not exceed 15 seconds times the square root of n (where "n"
equals the number of sides). Field work meeting these standards shall
be adjusted and balanced by the compass rule, transit rule or least
square analysis, as considered appropriate by the responsible surveyor.
All existing boundary evidence for the property in question and/or
adjacent properties shall be clearly shown in relation to the boundaries
of the property in question. All exterior boundaries shall be clearly
identified by bearings precise to the nearest one second of arc and
distances precise to the nearest 0.01 of a foot. Permanent concrete
monuments conforming to state statutes and extending not less than
30 inches below grade nor more than one inch above shall be indicated
on the plat and precisely set in the field along the tract boundary
at all corners, sidelines of proposed streets and beginning and ending
points of all horizontal curves, inaccessible corners shall be provided
with two offset reference monuments clearly defined on the plat. Additional
point-on-line monuments as necessary shall be installed in the field
and identified on the plat whenever topographic conditions do not
permit corner-to-corner visibility. Unless specifically waived by
the Borough Engineer for due cause, the boundaries of all final plats
shall be based on the United States Geological Survey bearing datum
and all boundary monuments shall be coordinated on the New Jersey
plane coordinate system, with North and East coordinates for each
monument and corner shown on the plat. The gross tract area and the
area of each interior parcel, including parcels dedicated to public
use, shall be calculated and shown to the nearest thousandth of an
acre of the nearest 10 square feet.
d.
Public Use Plat Details - The metes and bounds for all interior parcels,
streets and/or easements dedicated to public use shall be calculated
to the same order of precision and shown on the plat as above described
for the tract boundary. Interior monuments shall be indicated on the
plat and installed in the field along one side of all street rights-of-way,
at all corners of parcels dedicated to public use and at such other
additional locations incident to topographic conditions and other
factors as the Borough Engineer may find essential to the public interest.
Due to the high potential for disturbance or destruction during construction,
the installation of interior monuments may be deferred until the completion
of final grading and seeding, subject to posting of acceptable performance
guarantee.
e.
Street Line Plat Details - In addition to tract, lot and street boundary
lines above described, the final plat shall identify and provide precise
metes and bounds for all necessary easements, sight triangles and
other reservations for public or quasi-public use. The grantee of
any such public or quasi-public dedication shall be identified on
the plat.
f.
Curve Data - The following circular curve data shall be provided
for all curvilinear boundaries and street center lines: radius, central
angle, tangent distance, chord distance, chord bearing and arc length.
Distances shall be shown to the nearest 1/100 foot. Angles and bearings
shall be shown to the nearest one second of arc.
g.
Block and Lot Data - Block and lot numbers shall be shown on the
final plat in accordance with established standards in conformity
with the Borough Tax Assessment Map as approved by the Borough Engineer
and Tax Assessor.
h.
Title Block Details - Title block for sheet(s) shall include:
1.
The name (and section, where applicable) of the plat.
2.
The current tax assessment block(s) and lot(s) numbers.
3.
The name of the municipality, county and state.
4.
Names and addresses of the owner, applicant and responsible surveyor.
5.
The date of preparation (and revisions, if any).
6.
The plat scale.
7.
Graphic scale.
i.
Datum and North Arrow Detail - Bearing datum North (map datum) and
true North arrows shall be provided, including the angular difference
between map North and true North.
j.
Street Name - A street names shall be shown, acceptable to the Approving
Authority.
k.
Endorsements - The plat shall contain the following endorsements:
1.
Surveyor Certification - Certification by the responsible surveyor
that the map was prepared under his/her supervision and is in compliance
with state statutes and local ordinances, such certification to be
signed, sealed and dated by the responsible surveyor.
2.
Owner Certification - Certification by the owner(s) that the plat
is in accordance with their free consent and express desires, including
their consent to filing, such certification to be signed, dated and
sealed by the owner(s) and witness(es). In the case of individual
ownership, signature shall be certified by a notary; if a partnership,
by all partners and certified by a notary; if a corporation, by an
authorized principal of the corporation, certified by the corporate
secretary and sealed with the corporate seal. The name and position
of each signature party shall be legibly printed below each signature.
3.
Approving Authority - Signature block with places to be signed and
dated by the chairman and Secretary of the Approving Authority.
4.
Borough Certification - Certification that all new streets and easements
have been approved by the Borough Mayor and Council and that bonds
have been given to the Borough guarantying the completion of improvements
to same, such certification to be signed, dated and sealed by the
Borough Clerk.
5.
Borough Engineer - Certification of compliance with "Map Filing Law,"
applicable local ordinances and regulations, signed and dated by the
Borough Engineer.
6.
Borough Clerk Filing- Certification of compliance with state statutes
and approval to file in the County Clerk's office within 95 days of
approval, such certification to be signed, dated and sealed by the
Borough Clerk.
7.
Borough Clerk Bond - Certification that bond has been given to the
Borough guarantying the future setting of a monuments (if any not
previously set), such certification to be signed, dated and sealed
by the Borough Clerk.
8.
Other Authority - Other appropriate note regarding the dedication
of public or private roads, easements, recreation areas, etc., and
reference to related deeds of conveyance, such notes to be signed,
dated and sealed by the owner.
9.
County - Signature block for certification by the County Planning
Board.
10.
County Clerk - Recording block for use by the County Clerk,
with space to insert map number, date and time of filing.
l.
Setbacks Lines — Minimum building setback lines shall be shown
for each lot. The names and block, lot and property lines of adjoining
owners shall be shown, as disclosed by the current tax assessment
records.
Submission of the final plat shall be accompanied by final plans
and other relevant supporting materials, including the following:
a.
Street Detail — Final Plat shall include plans, profiles and
cross sections, as appropriate, for all new streets and street improvements
as approved by but not limited to Borough Engineer, County Engineer
and/or State Department of Environmental Protection or other agency/authority
with jurisdiction over improvement(s).
b.
Utilities Detail — Final Plat shall include plans, profiles
and cross sections, as appropriate, for all utilities and utility
easements as approved by but not limited to Borough Engineer, County
Engineer and/or State Department of Environmental Protection or other
agency/authority with jurisdiction over improvement(s).
c.
Site Improvements — Final Plat shall include plans, profiles
and cross sections, as appropriate, for all site improvements within
the tract or offsite including grading, drainage, stormwater, sanitary
as approved by but not limited to Borough Engineer, County Engineer
and/or State Department of Environmental Protection or other agency/authority
with jurisdiction over improvement(s).
d.
Stream Encroachments — Final Plat shall include plans, profiles
and cross sections, as appropriate, for stream encroachments as approved
by but not limited to Borough Engineer, County Engineer and/or State
Department of Environmental Protection or other agency/authority with
jurisdiction over improvement(s).
e.
Utility Approvals/agreements - Copies of all required permits or
relevant agreements for proposed utility improvements related to drainage,
sewerage, gas, water, electric, telephone or other facilities.
f.
Deeds - Copies of proposed deeds of conveyance for all new streets,
sight triangles, easements, recreation parcels, school sites and/or
other land restrictions.
g.
Sanitary Sewerage Data — Plat submission shall include the
design calculations for sanitary sewerage and storm drainage facilities,
signed, dated and sealed by the responsible project engineer.
h.
Stormwater Data — Plat submission shall include the design
calculations for storm drainage facilities, signed, dated and sealed
by the responsible project engineer.
i.
Plat Size - Plans shall be standard size (twenty-four by thirty-six
(24 × 36) inches or thirty by forty-two (30 × 42) inches)
and shall be drawn to an appropriate scale necessary to clearly show
the scope and detail of the proposed work sufficient for the Borough
Engineer to make a quantitative engineering analysis and to assure
proper construction in accordance with Borough standards.
j.
Cover Sheet Details - A standard size cover sheet shall be provided
which shall include, as a minimum:
1.
Key Map - A key map, at a scale not greater than one inch equals
1,000 feet of the property in question and all adjacent lots, streets
and watercourses within 2,000 feet of the property boundaries.
2.
Location Map - A general location plan, at a scale not greater than
one inch equals 200 feet, of the property in question, showing proposed
streets and utility systems.
3.
Sheet Index - Sheet Index for the complete set of plans.
No development application shall be accepted unless submitted in plat form and on plat shall be accepted for consideration unless it conforms to the following requirements as to form, content and accompanying information, and shall conform to Section 30-107 of this Ordinance.
Sketch Plan for Classification and Approval shall include the
following information. If the submission is classified as a minor
site plan, final action may be taken on the sketch plat.
a.
Building and Use Plan - Each site plan shall also show the applicable
data called for in the Building and Use Plan may be waived or modified
by the Approving Authority as may be the requirements for the amount
of detail in the plans listed above.
b.
Circulation Plan - Each site plan shall also show the applicable
data called for in the Circulation Plan may be waived or modified
by the Approving Authority as may be the requirements for the amount
of detail in the plans listed above.
c.
Natural Resources Plan - Each site plan shall also show the applicable
data called for in the Natural Resources Plan may be waived or modified
by the Approving Authority as may be the requirements for the amount
of detail in the plans listed above.
d.
Facilities Plan - Each site plan shall also show the applicable data
called for in the Natural Facilities Plan may be waived or modified
by the Approving Authority as may be the requirements for the amount
of detail in the plans listed above.
e.
Flood Hazard Area Considerations - Each site plan shall also show the applicable data called for in Flood Hazard Area Considerations in subsection 30-309.5 except that an Environmental impact Statement may be waived or modified by the Approving Authority as may be the requirements for the amount of detail in the plans listed above.
Sketch Plan for Major Site Plan and Approval shall include the
following information:
a.
Site Improvement Detail - A Sketch Plat of a Major Site Plan shall
show to scale the lot lines, proposed building(s) proposed use(s),
parking, loading, on-site circulation, driveways, streams, approximate
flood hazard area and wooded areas.
b.
Contour Data - A Sketch Plat of a Major Site Plan shall show contours
based on U.S.G.S. or similar available datum.
c.
Stormwater Improvements - A Sketch Plat of a Major Site Plan shall
show approximate on-site or on-tract storm water detention facilities.
d.
Utility Improvements - A Sketch Plat of a Major Site Plan shall show
approximate on-site or on-tract water and sewer services.
e.
Plan Scale - A Sketch Plat of a Major Site Plan scale shall be 1'
= 10', 20', 30', 40' or 50'.
a.
Site Plan Sketch - Each site plan shall be submitted at a scale of 1' = 10', 20', 30', 40' and 50'. If one sheet is not sufficient to contain the entire territory of the tract, the tract may be divided into sections to be shown on separate sheets of equal sizes, all sheets with the same scale, with references on each sheet to the adjoining sheets, provided that one sheet at a smaller scale is attached which shows the entire project on one sheet of the same size (see Section 30-107).
b.
Site Plan Sketch - All plats shall be submitted on one of the following standard sheet sizes: 30" × 42", 24" × 36", 18" × 24", 15" × 21", 9" × 12", 12" × 18", or 8-1/2" × 13". If one sheet is not sufficient to contain the entire territory of the tract, the tract may be divided into sections to be shown on separate sheets of equal sizes, all sheets with the same scale, with references on each sheet to the adjoining sheets, provided that one sheet at a smaller scale is attached which shows the entire project on one sheet of the same size (see Section 30-107).
c.
Each plan shall include the following data:
1.
Name of the development.
2.
Appropriate places for the signatures of the Approving Authority
Chairman and Secretary, the dates of the official Approving Authority
actions and dates of the signatures.
3.
A small key map giving the general location of the tract in relation
to the remainder of the community.
4.
Zone district(s) in which the lot(s) are is located.
5.
North Arrow.
6.
Date of the original plan and each subsequent revision date.
7.
Graphic scale.
8.
Total tract acreage to one one-hundredth (1/100) of an acre.
9.
An outbounds survey of the tract certified by a licensed land surveyor.
10.
Existing and proposed streets and street names.
11.
Existing and proposed streams and easements.
12.
Flood hazard areas based on one-hundred-year-plus storms.
13.
All dimensions and areas needed to confirm conformity to this
ordinance, such as but not limited to building area, lot lines, parking
and loading spaces, setbacks, buffers and yards.
14.
The site in relation to all remaining contiguous lands in the
applicants or owner's ownership.
15.
All roads, driveways, watercourses and existing buildings within
200 feet of the tract.
Each site plan shall have the following information shown thereon or be annexed thereto and shall be designed to comply with the applicable Design and Performance Standards (Article 7) and Chapter 30, Zoning Ordinance.
a.
Building and Use Plan.
The Building and Use Plan shall include the following information
in report format or included on the site plan:
1.
Layout Information - This plan shall show the size, height, location,
arrangement and use of all existing and proposed structures and signs.
2.
Coverage Information - This plan shall show the proposed total building
coverage in acres or square footage and percent of the lot coverage.
3.
Architectural Plans - This plan shall include an architect's scaled
elevations of the front, side and rear of any structure and sign to
be erected or modified to the extent necessary to apprise the Approving
Authority of the scope of the proposed work.
4.
Existing Feature Information - This plan shall indicate if any existing
structures on the site shall remain or will be removed.
5.
Use Information - The plan shall include a written description of
the proposed use(s).
6.
Operation Information - The Plan shall include information on the
number of employees or members of nonresidential buildings; the proposed
number of nonresidential buildings; the proposed number of shifts
to be worked and maximum employees of each shift; expected truck and
tractor-trailer traffic; emission of noise, glare, vibration, heat,
odor, air and water pollution; safety hazard; and anticipated expansion
plans incorporated in the building design, Floor plans shall be submitted
where more than one use is proposed with different parking standards.
b.
Circulation Plan.
The Circulation Plan shall include the following information
in report format or included on the site plan:
1.
Roadway Layout - This plan shall show access streets and street names,
acceleration/deceleration lanes, access points to public streets,
sight triangles, traffic channelization, easements, fire lane, driveways,
aisles, lanes and curbs.
2.
ADA Layout — This Plan shall show curb cuts with ramps for
handicapped persons.
3.
Parking Layout — This Plan shall number and location of parking
and loading spaces (including the designated wider spaces for the
handicapped), loading berths or docks, pedestrian walks, provisions
for handicapped as required by the "Barrier Free Regulations," and
all related facilities for the movement and storage of goods, vehicles
and persons on the site.
4.
Lighting Improvements — This Plan shall include information
for improvements such as lights, lighting standards, signs and driveways
within the tract.
5.
Pedestrian Accommodations — This plan shall include information
for pedestrian circulation such as sidewalks shall be shown from each
entrance/exit along expected paths of pedestrian driveways, other
buildings on the site and across common yard areas between buildings.
6.
Cross Sections — Plans shall be accompanied by cross section
of new streets, aisles, lanes, driveways and sidewalks.
7.
Expansion Accommodations — Plans shall be accompanied by information
to address anticipated expansion for the proposed use shall show feasible
parking and loading expansion plans to accompany building expansion.
c.
Natural Resources Plan.
1.
This plan shall show existing and proposed wooded areas, buffer areas
(including the intended screening devices and buffers), grading at
two-foot contour intervals inside the tract and within 50 feet of
its boundaries, seeded and/or sodded areas, ground cover, retaining
walls, fencing, signs, recreation areas, shrubbery, trees and other
landscaping features. This plan shall also show the location and type
of man-made improvements and the location, species and caliber and
height of plant material and trees to be located on the tract. The
plan shall show how the interior of paved areas, such as parking lots,
shall be landscaped, and all portions of the property not utilized
by building or paved surfaces shall be landscaped, utilizing combinations
such as landscaping fencing, shrubbery, lawn area, ground cover, rock
formations, contours, existing foliage and the planting of coniferous
and/or deciduous trees native to the area, in order to maintain or
reestablish the tone of the vegetation in the area and lessen the
visual impact of the structures and paved areas. The established grades
and landscaping on any site shall be planned for aesthetic, drainage
and erosion control purposes. The grading plan, drainage facilities
and landscaping shall be coordinated to prevent erosion and siltation
as well as to assure that the capacity of any downstream natural or
man-made drainage system is sufficient to handle the water from the
site and contributing upstream areas.
d.
Facilities Plan.
The Facilities Plan shall include the following information
in report format or included on the site plan:
1.
Roadway Layout - The plan shall show the existing and proposed locations
of all drainage, open space, common property, fire, gas, electric,
telephone, sewerage and water line locations; and solid waste collection
and disposal methods, including proposed grades, sizes, capacities
and materials to be used for facilities installed by the applicant.
2.
Easements - All easements acquired or required on the tract and across
adjacent properties shall be shown, and copies of legal documentation
that support the granting of an easement by an adjoining property
owner shall be included.
3.
Sanitary Sewer Information - The method of sanitary waste disposal
shall be shown.
4.
Lighting Information - All proposed lighting shall be shown, including
the direction angle, height and reflection of each source of light.
All utilities shall be installed underground.
The final plan shall include all data required on the preliminary
site plan plat drawn to incorporate all changes required as a condition
of preliminary approval and drawn by persons and to specifications
as required to the preliminary site plan, the Approving Authority
may waive the filing of a final site plan and may treat the preliminary
as the final. The final plat shall reflect all changes on the site
from that shown on the preliminary plat, including "as built" as to
any improvements to the site done before final approval.
Per N.J.S.A. 40:55D-70b, an applicant may apply to the Board
for formal hearing for the Board to determine an interpretation of
the zoning map or ordinance or for decision or refusal made by an
administrative officer based on or made in the enforcement of the
zoning ordinance. The Applicant shall provide the following information
as part of application:
a.
Applicant shall submit formal application to the Board and include payment of required application fee and escrow fees per Chapter 30 Article 11.
b.
Applicant shall include submittal of proof that property taxes and
assessments for the subject property are current certified by the
responsible Borough official.
c.
Applicant shall include a written statement describing the nature
of request and supporting data for their request.
d.
Applicant shall include supporting plans, surveyor, tax map and/or
exhibits to enable the Board to understand location of subject property
in relation to the zoning map and surrounding area. The map should
also include sufficient detail for the Board to determine the interpretation
request.
e.
Application must be submitted at least 10 days before hearing.
Applicant seeking approval of variance hardship/bulk or "C"
Variance (N.J.S.A. 40:55-70c) or Use or "D" Variance (N.J.S.A. 40:55-70d)
shall also apply for minor site plan and/or major site plan/subdivision.
The variance application will require submitting variance application
and then a minor or major site plan/ subdivision application. All
applications for variance will require public notice for meetings
and notification provided to property owners within 200' based on
certified list provided by Borough Official.
